BC Realtor MLS Description Writing Guide: Public Remarks, REALTOR Remarks & Character Limits (2026)
Your MLS description has 500 characters and roughly three seconds to convince a buyer to book a showing. Most listing descriptions waste half those characters on filler. This guide shows you exactly how to structure public remarks, what belongs in REALTOR remarks, which words are prohibited under BCFSA rules, and how to test descriptions to maximize your showing-to-list ratio.
Why MLS Descriptions Are More Important Than Ever
In the era of AI-powered property search, MLS descriptions do double duty. They convince human buyers to book showings, and they train search algorithms (REALTOR.ca, Zolo, Housesigma, Google) to surface your listing for the right queries. A well-written description acts as both emotional marketing copy and structured data.
The typical buyer decision flow:
- 1Sees listing card (price + photo) — 0.8 seconds
- 2Reads first 100 characters of public remarks — 2 seconds
- 3Scans key facts (beds/baths/sqft) — 1 second
- 4Decision: click for more or move on — 3 seconds total
The 100-character rule
On mobile (where 72% of REALTOR.ca traffic originates), only the first 100–130 characters of public remarks are visible before the "Read more" truncation. If your description doesn't hook the reader in those characters, the rest is never seen.
BC MLS Character Limits: What You Actually Get
Understanding the technical constraints prevents wasted effort. The BC MLS (BCMLS, administered through CREA/REALTOR.ca) uses these character limits in 2026:
| Field | Char Limit | ~Words | Audience | Tone |
|---|---|---|---|---|
| Public Remarks | 500 | 70–90 | Buyers / Public | Emotional, lifestyle |
| REALTOR Remarks | 500 | 70–90 | Buyer agents | Transactional, precise |
| Property Name / Title | 50 | 5–8 | Search / Cards | Keyword-rich |
| Directions | 250 | 35–45 | Agents / GPS | Procedural |
Input method note
Some MLS input systems (Paragon, WEBForms, Matrix) have their own character counters that may count differently (e.g., line breaks as 2 characters). Always compose your copy in a plain-text editor, count characters manually, then paste — never rely on the MLS system's autosave to warn you of truncation.
The 4-Part Public Remarks Framework
A 500-character public remark has four jobs. Allocate your characters accordingly:
Hook (60–80 chars)
Lead with the single strongest differentiator — the feature no other listing on the block can claim. Avoid generic openers ("Welcome to this beautiful home"). Instead: "Corner penthouse with unobstructed ocean + mountain views, 2 pkg."
Top 3 Features (180–200 chars)
List the three features buyers in this price range care most about. For entry-level: parking, in-suite laundry, transit. For luxury: primary suite size, kitchen quality, privacy. Be specific: '6-burner Wolf range' beats 'gourmet kitchen'.
Lifestyle Sentence (80–100 chars)
Paint the life buyers will live here. 'Walk to Kitsilano Beach, top-rated schools, and the best coffee in the city.' This is the emotional trigger that converts curious browsers into showing requests.
Call to Action / Urgency (60–80 chars)
End with a reason to act: 'Open house Sat 2–4pm' / 'Offers Tues 6pm' / 'Call for pre-inspected details' / 'First showing books on Thurs.' Never leave this blank — buyers need a next step.
Before & After: Public Remarks Examples
The difference between weak and strong MLS copy isn't talent — it's structure and specificity.
Detached Home (West Vancouver)
Before (weak)
“Welcome to this stunning home in West Vancouver! This beautiful property features 4 bedrooms, 3 bathrooms, and a lovely kitchen. The backyard is perfect for entertaining. Close to schools and amenities. Must see! (202 chars — weak, wastes almost 300 chars)”
After (conversion copy)
“Rare 8,500 sq ft corner lot, fully renovated 2024 — Thermador kitchen, 14ft ceilings, 3-car garage. Walk to Ridgeview Elem + Caulfeild Village. Pre-inspected, strata-free. OH Sat 1–3pm. (184 chars — specific, tight, conversion-ready)”
Condo (Downtown Vancouver)
Before (weak)
“Beautiful 1-bedroom condo in downtown Vancouver with amazing views! The unit features hardwood floors, in-suite laundry, and a great view. Building has great amenities. Open house Sunday 2-4pm. (195 chars)”
After (conversion copy)
“NE corner 1BD/1BA, 18th floor. Floor-to-ceiling windows: mountain + inlet views. Quartz waterfall island, Italian tile bath, 1 pkg. Concierge, full gym, rooftop terrace. Steps to Seawall. OH Sun 2–4pm. (203 chars)”
Townhome (Richmond)
Before (weak)
“Spacious townhome in Richmond with 3 bedrooms and 2 bathrooms. Great for families! Close to schools and shopping. Private garage and backyard. Well-maintained complex. Don't miss this one! (189 chars)”
After (conversion copy)
“End-unit 3BD TH — double garage, fenced yard, no rear neighbours. Fully updated 2023: new kitchen, LVP floors, heat pump. Steps to Hugh Boyd Sec & CF Richmond Centre. Pets OK. Offers Thurs. (191 chars)”
Prohibited Language: BCFSA Rules & BC Human Rights Code
Using prohibited language in an MLS description can trigger a BCFSA complaint, a Human Rights complaint, or both. The consequences range from mandatory re-listing (costing your seller time on market) to licence suspension. Know the rules before you type.
| Category | Prohibited | Compliant Alternative |
|---|---|---|
| Familial status | "Perfect for families" / "no children" | "3 bedrooms" / "fenced yard" |
| Religion | "Christian neighbourhood" / "X church nearby" | "Quiet street" or omit |
| Ethnicity / origin | Any nationality or ethnic group reference | Use only geography: "East Vancouver" |
| Disability | "Perfect for able-bodied" / handicap framing | "No steps" / "single-level" |
| Age / seniors | "Senior-friendly" (implies age preference) | "Single level" / "55+ complex" (only if strata bylaw) |
| Misleading condition | "Move-in ready" if major repairs needed | Be accurate or say "as-is" |
| Unsubstantiated superlatives | "Best views in Vancouver" | "Unobstructed ocean + mountain views" |
| Gender / sexual orientation | Any reference | Omit entirely |
BCFSA professional standard
Under BCFSA Rules, a licensee must not make a false or misleading statement in a real estate advertisement. This applies to MLS remarks, social media, flyers, and any other marketing channel. "Misleading by omission" is also captured — if you know about a material latent defect, omitting it from the listing description (or advising your seller to omit it) may constitute a violation.
REALTOR Remarks: What Buyer Agents Need to Know
REALTOR remarks are your communication channel with the buyer's agent. They are not visible to the public, so use them for operational and transactional details — not marketing copy. A well-written REALTOR remarks section reduces phone calls, accelerates offer preparation, and builds your professional reputation.
Standard REALTOR Remarks Template
SHOWING: 24hr notice req. Occupied. Text LA 604-XXX-XXXX. LB at front.
OFFERS: Tues May 20 @ 6pm. Seller reserves right to accept pre-emptive. 72hr irrevocable.
DOCS: Strata plan, bylaws, Form B, depreciation report, 2yr minutes in supplements.
POSSESSION: Flexible — seller prefers 60 days.
COMMISSION: 3.255% on 1st $100K + 1.1625% on balance to cooperating buyer agent.
REALTOR Remarks Checklist (What to Include)
| Category | What to Include | Why It Matters |
|---|---|---|
| Showing | Notice required, occupied/vacant, LB location, access code if safe to include | Reduces missed showings, manages seller expectations |
| Offer presentation | Date/time, irrevocable period, pre-emptive stance | Prevents surprise pre-emptives, sets expectations |
| Documents | What's in supplements, depreciation report status, Form B ordered/not | Saves buyer agent 3 calls to you |
| Possession | Preferred date, flexibility, tenant status if applicable | Accelerates offer terms alignment |
| Commission | Full co-op commission formula including threshold | Legal requirement; prevents disputes |
| Known defects | Any material facts the buyer agent needs for disclosure | Protects both you and your seller |
| Strata specifics | Bylaw highlights (pets, rentals, age), special levies, upcoming AGM | Filters incompatible buyers early |
| Financing | Any existing financing, CMHC-insured (affects financing clauses) | Speeds up financing subject removal |
Property-Type Public Remarks Templates
Different property types attract different buyer motivations. Use these templates as starting points — fill in the specifics for each listing. Keep total characters under 500.
Detached Home
Buyer motivation: Land, privacy, space for growthTemplate Structure
[Lot size or unique land feature]. [Year built or renovation year] — [top 2 interior features]. [School/park/amenity within 5 min walk]. [Privacy or quiet street mention]. [Offer date or open house].
Example
“12,400 sq ft lot — fully fenced, south-facing. Gut-reno 2022: white oak floors, Bertazzoni range, 4-piece ensuite. Walk to Lord Byng Sec + Jericho Beach. Pre-inspected. OH Sat 1–3pm.”
Condo
Buyer motivation: View, building amenities, walkabilityTemplate Structure
[Floor level + exposure]. [View specifics]. [Top 2 unit features]. [1–2 building amenities]. [Walkability anchor: Seawall/Robson/etc.]. [Parking/storage]. [Offer or open house].
Example
“21st floor SE corner. City + False Creek views, 270°. Polished concrete, custom built-ins, gas fireplace. Concierge, pool, full gym. 2 blks Granville Island. 1 pkg + lkr. OH Sun 2–4.”
Townhome
Buyer motivation: Space of a house, convenience of strataTemplate Structure
[End unit / position advantage]. [Outdoor space — yard, patio, rooftop]. [Key updates]. [School or family anchor]. [Strata positives — pets, rentals, EV charging]. [Offer/OH].
Example
“End unit with wraparound terrace + private garage. Reno'd 2024: Calacatta quartz, heat pump, new windows. Steps to Maple Elem. Pets + rentals OK, EV charger. Offers Mon 6pm.”
Acreage / Rural
Buyer motivation: Land use, privacy, self-sufficiencyTemplate Structure
[Acreage + zone]. [Water source — well/creek/municipal]. [Outbuildings or infrastructure]. [Main house highlights]. [Distance to nearest town]. [Permitted or potential uses]. [Showing note].
Example
“5.4 ac RU2 — drilled well, septic, 200A service. Heated shop 40x60, chicken coop, greenhouse. Updated 3BD rancher 2021. 12 min Mission. ALR, hobby farm/equestrian OK. 48hr notice.”
Investment / Multi-Family
Buyer motivation: Cash flow, cap rate, tenant stabilityTemplate Structure
[Unit count + configuration]. [Gross rental income / month]. [Recent improvements]. [Vacancy status]. [Zoning upside if any]. [Financing note]. [Due diligence access].
Example
“Legal 3-suite — up/down/garden. $7,200/mo gross, all long-term tenants. New roof 2023, separate hydro meters. RT-1 — potential FSR 1.2 laneway. Financials in supplements. 48hr DD access.”
Power Words That Convert (and Words to Avoid)
MLS copywriting research consistently shows that specific, sensory, and data-backed language outperforms vague, superlative language in conversion rates.
Words that convert
Words that waste space
Using AI to Write MLS Descriptions (Without Getting It Wrong)
AI tools (Magnate360's Content Agent, ChatGPT, Claude) can generate strong first drafts from property data. But they fail in predictable ways unless you prompt them correctly.
AI invents features
Always provide a feature checklist as input — never let AI infer features from address or price. Review every output line against your feature list before publishing.
AI uses prohibited language
Add a system constraint to every AI prompt: 'Avoid all references to religion, ethnicity, family status, or disability. No superlatives you cannot prove.'
AI exceeds 500 characters
Specify the limit explicitly: 'Write exactly 480–500 characters.' Then count manually — AI character counts are unreliable.
AI uses generic filler
Give it your 4-part framework as a template: 'Part 1 (60–80 chars): Hook with [top feature]. Part 2 (180–200 chars): Top 3 features. Part 3 (80–100 chars): Lifestyle. Part 4 (60–80 chars): CTA.'
AI doesn't know the neighbourhood
Include 3–4 neighbourhood anchors in your prompt: 'Walking distance to: [school], [park], [transit station], [café/restaurant].'
A/B Testing MLS Descriptions: A Practical System
You can't A/B test a live MLS listing (there's only one version at a time), but you can build a systematic improvement process across your listings. Here's how:
Track showing rate per listing
Record: list date, days to first showing, total showings in first 7 days. This is your conversion baseline. Target: 3+ showings in 7 days for correctly priced properties.
Version your descriptions
Write 2 versions before listing — Version A leads with the physical feature (e.g., lot size), Version B leads with the lifestyle (e.g., walk to beach). Use whichever fits the target buyer profile. Track which version type produces more showings over 20+ listings.
Test description updates on slow listings
If a listing gets fewer than 2 showings in 10 days at market price, update the MLS description before reducing price. Change the hook, swap your top feature for the second feature, or add an urgency cue. Track if showings increase within 48 hours.
Build a personal swipe file
Keep a note with your 10 best-performing descriptions (highest showing rate / shortest DOM). Review before each new listing. Identify what the high-performing ones have in common — this is your personal formula.
Benchmark against your market
Monthly, pull 5 comparable listings from your farm area and score their descriptions against the 4-part framework. Most will score 2/4 — any listing with a 4/4 description is outperforming you if it's generating more showings.
MLS Description Performance Metrics
| Metric | How to Measure | Weak | Good | Top 10% |
|---|---|---|---|---|
| Showings in 7 days | Showing system | 0–1 | 3–5 | 7+ |
| Showing to offer rate | Accepted offers ÷ total showings | <10% | 15–25% | >30% |
| DOM vs. market avg | MLS stats | 2× avg | At avg | <0.7× avg |
| List to sale ratio | Accepted price ÷ list price | <96% | 98–100% | >100% |
| REALTOR.ca saves/views ratio | REALTOR.ca analytics | <1% | 2–4% | >5% |
MLS Description Quick Reference Card
Before you publish — 5-point check
REALTOR remarks — 5 must-haves
Frequently Asked Questions
What is the character limit for MLS public remarks in BC?
The BC MLS (BCMLS via REALTOR.ca) allows up to 500 characters for public remarks — roughly 70–90 words. Every character counts, so eliminate filler phrases like 'welcome to this lovely home' and lead with the property's strongest selling point immediately.
What can I not say in a BC MLS listing description?
BCFSA prohibits false or misleading statements, exaggerated claims you cannot substantiate (e.g., 'best views in Vancouver'), discriminatory language under BC Human Rights Code (no references to religion, family status, or ethnicity), and anything that misrepresents the property's condition, strata fees, or legal status.
Should I mention price in BC MLS public remarks?
No. Buyers already see the list price on the listing card. Using characters on price repetition wastes your 500-character budget. Use the space for features and lifestyle hooks that the price field cannot communicate.
What goes in REALTOR remarks vs. public remarks?
Public remarks are buyer-facing (500 chars, emotional, lifestyle-driven). REALTOR remarks are agent-facing (500 chars, transactional) and should include showing instructions, offer presentation details, commission splits, lockbox codes, strata document status, possession dates, and any seller conditions agents need to know.
How do I write MLS descriptions for different property types in BC?
Detached homes: lead with land, privacy, and lifestyle. Condos: lead with building amenities, floor/view, and walkability score. Townhomes: lead with the best-of-both-worlds angle (outdoor space + strata convenience). Acreages: lead with acreage size, water, and permitted uses. Commercial: lead with zoning, permitted uses, and traffic counts.
Write MLS descriptions faster with Magnate360
Magnate360's Content Agent generates BCFSA-compliant MLS public and REALTOR remarks from your listing data — 500-character limit enforced, prohibited language filtered, and your voice preserved.