Zillow Search Setup
Updated: Sep 8
In this article I wanted to dive into the question of how to establish a search on Zillow. Whether used as a supplement to an Multiple Listing Service (MLS) search for a targeted group of properties not on MLS (i.e. FSBOs) or in the rare cases where I suggest a buyer use Zillow instead of MLS, it's good to know how to set things up on Zillow.
Why a Saved Search with Automatic Updates as Properties Hit the Market is Important
Getting a targeted search with automatic updates as properties hit the market is important to saving you time in searching, and time saved is critical since it's much easier to be burned out in a search that's not expertly put together. Burn out can lead to not being on top of things when the right property becomes available, which can mean another person seeing it, making an offer, and getting under contract before you (sometimes <12 hrs after it hits the market).
Buyer Beware: MLS Searches Are Typically Best Set Up Before Zillow Searches, Especially in Hampton Roads & in Other Regions Where "Active Contingent" Properties are Common Due to Differing MLS Policy.
If you don't have an MLS search setup yet with a buyer's agent, I highly recommend reading my article comparing MLS & Zillow searches before proceeding. In it I share about the pros and cons of public real estate search websites, MLS searches, and optimized strategy for using 1 or both depending on your situation. Public websites:
1. Often have issues with lag time that's so bad that sometimes properties go under contract by the time they hit some public websites
2. Always have missing features (i.e. a good flood zone map)
3. Dozens of missing search options
4. Inaccurate information
& more.
If you're in Hampton Roads, some of the top reasons to use an MLS search with an agent are integrated superior flood maps & avoiding the >30% of listings (as of 6/10/23) on REIN MLS (the primary MLS of Hampton Roads) that appear available on many public websites like Zillow but that are clearly not available on MLS. If you're in Richmond, another area I cover, that's not such a big issue due to differing MLS policy there.
When to Use Public Websites
When to use public websites as your primary search:
1. Rental Search (in SE VA at least)
2. Search for homes/commercial narrowed by acreage (in SE VA at least)
3. Large Coverage Area Crossing Dozens of Counties/Cities & >5 MLS
4. Working with Low-Quality Buyer's Agents
5. Working with an Agent Outside Their Primary Coverage Area
6. Working with small & ancient looking MLS (none in SE VA)
When to use public websites as a supplemental search to main MLS search:
For Sale by Owner Properties
New Construction
Mobile Homes
For more details, go to "Where Public Websites to Find Homes are Helpful" on my comparison of public websites & MLS.
Image here & many others courtesy Zillow
Search Tips Across MLS & Public Searches: Don't Use a Phone; 20-50 Properties
I don't recommend creating a search on a phone. Buyers searching on their own (& even most searches with agents) often create far too simple of searches. It's better on a desktop or laptop, even if you need to go to a library to access one if you don't have one yourself.
I generally recommend creating a search or group of searches across MLS searches and public searches of between 20 and 50 properties to weed through (not including auctions since so many will be weeded out, more so than other options). If your ideal search doesn't produce at least 20 properties, I recommend broadening your criteria, and vice versa if your search is above 50 properties.
Determine What Kind of Search You’d Like to Make Including Cities/Counties & Sale/Rent/Sold type.
Hover over "Buy" on the top left:
Click "Homes for Sale"
From there you can add or change to multiple cities/counties on the top left if desired:
If you click on "For Sale" a window pops up:
By clicking on the \/ you'll see a number of options:
Unless you have a lot of time on your hands, are planning on buying a number of investment properties, or have a low income where a deal on a house is more valuable than a large amount of additional time, I recommend excluding Foreclosed and pre-foreclosures on Zillow.
You might also consider excluding auctions, although in that case they’re not nearly the hassle of pre-foreclosures and foreclosures even though you will need to weed through a number likely due to the inability to go into a number of them and other unique features of auctions.
I also recommend not including those that are pending and under contract.
Of the bottom 4 options under for sale, the top 1 you might consider is those listed as accepting backup offers, though that doesn't add any properties at least in Hampton Roads REIN highly dominant areas it appears where the properties are coming from REIN almost exclusively. On MLS in REIN, it's possible to have an effective search for properties that are taking backup offers.
If the box isn't checked on them, you won't need to worry about them.
Images courtesy Zillow.
Draw Area
If you'd prefer to draw an area rather than listing counties/cities, there's an option for that on the top right, where you start by clicking "remove boundary":
That shows you the "Draw" option:
Click that, draw a shape, then click "Apply":
For Sale by Owner Search (I Highly Recommend This Search As a Supplement to an MLS Search)
If you're only searching for For Sale by Owner properties (FSBOs), don't expect to get many properties. You might get 1-3 if your general search beyond FSBOs is under 50 (which it typically should be).
Here's how that looks in terms of search criteria:
Image courtesy Zillow
Narrow by School District Rating
On the top right there's an option for schools:
Clicking on that gives you options to narrow by rating etc.
Narrow by Price
Some buyers would consider a property listed for $20k, although most wouldn't. It's a good idea to set a minimum even though many buyers don't.
On the desktop version you can type in specific amounts if desired.
I generally recommend going slightly below a $25k increment for a minimum and slightly above a $25k increment for a maximum like I have above rather than landing on round numbers like most buyers do (i.e. $200k and $400k above).
Click "Apply"
Narrow by Beds & Baths
Straightforward enough here:
Click "Apply"
Home Type (or Land)
If you wouldn't consider multi-family, lots/land, apartments, condos, townhomes, or manufactured homes, be sure to deselect them here, then click "apply".
If you're considering some of those, just click on whatever you prefer as options. If you're only looking for land, you'd click on "deselect all", then click on land before clicking apply:
More Filters
Especially if your list is more than 50 properties, start adding more filters.
If your search is already less than 20 properties, consider expanding search criteria. For instance, If you had a small window between your minimum and maximum, consider dropping the minimum. If you were searching properties $100k-$300k, considering those with 1 bath or 1.5 baths.
Here are some examples if you're above 50 properties especially (and for some, above 20):
For instance, add a max HOA:
If you must have a garage, be sure to include it now:
If there's a square footage minimum/max that you couldn't do without, input it here:
If you don't want too much yard to maintain or want a minimum lot size, there's an option for that:
I generally don't recommend it for low yard maintenance though since some properties have large yards but are relatively low maintenance, i.e. those with significant rock gardens/small trees.
Many younger folks will want to hide 55+ communities & many must have AC:
Save Your Search & Setup Instant Emails/Texts (Very Important)
While "casual browsing" might be fun, it's actually highly ineffective for actually buying something. The best properties tend to go the fastest, in <12 hrs in some cases after they hit the market. At the time of this writing, I'm under contract with a home where a buyer and I saw a property very soon after the property hit the market (since they were receiving my instant updates), made an offer that day, including a 24 hr deadline in our offer, and ratified with the listing agent canceling 6 showings subsequently & 1 agent even getting upset that they hadn't had the opportunity to preview the home. Something like that may not have been possible if the buyer had merely been casually browsing twice a week & we may have ended up going into a bidding war.
Once you're done creating your search, save your search.
Then click Update:
As with an MLS search, I suggest getting text updates via a workaround solution unless you're very quick on the draw with emails.
Getting Assistance on Your Zillow Search
If you'd like any assistance on your Zillow search and you're my client (of if you'd like to be), let me know, and I can assist you via options like screen share and remote desktop available on Zoom.
Related:
Zillow Searches & Other Public Website Searches Vs MLS Searches
Phantom Property Availability on Public Search Websites
Multiple Listing Service (MLS)