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MLS CODES     (For MLS area maps, scroll to bottom of the page)

NEW – This home was recently put on the market.
ACT – ACTIVE. The home is available!
BOM – Back on Market . The home was recently under contract and is now back on the market.
PCH – Price change.
AO – Active Option. Parties have agreed to a sales price and buyer has asked for an option period during which buyer gets their inspections done and has the option to back out of the contract for whatever reason.
RFR – Right of first refusal. There is a contract on the house, but for some reason they cannot close right now. Seller has accepted the contract, but says that they’re still going to take other offers. If another offer comes in, seller will contact the buyer. If the buyer can’t, the seller can accept the new offer.
PND – Pending. The sale is in process.
PDB – “Pending send backups” means the house is under contract but “back-up” offers are accepted in case the original contract falls apart.
EXP – Expired with their current agent. It might be renewed or might be permanently off the market.
CAN – Canceled. There are a variety of reasons why a listing is canceled.
WDN – Withdrawn from the market for whatever reason.


1C, 2C – 1 or 2 car Garage
2/1 – 2 bedrooms / 1 bathrooms
4/3 – 4 bedrooms / 3 bathrooms
3/4 Bath – toilet + sink + shower or tub
4/3/2 – 4 bedroom / 3 bath / 2 car garage
A/G PL – Above ground Pool
AC – Acre
A/C – Air Conditioning
Actv – Active
ALM – Aluminum Siding
APT – Apartment
ASB – Asbestos Siding
ASM – Assumptions
ATFN – Attic Fan
ATT – Attached Garage
BA – Bath
BALC – Balcony
BB – Baseboard Heat
BCH – Beach
BD – Bedroom
BKPORCH – Back Porch
BKYD – Backyard
BLDRS REDO – Builder’s Renovation
BLT – Built-in
BOT – Boat Slip
BR – Bedroom
Brk – Brick
Brkf – Breakfast Area
Bsmt – Basement
Bulk – Bulkhead
Bung – Bungalow
CAC – Central Air Conditioning
Cbl,Cblh – Cable/Hookup
CCR – Conditions, Covenants, and Restrictions
Cdrcl – Cedar Closet
Cen – Central Air
Cer – Ceramic Tile
CFan – Ceiling Fan
Chn – Chain Link Fence
Cldsc – Cul-de-sac
Clap – Clapboard Siding
Clbhs – Clubhouse
Clus – Cluster
Cnl – Canal
Col – Colonial
Cont – Contemporary
CPT – Carpet or Carport
Crk – Creek
Crwl – Crawl Space
Cth – Cathedral Ceiling
CVAC – Central Vacuum
Cvga – Converted Garage
Crprt – Carport
C-fan – Ceiling Fan
Cent h/a – Central Heat&Air
Deco – Decorative Fence
DEDRS – Deed Restrictions
Det – Detached Garage
DhkpP – Dryer Hookup
Dk – Deck
DLM – Seller Disclaimer
DLO – Seller Disclosure
Dbl– Double
D/W – Dishwasher
Dr -Dining Room
Dry – Clothes Dryer
Dsp – Garbage Disposal
DWF, DWAC – Deep Water/Access
EA – exclusive agency
EIK – Eat in kitchen
ELE – Electric
ELV – Elevator
END – End Unit
E – Rng Electric Range
ERS – exclusive right to sell
Exr – Exercise Room
Farm – Farmhouse
FRBO – for rent by owner
FDR – Formal dining room
FFBR – First Floor Bedroom
FFE – furniture, fixture, and equipment
Fha Forced Hot Air
FHA Federal Housing Administration
FLR – Floor Furnace
FIN LL – Finished lower level
FM RM – Family Room
FML – Formal
FNCD YD – Fenced Yard
F-bmt – Finished Basement
Foyr – Foyer
Fp, Fpl, Fplc – Fireplace
Fpgas – Gas Fireplace
FR – Family room
FSBO – For Sale by Owner
F/A Ht, FAH – Forced Air Heat
FXR – Fixer Upper
GAR – Garage
G/A – Garage, Attached
GARB – Garbage
GAROP – Garage Door Opener
GLF – Golf Course
GLFP – Gas log fire place
GMT Kitchen – Gourmet kitchen
GRNO – Ground Maintenance
G-RNG – Gas Range
HB – Half Bath (toilet + sink)
HBR – Harbor
HIST – Historical District
HOA – Homeowner’s association
HP – Heat Pump
HPWA – Water/Air Ht Pump
HDWD – Hardwood
HRS – Horses Allowed
HSF – Heated square feet
HTUB – Hot Tub
HUD Dept of Housing and Urban Development
HW – Hot Water
HWH – Hot water heater
HVAC – heating, ventilation and air conditioning
IGSP – In-Ground Sprinkler
INGRD PL – pool inground pool
INLW – In-Law Suite
INT – Intercom
JTUB – Jetted Tub
LFT – Loft
LRG – Large
LR – Living Room
LTV – loan to value
MAR – Marble
MBA – Master Bedroom w/Bath
MBRFP – Master Bedroom w/FP
MCOA – Min $ on Assumption
MEIK – Modern eat-in kitchen
MIC – Mint Condition (like new or new)
MK – Modern kitchen
MLS – multiple listing service
MO – Month
MOPOA – Monthly POA Fee
MRSH – Marsh
Mstr – Master bed room
MSN – Masonry
MTG – Mortgage
MULTI –  + Car Garage
MYOB – Mind Your Own Business
MWV – Microwave Oven
NAR – National Association of Realtors
NAT GS HT – Natural gas heat
NBHD – Neighborhood
NGS – Natural Gas
NONQ – Non-Qualifying
NYSAR – New York State Association of Realtors
OA – Owner Agent
OBO – Or Best Offer
OCN – Ocean
O/F – Owner Finance
OFC – Office/Study
OFF – Off Street Parking
OP – Occupancy Permit
OVER – Oversized Garage
OWN – Owner Financing
P&S – Purchase and sale
PAN – Pantry
PAR – Partially Fenced
PAT – Patio
PERM – Perm Attic Stairs
PGS – Propane
PICK – Picket Fence
PILE – Pilings
PITI – Principal, Interest, Taxes and Insurance
PL/A – Above Ground Pool
PL -Swimming Pool
PL/  In-Ground Pool
PLAY – Playground
PMI – Private mortgage insurance
PMP – Well Pump
POA – Power of Attorney
POR, POR-S Porch/Screened
PROP HT – Propane Heat
PRQ – Parquet
PRTL – Partial
PRV, PVCY FENCE – Privacy Fence
PULL – Pull-Down Attic Stair
R/OPT – Rent w/Opt-Buy
RAD – Radiant Heat
RDR – Radiator
REC – Recreation Room
REF – Refrigerator
REL – Related to Seller
RELO – Relocation office
RNCH – Ranch
RTO – Rent To Own
RV PRKG – RV Parking
RVR – River
SAT – Satellite Dish
SCRND PORCH – Screened Porch
SD – Security Deposit
SEC – Security System
SEC SYS – Security System
SEW – Sewer
SHNG – Shingle
SHOP – Workshop
SKY – Skylights
SLT – Slate
SN – Senior
SMP – Sump Pump
SO – Study or Office
SPC – Drive parking spaces
SPDED – Special Warranty Deed
SPLT – Split-Level
SMB – Split Master Bedroom
SPKLR – Sprinkler
SQ FT – Square Feet
SD/W – Storm Doors & Windows
SRO – Single Room Occupancy
STA – State
STOR – Assigned Storage
STR – On Street Parking
SUN – Sun Room
SWR – Sewer
TEN – Tennis Court
TOWN – Town House
TRAD – Traditional
TRAN – Transitional
TRC – Trash Compactor
TRSH – Trash Pickup
TXS – Taxes
U/G SPRK – Underground Sprinkler
UNO – Unit Number
UTCL – Utility Closet
UTLVL – Utility Room Level
UTRM – Utility Room
VYL – Vinyl
WAR – Warranty Plan
WBS – Wood-Burning Stove
WBFP – Wood Burning Fireplace
W/D – Washer/Dryer
W/D HKUP – Washer/Dryer hookup
WD PNL – Wood paneling
WDSTV – Wood-Burning Stove
WF – Waterfront
WDSTV – Wood Burn Stove
WHF – Whole House Fan
WHKP – Washer Hookup
WIN – Window/Wall Unit
WINDT – Window Treatment
WLKIN – Walk-in Closet
WSH – Washer
WTR – Water
WTR PD – Water paid
W/W CRPT – Wall To Wall Carpet
YD – Yard


You need to figure out the recipient’s cell phone’s email address.  Each cell phone has a specific email address determined by carrier. The cell phone's "email address" is the cell phone number at the carrier's site. Here is a list of carriers and their corresponding email addresses.  

Alltel [10-digit phone number]

AT&T (10-digit phone number]

Boost Mobile [10-digit phone number]

Sprint PCS (now Sprint Nextel) [10-digit phone number]

T-Mobile [10-digit phone number]

US Cellular [10-digit phone number] (SMS)

Verizon [10-digit phone number]

Virgin Mobile USA [10-digit phone number]