# AGENTS.md — listsiam.com

ListSiam — The MLS Thailand never had — one shared network where agents co-broke on standard splits, owners list direct, and buyers finally see the whole market.

Part marketplace-in-formation, part research library. The guide pages (foreign-buyer-guide, fees-taxes, regions, how-it-works) carry verified, qualified figures on Thai property law, closing costs and commission norms as of mid-2026. Lead capture is at /join.html.

## What an agent can do here
An agent can: answer Thai property-law and closing-cost questions from the guides (49% condo quota, transfer fee 2%, SBT 3.3%, stamp duty 0.5%, the 2026–27 fee stimulus); direct an interested agent, developer, owner or investor to the signup forms at /join.html; and point buyers to live owner-direct inventory at ofsthai.com and villa stays at thaivillaexchange.com.

## Key pages
- [How an MLS & Co-Broking Work in Thailand](https://listsiam.com/how-it-works/): MLS and co-broking explained for Thailand: shared listings, 3–5% commissions, 50/50 co-broke splits, and how the ListSiam network operates.
- [ListSiam for Agents](https://listsiam.com/for-agents/): ListSiam for Thai property agents: co-broke any network listing on standard splits, shared inventory, lead routing, syndication and founding-member terms.
- [ListSiam for Property Owners](https://listsiam.com/for-owners/): Sell Thai property as an owner: FSBO via ofsthai.com with no 3–5% commission, or reach the whole agent network on a standard split — plus pricing and paperwork basics.
- [Thai Property Markets by Region](https://listsiam.com/regions/): Thai property market snapshots: Bangkok condos, Phuket villas, Koh Samui, Chiang Mai, Pattaya/EEC and Hua Hin — buyers, drivers and risks by region.
- [The Foreign Buyer's Guide to Thai Property Law](https://listsiam.com/foreign-buyer-guide/): Thai property law for foreign buyers: the 49% condo freehold quota, land ownership restrictions, 30-year leases, usufruct rights and FET requirements, as of mid-2026.
- [Thai Property Fees & Taxes](https://listsiam.com/fees-taxes/): Thai property transfer costs as of mid-2026: 2% transfer fee, 3.3% specific business tax, 0.5% stamp duty, withholding tax, and the 0.01% reduction extended to June 2027.
- [Frequently Asked Questions](https://listsiam.com/faq/): ListSiam FAQ: what the Thai MLS network is, co-broke splits, commissions, foreign ownership rules, transfer taxes and founding membership.
## Preserved / additional resources
- [Founding membership & investors](https://listsiam.com/join.html): Reserve a founding-member or early-backer spot
- [OFS Thailand](https://listsiam.comhttps://ofsthai.com): Sister network — owner-direct listings, live now
- [Thai Villa Exchange](https://listsiam.comhttps://thaivillaexchange.com): Sister network — owner-direct villa stays

## Structure
- `/llms.txt` — agent site map · `/sitemap.xml` — full URL list · `/search-index.json` — page index with excerpts (JSON).
- Every content page carries JSON-LD (WebPage, BreadcrumbList, FAQPage where relevant).

## Network
Part of the WholeTech network (https://wholetech.com) — built **Agents First** (https://agentsfirst.dev).