U.S. patent application number 12/549818 was filed with the patent office on 2010-03-04 for method and system for providing real estate information using a computer network, such as the internet.
This patent application is currently assigned to Home Mart, Inc.. Invention is credited to Pete Andrews, Joan Milman, Robert N. Milman.
Application Number | 20100057524 12/549818 |
Document ID | / |
Family ID | 39319152 |
Filed Date | 2010-03-04 |
United States Patent
Application |
20100057524 |
Kind Code |
A1 |
Milman; Robert N. ; et
al. |
March 4, 2010 |
METHOD AND SYSTEM FOR PROVIDING REAL ESTATE INFORMATION USING A
COMPUTER NETWORK, SUCH AS THE INTERNET
Abstract
The present invention provides methods and systems for providing
real-estate information using a computer network, such as the
Internet. A buyer information web page showing relevant buyer list
information in an easy-to-read, summary format is created and
displayed to a real estate agent. Buyer information provided
includes summaries of various aspects of information needed by a
real estate agent to effectively represent and assist a buyer.
Examples of information provided include a potential buyer name, a
new activity summary summarizing newly-listed properties and other
activity meeting the buyer's profile, a new views summary
summarizing any views of detailed property information by the buyer
using an online property data search and information system
provided by the agent, and a new tags summary summarizing any
properties that the buyer or the agent finds of particular
interest. Moreover, a comparative market analysis (CMA) list web
page showing relevant CMA information in an easy-to-read, summary
format is also created and displayed to the real estate agent.
Inventors: |
Milman; Robert N.;
(Winston-Salem, NC) ; Andrews; Pete;
(Winston-Salem, NC) ; Milman; Joan;
(Winston-Salem, NC) |
Correspondence
Address: |
FINNEGAN, HENDERSON, FARABOW, GARRETT & DUNNER;LLP
901 NEW YORK AVENUE, NW
WASHINGTON
DC
20001-4413
US
|
Assignee: |
Home Mart, Inc.
|
Family ID: |
39319152 |
Appl. No.: |
12/549818 |
Filed: |
August 28, 2009 |
Related U.S. Patent Documents
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Application
Number |
Filing Date |
Patent Number |
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12256072 |
Oct 22, 2008 |
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12549818 |
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09724268 |
Nov 28, 2000 |
7454355 |
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12256072 |
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60200169 |
Apr 27, 2000 |
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Current U.S.
Class: |
705/313 ;
705/26.1 |
Current CPC
Class: |
G06Q 30/02 20130101;
G06Q 30/0601 20130101; G06Q 50/16 20130101 |
Class at
Publication: |
705/9 ;
705/27 |
International
Class: |
G06Q 50/00 20060101
G06Q050/00; G06Q 30/00 20060101 G06Q030/00; G06Q 10/00 20060101
G06Q010/00 |
Claims
1-46. (canceled)
47. A computer-implemented method of sharing real estate
information between a real estate professional and a consumer, the
method comprising the steps implemented by one or more computers
of: connecting to a database of real estate data, the real estate
data including for-sale properties and characteristics of the
for-sale properties; storing an account for a consumer, the account
being for use by the consumer to access at least some of the real
estate data from the database; storing an account for a real estate
professional, the account being for use by the real estate
professional to access at least some of the real estate data from
the database and provide real estate services; providing the real
estate professional and the consumer with the ability to search
through the real estate data by entering a property profile for the
consumer, the property profile reflecting criteria for identifying
properties of interest to the consumer; performing a search based
on a property profile entered by one of the professional and
consumer and matching the characteristics of the for-sale
properties to the criteria reflected by the consumer profile,
thereby deriving a subset of the for-sale properties corresponding
to the matched properties; and providing both the real estate
professional and the consumer with access to at least one of (1)
the property profile or (2) some of the subset of the for-sale
properties when the professional and the consumer access their
respective accounts, regardless of whether the real estate
professional or the consumer entered the property profile and
requested the search.
48. The method of claim 47, further comprising the step of
providing both the real estate professional and the consumer with
the property profile and the same subset of the for-sale
properties.
49. The method of claim 48, wherein the subset of the for-sale
properties provided to the consumer and the real estate
professional includes all of the data derived in the searching
step.
50. The method of claim 47, wherein the derived subset of the
for-sale properties was derived from a property profile entered by
the real estate professional.
51. The method of claim 47, wherein the derived subset of the
for-sale properties was derived from a property profile entered by
the consumer.
52. The method of claim 47, wherein the property profile reflects a
property characteristic desired by the consumer.
53. The method of claim 47, wherein the property profile reflects a
plurality of property characteristics desired by the consumer.
54. The method of claim 47, wherein the derived subset of the
for-sale properties are automatically accessible to the accounts of
both the real estate professional and the consumer at approximately
the time the search is completed.
55. The method of claim 47, further comprising the step of
permitting the consumer to tag some of the for-sale properties when
accessing their account.
56. The method of claim 55, further comprising the step of
identifying to the real estate professional the properties that are
tagged by the consumer when the real estate professional accesses
their account.
57. The method of claim 47, further comprising the step of
permitting the real estate professional to tag some of the for-sale
properties when accessing their account.
58. The method of claim 57, further comprising the step of
identifying to the consumer the properties that are tagged by the
real estate professional when the consumer accesses their
account.
59. The method of claim 47, further comprising the steps of:
storing data indicating particular for-sale properties viewed by
the consumer; and identifying the for-sale properties viewed by the
consumer to the real estate professional when the real estate
professional accesses their account.
60. The method of claim 47, further comprising the step of
providing the real estate professional with an indication of the
last time the consumer logged into their account.
61. The method of claim 47, further comprising the step of
identifying the subset of the for-sale properties matching the
consumer profile to an additional party associated with the
consumer, the additional party being located at a computer located
remotely from the real estate professional and the consumer.
62. The method of claim 47, further comprising the step of
maintaining an appointments database reflecting appointments to
view the for-sale properties, and providing the real estate
professional or the consumer with the ability to review the
appointments.
63. A computer-readable medium for storing instructions which, when
executed on a processor, perform a computer-implemented method of
sharing real estate information between a real estate professional
and a consumer, the method comprising the steps implemented by one
or more computers of: connecting to a database of real estate data,
the real estate data including for-sale properties and
characteristics of the for-sale properties; storing an account for
a consumer, the account being for use by the consumer to access at
least some of the real estate data from the database; storing an
account for a real estate professional, the account being for use
by the real estate professional to access at least some of the real
estate data from the database and provide real estate services;
providing the real estate professional and the consumer with the
ability to search through the real estate data by entering a
property profile for the consumer, the property profile reflecting
criteria for identifying properties of interest to the consumer;
performing a search based on a property profile entered by one of
the professional and consumer and matching the characteristics of
the for-sale properties to the criteria reflected by the consumer
profile, thereby deriving a subset of the for-sale properties
corresponding to the matched properties; and providing both the
real estate professional and the consumer with access to at least
one of (1) the property profile or (2) some of the subset of the
for-sale properties when the professional and the consumer access
their respective accounts, regardless of whether the real estate
professional or the consumer entered the property profile and
requested the search.
64. The computer-readable medium of claim 63, further comprising
instructions for performing the step of providing both the real
estate professional and the consumer with the property profile and
the same subset of the for-sale properties.
65. The computer-readable medium of claim 64, wherein the subset of
the for-sale properties provided to the consumer and the real
estate professional includes all of the data derived in the
searching step.
66. The computer-readable medium of claim 63, wherein the derived
subset of the for-sale properties was derived from a property
profile entered by the real estate professional.
67. The computer-readable medium of claim 63, wherein the derived
subset of the for-sale properties was derived from a property
profile entered by the consumer.
68. The computer-readable medium of claim 63, wherein the property
profile reflects a property characteristic desired by the
consumer.
69. The computer-readable medium of claim 63, wherein the property
profile reflects a plurality of property characteristics desired by
the consumer.
70. The computer-readable medium of claim 63, wherein the derived
subset of the for-sale properties are automatically accessible to
the accounts of both the real estate professional and the consumer
at approximately the time the search is completed.
71. The computer-readable medium of claim 63, further comprising
instructions for performing the step of permitting the consumer to
tag some of the for-sale properties when accessing their
account.
72. The computer-readable medium of claim 71, further comprising
instructions for performing the step of identifying to the real
estate professional the properties that are tagged by the consumer
when the real estate professional accesses their account.
73. The computer-readable medium of claim 63, further comprising
instructions for performing the step of permitting the real estate
professional to tag some of the for-sale properties when accessing
their account.
74. The computer-readable medium of claim 73, further comprising
instructions for performing the step of identifying to the consumer
the properties that are tagged by the real estate professional when
the consumer accesses their account.
75. The computer-readable medium of claim 63, further comprising
instructions for performing the steps of: storing data indicating
particular for-sale properties viewed by the consumer; and
identifying the for-sale properties viewed by the consumer to the
real estate professional when the real estate professional accesses
their account.
76. The computer-readable medium of claim 63, further comprising
instructions for performing the step of providing the real estate
professional with an indication of the last time the consumer
logged into their account.
77. The computer-readable medium of claim 63, further comprising
instructions for performing the step of identifying the subset of
the for-sale properties matching the consumer profile to an
additional consumer at a computer located remotely from the real
estate professional and the consumer.
78. The computer-readable medium of claim 63, further comprising
instructions for maintaining an appointments database reflecting
appointments to view the for-sale properties, and providing the
real estate professional or the consumer with the ability to review
the appointments.
79. A system for sharing real estate information between a real
estate professional and a consumer, the system comprising: a
server; a communications circuit for connecting the server to the
internet; a component for connecting to a database of real estate
data, the real estate data including for-sale properties and
characteristics of the respective for-sale properties; a component
for storing an account for a consumer, the account being for use by
the consumer to access at least some of the real estate data from
the database; a component for storing an account for a real estate
professional, the account being for use by the real estate
professional to access at least some of the real estate data from
the database and provide real estate services; a component for
providing the real estate professional and the consumer with the
ability to search through the real estate data by entering a
property profile for the consumer, the property profile reflecting
criteria for identifying properties of interest to the consumer; a
component for performing a search based on a property profile
entered by one of the professional and consumer and matching the
characteristics of the for-sale properties to the criteria
reflected by the consumer profile, thereby deriving a subset of the
for-sale properties corresponding to the matched properties; and a
component for providing both the real estate professional and the
consumer with access to at least one of (1) the property profile or
(2) some of the subset of the for-sale properties when the
professional and the consumer access their respective accounts,
regardless of whether the real estate professional or the consumer
entered the property profile and requested the search.
80. The system of claim 79, further comprising a component for
providing both the real estate professional and the consumer with
the property profile and the same subset of the for-sale
properties.
81. The system of claim 80, wherein the subset of the for-sale
properties provided to the consumer and the real estate
professional includes all of the data derived in the searching
step.
82. The system of claim 79, wherein the derived subset of the
for-sale properties was derived from a property profile entered by
the real estate professional.
83. The system of claim 79, wherein the derived subset of the
for-sale properties was derived from a property profile entered by
the consumer.
84. The system of claim 79, wherein the property profile reflects a
property characteristic desired by the consumer.
85. The system of claim 79, wherein the property profile reflects a
plurality of property characteristics desired by the consumer.
86. The system of claim 79, wherein the derived subset of the
for-sale properties are automatically accessible to the accounts of
both the real estate professional and the consumer at approximately
the time the search is completed.
87. The system of claim 79, further comprising a component for
permitting the consumer to tag some of the for-sale properties when
accessing their account.
88. The system of claim 87, further comprising a component for
identifying to the real estate professional the properties that are
tagged by the consumer when the real estate professional accesses
their account.
89. The system of claim 79, further comprising a component for
permitting the real estate professional to tag some of the for-sale
properties when accessing their account.
90. The system of claim 89, further comprising a component for
identifying to the consumer the properties that are tagged by the
real estate professional when the consumer accesses their
account.
91. The system of claim 79, further comprising: a component for
storing data indicating particular for-sale properties viewed by
the consumer; and a component for identifying the for-sale
properties viewed by the consumer to the real estate professional
when the real estate professional accesses their account.
92. The system of claim 79, further comprising a component for
providing the real estate professional with an indication of the
last time the consumer logged into their account.
93. The system of claim 79, further comprising a component for
identifying the subset of the for-sale properties matching the
consumer profile to an additional consumer at a computer located
remotely from the real estate professional and the consumer.
94. The system of claim 79, further comprising a component for
maintaining an appointments database reflecting appointments to
view the for-sale properties, and providing the real estate
professional or the consumer with the ability to review the
appointments.
Description
RELATED PATENT APPLICATION(S)
[0001] This application is a continuation of, and claims priority
to, U.S. patent application Ser. No. 12/256,072, filed Oct. 22,
2008, which in turn claims priority to U.S. patent application Ser.
No. 09/724,268, filed Nov. 28, 2000, which in turn claims priority
to, and incorporates in full by reference, U.S. Provisional Patent
Application Ser. No. 60/200,169, entitled "Methods and Systems for
Providing Real Estate Listing Information and Related Services
Using a Computer Network, Such as the Internet," filed Apr. 27,
2000.
FIELD OF THE INVENTION
[0002] The present invention relates generally to the field of real
estate. More particularly, the present invention relates to a
method and system for providing real estate information using a
computer network, such as the Internet.
COPYRIGHT NOTIFICATION
[0003] A portion of the disclosure of this patent document and its
figures contain material that is subject to copyright protection.
The copyright owner has no objection to the facsimile reproduction
by anyone of the patent document or the patent disclosure, as it
appears in the Patent and Trademark Office patent files or records,
but otherwise reserves all copyrights whatsoever.
BACKGROUND
[0004] Conventionally, real estate agents use the multiple listing
service (MLS) system to locate properties of interest for their
clients, to conduct comparative market analysis (CMA) for
particular properties, and to carry out other real estate services.
Agents typically conduct searches for properties using a computer
interface terminal associated with the MLS. For example, an agent
may specify a particular price range, MLS area, minimum number of
bedrooms, and minimum square footage, and the MLS computer system
will return a search result of properties in the MLS database
fitting those specifications. The agent may print the search
results and save the search criteria for future use, if desired,
using the MLS system in order to carry out the agent's work.
[0005] In conventional systems, an agent can save search
specifications. Thus, when monitoring real estate listings for a
client, the agent may periodically conduct the search again, using
saved search specifications, in order to find new information. The
agent may adjust the date range of the search to seek only
recently-changed property information. For example, the agent may
set the start date as the date of the agent's last search in order
to seek properties added to the MLS database since that date.
[0006] In addition, some agents examine a printed sheet issued
daily that contains a list of listing modifications (new property
listings and changes to listings) (often called a "hot sheet"). The
agent may see a property of interest on the printed sheet, and
access more complete property information for the listing using the
MLS system. When examining the "hot sheet," the agent typically
either attempts to remember the types of properties in which their
clients are interested or compares written profiles of their
clients with the hot sheet.
[0007] Thus, in this conventional system, the real estate agent
pulls information from the MLS database. That is, the agent
specifies a desired profile, and information is extracted (or
"pulled`) from the MLS database, formatted, and provided to the
agent.
[0008] Moreover, in conventional systems, agents must conduct
searches for each of their clients individually. For example, if an
agent wishes to see if any new listings or changed listings are
present for four of the agent's clients, the agent conducts a first
search for the first client, and a second search for the second
client, and so on. Such searching methodology is disadvantageous in
that it is time consuming.
[0009] The volume of changes to the typical regional MLS database
can be great. For example, new properties may be added daily, and
price and other information on specific listings may be adjusted
just as frequently. Buyers and sellers often demand that their
agents provide notification to them as soon as such changes take
place.
[0010] The Internet has changed the expectations of real estate
buyers and sellers. Real estate buyers and sellers now demand more
information and any information provided to be provided more
quickly. Buyers and sellers want their agents to provide very
specific information, to understand their needs, and to provide
very fast answers to their questions.
[0011] In addition to changing the expectations of buyers and
sellers of real estate in relation to speed and knowledge, the
Internet has given buyers and sellers access to information that
previously was available only through a real estate agent. For
example, Internet services now allow real estate buyers and sellers
to search MLS information by specifying property profiles. Thus, it
is increasingly important for real estate agents to provide more
timely, value-added services to their clients.
[0012] In relation to communicating with clients as to which
property a client is particularly interested, using conventional
systems and methods, agents spend several minutes contacting each
of their clients by phone, e-mail or fax to determine if the buyer
likes any of the properties brought to the client's attention by
the agent. The agent spends such time finding out if the buyer has
seen any interesting properties in print ads or on the Internet, as
well. Such conventional systems and methods are disadvantageous in
that such systems and methods are time consuming and communication
difficulties (e.g., not finding a mutually convenient time to talk
on the telephone) often arise.
[0013] The conventional systems have further disadvantages. For
example, as mentioned, such systems typically use "pull" systems,
requiring the agent to pull data from a database, rather than
"push" systems whereby data of interest is automatically provided
to the agent (and their buyers, if desired) in a highly organized
and useful manner. Moreover, conventional systems do not provide
information organized in a manner that allows agents to provide the
speed of response demanded by today's consumer.
[0014] While the agent is able to search for properties using a
conventional computerized system, much of the organization of the
search results, correlating the results with client needs, and
related tasks are often conducted on paper. That is, even using the
MLS computerized system, much of the agent's organizational work is
conducted on paper and the agent's memory is relied on a great
deal.
[0015] In order to carry out these processes using conventional
means, agents must be technically proficient and must organize the
information obtained in a helpful way. That is, agents must make
note of date ranges of searches, recall information about clients,
conduct multiple searches on a serial basis, and otherwise take
various steps to organize their property search and identification
process.
[0016] Agents perform comparative market analysis (CMA) using
conventional systems. In conventional systems, an agent or other
person searches the MLS database for past sales and current
listings that are comparable to the property at issue. The searcher
determines the search criteria (e.g., location).
[0017] CMAs are performed in relation to a specific property for a
variety of reasons. For example, an agent may wish to become the
listing agent for a property that has yet to be placed on sale. The
agent may use CMAs to provide the potential seller with information
and advice so that the potential seller will chose the agent as
listing agent. As another example, an agent may use CMAs to
determine an asking price for a property that is listed with the
agent. In addition, the CMA criteria may be used to determine
activity near or associated with a particular property. For
example, once a house is placed on sale, the seller and the listing
agent may wish to monitor the surrounding area for houses placed on
sale and/or sold.
[0018] In conventional systems, an agent prepares a CMA report
containing information about properties that are comparable to the
property at issue. Sometimes, the CMA is conducted only once in
relation to a property that is placed on sale. In other instances,
a CMA will be conducted for a property that is placed on sale
sporadically to provide an update. The frequency is often
determined by the agent, the seller, and available time.
[0019] Like the systems used to locate properties of interest for
potential buyers, searches are typically done one property at a
time, and the results are printed for future reference. In some
systems, the search criteria may be saved and retrieved for future
searching. The disadvantages of great time consumption and
difficulty in organization, as well as other disadvantages
associated with conventional buyer list systems discussed above,
are present in such conventional CMA systems.
[0020] Many conventional computer-based, real-estate systems
include appointment-monitoring functions. For example, when an
appointment is made or changed, the data describing the appointment
is printed and placed in the listing agent's mail box. Afterwards,
the listing agent must call the showing agent to obtain buyer
comments after a listing is shown. In some conventional appointment
systems, agents may retrieve appointment information using a
company appointment system computer, but such data is generally not
accessible from any computer via the Internet. Such conventional
systems have a variety of disadvantages. For example, printing
appointment information is time consuming, costly, and inefficient.
Agents must often come into the office to obtain such appointment
information. Moreover, communication with the showing agent can be
complicated by unavailability of the showing agent and time
constraints.
[0021] There is a variety of other agent-credibility and value
disadvantages in the use of conventional systems. For example,
conventional systems often result in an agent's clients becoming
aware of area activity before an agent becomes aware of such
activity, thereby lessening the value and credibility of the
agent.
[0022] What is needed is a system and method for providing real
estate information that does not include these disadvantages, and
that offers other advantages.
SUMMARY
[0023] The present invention provides processes and systems for
providing real-estate information using a computer network, such as
the Internet. One embodiment provides a buyer information web page
showing relevant buyer information in an easy-to-read, summary
format. Buyer information provided includes summaries of various
aspects of real estate listings needed by a real estate agent to
effectively represent and assist a buyer. Potential buyer
information summarized on such a web page comprises a potential
buyer name, a new activity summary associated with the potential
buyer name, a new views summary associated with the potential buyer
name, a new tags summary associated with the potential buyer name,
and a last login summary associated with the potential buyer
name.
[0024] The new activity summary may comprise a number indicating
the number of properties meeting a buyer profile associated with
the potential buyer name that have been modified (i.e., added to an
available property database (e.g., the MLS database or similar
database having property information) or that have been changed in
the available property database) since a previous view of a new
activity web page associated with the potential buyer name by the
agent. The new activity web page comprises a list of properties
meeting the buyer's profile criteria. Also, the new activity
summary may comprise a date indicating the earliest date that a
property meeting the buyer profile associated with the potential
buyer name was added to, or changed in, the MLS database or similar
database since a previous view of the new activity web page
associated with the potential buyer name by the agent. For example,
if the agent viewed the new activity web page on Oct. 15, 2000, and
a eleven property listings were either added to a property database
or modified in the property database, the first of which was added
on Oct. 20, 2000, the number determined would be eleven and the
date determined would be Oct. 20, 2000.
[0025] The new views summary may comprise a number indicating the
number of properties viewed by the potential buyer using an online
property information viewing system since a previous view of a new
views web page associated with the potential buyer name by the
agent. That is, the new views web page comprises a web page
summarizing properties viewed in detail by the buyer using an
online property information viewing system. The new views summary
may also comprise a date indicating the earliest date that the
buyer viewed the informational details of a property using the
online property information viewing system since a previous view of
the new views web page associated with the potential buyer name by
the agent. This date is determined by examining a new views
database to determine the date on which the buyer viewed such
details.
[0026] Similarly, the new tags summary may comprise a new tags
number indicating the number of properties tagged by the person
associated with the potential buyer name using the online property
information viewing system since a previous view of a new tags web
page associated with the potential buyer name by the agent. A new
tags web page comprises a web page listing properties tagged as of
interest using an online system. The new tags summary may also
comprise a date indicating the earliest date that the buyer tagged
a property as of interest since a previous view of the new tags web
page associated with the potential buyer name by the agent. This
date is determined by examining a new tags database to determine
the first tag added since the last view of the new tags web page by
the agent. Also, the last login summary associated with the
potential buyer name may comprise a date indicating the last time
the person associated with the potential buyer name used the online
property information system.
[0027] Note that in the preferred embodiment, all of the dates in
the summaries show the date on which the information provided first
became available after the last view of the relevant web page by
the agent (i.e., the date shows when the first piece of information
in the category at issue became available to the agent). The dates
provide the agent with summary information on urgency and similar
information.
[0028] Embodiments of the present invention comprise an online
property information viewing system. In a preferred embodiment, the
property information viewing system comprises two sub-systems for
obtaining property information. The first, or primary, sub-system
comprises a system whereby the buyer is provided access to search
results showing property information that is the result of a
comprehensive set of search criteria entered by the agent for the
buyer. The search criteria is saved and the results updated when
the buyer logs into the viewing system and activates a request for
the first system (e.g., by a clicking on a hyperlink). The second
sub-system in the property information viewing system comprises a
computerized system that allows buyers to input search criteria
(e.g., price range, minimum number of bedrooms, minimum number of
bathrooms, and minimum square footage), to receive a list of
properties meeting the search criteria, and to view detailed
property information in relation to the properties on the list
selected by the buyer. The sub-system accesses a property
information database to provide such information to the buyer. Such
a system is accessible by the buyer via the Internet. In an
embodiment, the buyer's agent provides the buyer with access to the
online property information viewing system. The buyer's activity
using the online property information viewing system is monitored
and recorded.
[0029] In an embodiment, the information shown on the buyer
information web page is organized into a grid, comprising rows and
columns. One embodiment comprises a buyer name column comprising
the potential buyer name and a new activity column comprising the
new activity information (e.g., a new activity summary). The grid
may also include a new tags column comprising the new tag
information (e.g., a new tag summary) and a new views column
comprising the new views information (e.g., a new views
summary).
[0030] The new activity summary comprises a hyperlink, and a new
activity web page is provided upon activation of the hyperlink. As
mentioned, the new activity web page summarizes properties falling
within a potential buyer profile associated with the potential
buyer name. The profile comprises criteria, such as price range,
number of bedrooms, and geographic area, and features desired or
required by the buyer. The list of properties provided includes at
the top of the list properties added to the list after the last
viewing of the list by the real estate agent, and the added
properties are highlighted as well, e.g., by change of color or
with an icon.
[0031] In an embodiment, the new tags summary also comprises a
hyperlink. The hyperlink is linked to a new tags web page which, as
mentioned, comprises a list of properties of interest selected (or
"tagged") by a person associated with the potential buyer name or
by a real estate agent. Like the new activity list, the list of
properties of interest shows at the top of the list properties
added to the list after the last viewing of the list by the agent,
and the added properties are highlighted. The new views summary
likewise comprises a hyperlink linked to a new views web page
comprising, as mentioned, a summary list of properties viewed in
detail by the buyer using the online property information viewing
system.
[0032] As shown generally in FIGS. 9 and 11, embodiments also
provide a CMA List, which as shown is a list regarding sellers and
their properties. In an embodiment, a web page showing subject
property information in an easy-to-use, summary format is provided.
The subject property information comprises a property identifier
for one or more properties of interest. The property identifier may
comprise an address or other identifier for a property. The subject
property information also comprises a new appointments summary
associated with the property identifier, an area activity summary
associated with the property identifier, a seller name associated
with the property identifier, and a last login summary associated
with the property identifier. The area activity summary comprises a
number indicating the number of properties in a pre-defined area
undergoing a pre-defined event (e.g., an addition to a property
database or a change in status, such as a sale) since a previous
view of a new area activity web page associated with the property
identifier by the agent. The search may also be limited to
pre-defined profile criteria and a pre-defined time range. The new
area activity summary also comprises a date indicating the earliest
date that a property in the pre-defined area underwent one of the
pre-defined events since a previous view of the area activity web
page associated with the property list. The date comprises the
earliest date of modification (change or addition) date associated
with the property(ies) in the property database that were added to
the database or changed in the database, that are within the
pre-defined area, and that meets the pre-defined search criteria,
and were modified after the previous view of the area activity web
page associated with the buyer name by the agent.
[0033] The new appointments summary comprises a new appointments
number indicating the number of appointments carried out in
relation to the property associated with the property identifier
since a previous view of a new appointments web page associated
with the property identifier. The seller accounts summary comprises
identification of an owner of the property associated with the
property identifier. The new appointments summary may also comprise
a date that reflects the earliest appointment in the appointments
database that is after the previous view of the new appointments
web page.
[0034] Like the buyer list web page embodiment discussed, an
embodiment of the CMA list web page is organized in a grid having
rows and columns. The columns include an area activity column
comprising the new area activity summaries, and an appointments
column comprising the new appointments summaries. Such summaries
comprise hyperlinks linked to an area activity web page and an
appointments web page, respectively.
[0035] The area activity web page comprises a list of properties
within a pre-defined profile (e.g., price range, geographic area,
builder, number of bedrooms, and square footage) undergoing a
pre-defined event (e.g., an addition to a property database and a
change in status, such as a sale) in a pre-defined time period
(e.g., last thirty days). The new appointments web page comprises a
list of appointments carried out in relation to the property
associated with the property identifier. The newly-added properties
on the area activity web page and the newly-added appointments on
the appointments web page are shown at the top of the list and are
highlighted.
[0036] Embodiments of the present invention offer a variety of
advantages. Importantly, embodiments save many hours of work by
real estate agents by automating property information functions and
by offering easily-viewable, summary information helpful to real
estate agents.
[0037] In relation to searching for new property activity for
buyers, embodiments of the present invention automatically checks
for new listings and/or listing changes for all of an agents'
buyers, including searching from the last time the agent checked
listings for each buyer. If new listings and/or listing changes are
found, a hyperlink with the number of unseen properties and their
earliest date is displayed. Embodiments allow agents to avoid
spending time selecting properties to send to each buyer. Moreover,
agents and their buyers are better informed while using less of the
agents' time.
[0038] In relation to receiving communication from a client as to
which property the client is particularly interested, embodiments
of the present invention offer computerized "tagging" methods
whereby buyers indicate properties of particular interest and links
to the indicated properties are automatically provided to the agent
in a convenient format. Such embodiments and similar embodiments
provide time savings to agents, are less disruptive to buyers, and
speeds and improves communication between agents and their
clients.
[0039] Another advantage of the present invention is that
embodiments allow agents to provide their customers with a private
web-based service that is monitored for the agent's benefit. A
further advantage of the present invention is that embodiments
provide agents a means of determining their clients' true interests
by monitoring the properties viewed by their clients using a
property information system provided by the agent. A still further
advantage of the present invention is that embodiments allow agents
to determine the last date on which a client logged into a property
information system, and thereby determine which buyers are likely
to buy and which buyers are merely browsing.
[0040] The inclusion of an appointment activity summary in
embodiments of the present invention offers the advantage of time
savings for agents. For example, agents may obtain appointment
information via the Internet, rather than visiting the office.
Moreover, staff time and costs are reduced in that printing cost
and office staff time in printing appointment information is
eliminated.
[0041] Another advantage of the present invention is that
embodiments automatically check for area activity (e.g., new
listings and/or listing changes) for all of an agents' CMA
properties, and a summary of such activity is provided. Moreover,
using such embodiments allows agents to obtain much time savings
and to receive area activity information quickly, thereby allowing
the agent to provide increased value to their clients.
[0042] Additional objects, advantages, and novel features of the
invention will be set forth in part in the description which
follows, and in part will become more apparent to those skilled in
the art upon examination of the following, or may be learned by
practice of the invention.
BRIEF DESCRIPTION OF FIGURES
[0043] FIG. 1 shows a block diagram of an embodiment of a system
according to the present invention.
[0044] FIG. 2A is an exemplary illustration of adding a buyer,
consistent with embodiments of the present invention.
[0045] FIG. 2B illustrates an exemplary flowchart of adding a buyer
by an agent, consistent with embodiments of the present
invention.
[0046] FIG. 2C shows an embodiment of a buyer information (or buyer
list) webpage according to the present invention.
[0047] FIG. 3 shows an embodiment of a new activity web page
according to the present invention.
[0048] FIG. 4 shows an embodiment of a tagged list web page
according to the present invention.
[0049] FIG. 5 shows an embodiment of a buyers search results web
page according to the present invention.
[0050] FIG. 6A illustrates an exemplary property detail page,
consistent with embodiments of the present invention.
[0051] FIG. 6B illustrates an exemplary webpage allowing a buyer to
obtain information about a particular property, consistent with
embodiments of the present invention.
[0052] FIG. 6C illustrates a flowchart of an exemplary property
search relating to FIG. 6B, consistent with embodiments of the
present invention.
[0053] FIG. 7 shows an embodiment of a viewed list web page
according to the present invention.
[0054] FIG. 8 shows a flow diagram comprising an embodiment of
steps used to provide a buyer list web page according to the
present invention.
[0055] FIG. 9 shows an embodiment of a CMA list web page according
to the present invention.
[0056] FIG. 10 shows an embodiment of an area activity web page
according to the present invention.
[0057] FIG. 11 shows another embodiment of a CMA list web page
according to the present invention.
[0058] FIGS. 12-15 and 16A and 16B show an embodiment of data
tables used in an embodiment of the present invention to provide a
buyer list web page and associated web pages according to the
present invention.
[0059] FIGS. 17-18 and 19A and 19B show an embodiment of data
tables used in an embodiment of the present invention to provide a
CMA list web page and associated web pages according to the present
invention.
[0060] FIG. 20 illustrates an example of integrated messaging,
consistent with an embodiment of the present invention.
[0061] FIG. 21 illustrates an example of a CMA Services agent page,
consistent with an embodiment of the present invention.
[0062] FIG. 22 illustrates an example of a seller front page,
consistent with an embodiment of the present invention.
[0063] FIG. 23 illustrates an example of a Cyber CMA Report,
consistent with an embodiment of the present invention.
[0064] FIG. 24 includes a set of exemplary Query Rules used in an
embodiment consistent with the present invention.
DETAILED DESCRIPTION
[0065] Embodiments of the present invention comprise systems and
processes for providing real-estate information via the Internet.
FIG. 1 shows a diagram of an embodiment of a system according to
the present invention.
[0066] FIG. 1 shows a web server 10 connected to the Internet 16.
The web server 10 comprises a web site 12 and various database,
communications, and other applications 14 that assist in carrying
out processes according to the present invention as described
herein. The web site 12 comprises web pages 13, both static web
pages and dynamic web pages. Static web pages are web pages that
comprise a file consistently available at the web site 12 on the
server 10. Dynamic web pages are web pages built by one or more of
the applications 14 and provided as part of the web site 12.
Generally, the dynamic pages are built by accessing one or more
databases. The server 10 is in communication with various buyer
list databases 26, including a buyer database 28, a tags database
30, and a views database 32. The server is also in communication
with a seller database 38, including a CMA property database, a
seller account database, and an appointments database. These
databases are discussed further below. As shown in FIG. 1, the
server is also in communication with an appointments system 36.
[0067] A computer 18 accessible by a real estate agent and a
computer 20 accessible by a client/customer of the real estate
agent are in communication with the Internet 16. The web site 12 is
accessible via the Internet 16 by the real estate agent and the
client/customer of the agent via their computers 18, 20 and is
viewable by Internet browsers (e.g., Microsoft Internet Explorer or
Netscape Navigator) residing on the computers 18, 20. The term
agent is used with reference to item 18 to refer to the agent's
computer (and browser), the agent, or both. Likewise, the term
client or customer (or particular client or customer name) is used
with reference to item 20 to refer to the client/customer's
computer, the client/customer, or both.
[0068] The server 10 is in communication with a database of real
estate data 22 containing information on listed and previously
listed properties. In the embodiment shown, the database 22
comprises the Multiple Listing Service (MLS) database, which is a
well-known database of real estate information.
[0069] The server 10 is also in communication with a property data
database 24 (also called the "for-sale" database). Periodically,
the server 10 accesses the MLS database 22, retrieves any updated
information, and writes the data from the MLS database 22 to the
property data database 24. Thus, the property data database 24
comprises the data from the MLS database.
[0070] The server 10 also includes an online property information
viewing system 11. In a preferred embodiment, the property
information viewing system 11 comprises two sub-systems for
obtaining property information. The first, or primary, sub-system
comprises a system whereby the buyer 20 is provided access to
search results showing property information that is the result of a
comprehensive set of search criteria entered by the agent 18 for
the buyer 20. The search criteria entered by the agent for the
buyer 20 is saved and the results updated when the buyer 20 logs
into the viewing system and activates a request for the first
system (e.g., by a clicking on a hyperlink). The second sub-system
in the property information viewing system 11 comprises a
computerized system that allows buyers to input search criteria
(e.g., price range, minimum number of bedrooms, minimum number of
bathrooms, and minimum square footage), to receive a list of
properties meeting the search criteria, and to view detailed
property information in relation to the properties on the list
selected by the buyer. The sub-system accesses a property
information database 24 to provide such information to the buyer.
Such a system 11 is accessible by the buyer 20 via the Internet 16.
In an embodiment, the buyer's agent provides the buyer with access
to the online property information viewing system. The buyer's
activity using the online property information viewing system 11 is
monitored and recorded. For example, the buyer's view of detailed
property information for a particular property is recorded in the
views database 32. Similarly, the buyer's tagging of a particular
property is recorded in the tags database 26. The buyer's access of
the system 11 is likewise recorded. In an embodiment, the buyer's
agent provides the buyer with access to the online property
information viewing system 11, and may provide the buyer with
access to the first system or both the first and second systems in
the system 11.
[0071] In an embodiment of the present invention, a real estate
agent uses the agent's personal computer (PC) 18 to log onto the
web site 12 using a user name and password assigned to the agent.
In the embodiment shown, the agent's first and last name serves as
the log-in agent name for the agent.
[0072] In the embodiment shown, prior to the log-in session under
discussion, the agent logged into the web site 12 and specified a
profile for a plurality of the agent's clients or potential clients
(called buyers or potential buyers herein). The profile comprises
buyer information such as first and last name of the potential
buyer, property type of interest (e.g., single family or condo),
price range, geographic area(s) of interest, and property features
of interest (e.g., minimum number of bedrooms, minimum number of
bathrooms, and minimum square footage). The buyer profile is stored
in the buyer database 28 in association with the buyer name and the
real estate agent name. In the embodiment shown, the agent has
entered a profile for eight buyers: Mary Doe, Jennifer Gray, Bob
Holmes, Johnny Johnson, Mark and Mary Jones, Chloe Mills, Bob
Morris, and John Smith. These names comprise the agent's buyer
list. The agent may add further names and profiles at any time.
[0073] Upon receiving the log-in name and password from the agent's
computer 18, the server 10 examines the name and password to
determine if they are valid. If so, the server 10 allows the
computer 18 to access the web site 12. In the embodiment shown, the
server 10 determines that the user name and password are valid, and
allows access to the web site 12.
[0074] The server 12 provides a web page to the agent 18 inquiring
whether the agent wishes to access a buyer list or whether the
agent wishes to access comparative market analysis (CMA)
functionality. In embodiments, the server 12 also inquires if the
agent 18 would like access to other services via the web site 12.
In the embodiment shown, the agent 18 indicates that the agent 18
would like to access the agent's buyer list by activating a
designated hyperlink.
[0075] On receiving an indication that the agent 18 would like to
access the agent's buyer list, the server 10 provides the buyer
list to the agent 18 in the form of a buyer information web page.
The server 10 does so by accessing the databases 26 having
information associated with the agent and the buyers on the agent's
buyer list, constructing a buyer information web page according to
a pre-stored format, and sending the buyer information web page to
the agent 18.
[0076] FIG. 2A is an exemplary illustration of adding a buyer,
consistent with embodiments of the present invention. An agent may
add one or more buyers using the form in FIG. 2A. This Add Buyer
form may be used to create or change a buyer account and allows
buyer access by filling out a buyer profile form. Agents may add
the buyer type 202 and decide whether the buyer receives a Buyer
Report 204, or a Property Lookup 206. The agent adds profile
information such as the buyer's name 208, address 210, city 212,
state 214, zip code 216, home phone number 218, work phone number
220, fax number 222, pager number 224, and an e-mail address
226.
[0077] FIG. 2B illustrates an exemplary flowchart of adding a buyer
by an agent, consistent with embodiments of the present invention.
An agent may first login to the system to enter a Buyer profile or
alternatively to enter a Seller profile. The submitted profile may
then be analyzed. When the agent is satisfied with the results, the
buyer profile is saved in the Buyer database 26. The seller
profiles are stored in seller database 38. At the time a buyer
profile is accepted and saved, the buyer is sent a message
notifying them of their account. The system notifies the buyer or
buyers that the web site was created for them by their agent and
providing them with their respective user code and password
(234).
[0078] In addition to adding personal information regarding the
client (such as name, address, etc.), the agent includes in his
clients' profiles important information regarding the buyer or
seller's property or desired property. For example, the agent when
entering buyer information selects what features of the system the
buyer will be able to use. The agent, for example might allow the
buyer to use both the Buyer Report and the Property Lookup
features. In a preferred embodiment, if the Buyer Report feature is
not selected, the buyer can still receive a list of properties that
the agent tags. The agent selects the type of properties the buyer
is interested in, and the location of the buyer's interest. For
instance the agent may enter a MLS area, from a table the system
provides to the agent. The agent can add additional areas, or can
select certain areas by, for example, sub-divisions or schools. The
agent also selects the type of property of interest (e.g. single
home, townhouse, condominium, or all) and the size of the home of
interest. The present invention preferably includes an advanced
areas Wizard that allows the agent to follow a step by step process
of selecting sub-divisions, complexes, or school districts, by
means of example only. The agent can also select only certain
counties as of interest to the buyer. In preferred embodiments, the
agent can include more than one geographical selection (e.g. school
division and county) so that only properties falling with both
selections are listed. The agent also enters the price or price
ranges of interest to the buyers. Preferably, the agent will also,
from a list of features, identify those features that the buyer
must have and those that the buyer would like to have. The
invention may include an extensive list of features, such as square
footage, number of bedrooms, number of bathrooms, location, and so
forth) that can be selected as "must have" or "like to have"
features.
[0079] After the agent enters clients such as buyers, the agent can
then review the list of all of his buyers. A buyer information (or
buyer list) webpage 39 is shown in FIG. 2C. The buyer information
webpage 39 comprises potential buyer information 40 in summary
format. The potential buyer information 40 shown in FIG. 2C
comprises a grid of eight potential buyer names 41 (the names
entered earlier by the agent) and summary information associated
with each of the eight potential buyer names 41. The pre-stored
format is stored on the server 10. Database applications and
web-page construction applications 14 carry out the accessing of
data in the databases 26 and the construction of a web page.
[0080] The code for constructing the format comprises code for
constructing a grid as shown in FIG. 2C. Moreover, the format
provides that the summaries or names in the buyer name column 50,
the new activity column 52, the new tags column 54, and the new
views column 56 comprise hyperlinks to associated web pages.
[0081] Referring to the buyer name of Jennifer Gray as an example
in FIG. 2C, the potential buyer information 40 comprises a
potential buyer name 42 and a new activity summary 44 associated
with the potential buyer name of Jennifer Gray 42. The information
40 also includes a new tags summary 47 associated with the
potential buyer name of Jennifer Gray 42, and a last login summary
48 associated with the potential buyer name of Jennifer Gray
42.
[0082] As another example, referring to the buyer name of Mark and
Mary Jones 60, the potential buyer information 40 comprises a new
activity summary 62 associated with the potential buyer name of
Mark and Mary Jones 60. The information 40 also includes a new
views summary 64 associated with the buyer name of Mark and Mary
Jones 60, and a last login summary 66 associated with the potential
buyer name of Mark and Mary Jones 60.
[0083] Referring again to the Jennifer Gray buyer name 42, the new
activity summary 44 comprises a new activity number 45 indicating
the number of properties meeting the buyer profile of Jennifer Gray
that have been added to the property database 24 since a previous
view by the agent of a new activity web page associated with
Jennifer Gray. The new activity summary 44 also comprises a date
indicating the earliest date that a property meeting the buyer
profile associated with the potential buyer name was added to, or
changed in, the MLS database or similar database since a previous
view of the new activity web page associated with the potential
buyer name by the agent. For example, if the agent viewed the new
activity web page on Oct. 15, 2000, and eleven property listings
were either added to a property database or modified in the
property database, the first of which was added on Oct. 20, 2000,
the number determined would be eleven and the date determined would
be Oct. 20, 2000.
[0084] In the embodiment shown in FIG. 2C, the new activity summary
44 associated with Jennifer Gray indicates that fourteen properties
that fit the profile of Jennifer Gray have been modified (i.e.,
added to the database or changed in the database, such as a price
change) since the agent's last view of the new activity web page,
and that the first date on which such a modification occurred is
Oct. 11, 2000. Thus if the agent last viewed the new activity web
page associated with Jennifer Gray on Oct. 3, 2000, and fourteen
properties have been modified in the property database (e.g., new
listings, drop in price, and alterations to price) since October 3,
and the first of those modifications occurred on Oct. 11, 2000
(i.e., all fourteen modifications occurred on or after October 11),
then the new activity summary 44 of Jennifer Gray would be as shown
(14 [10-11-2000]).
[0085] Part of a new activity web page 70 associated with the buyer
name of Jennifer Gray is shown in FIG. 3. The agent may view this
web page 70 by clicking on (i.e., activating) the new activity
summary link 44. The new activity web page 70 comprises a list
summarizing properties in the property data database 24 that meets
(i.e., falls within) the buyer profile (e.g., price range)
associated with the buyer name of Jennifer Gray. In the embodiment
shown in FIG. 3, all properties, including all newly-listed or
changed properties, that fall within the buyer profile of Jennifer
Gray is provided in the web page (or web pages) provided upon
activating the new activity summary link 44. In other embodiments,
just the newly-listed or changed properties may be shown on the new
activity web page.
[0086] In another embodiment, the new activity webpage comprises a
list of properties meeting the buyer's property type, area, price
range, and "Must Have" property features. The system may allow the
agent and/or buyer to evaluate each property feature indicating if
they 1) Don't care about a feature by leaving it blank; 2) Really
want the feature but will consider houses without that feature by
indicating it's a "Like to Have" feature; and 3) Won't consider
houses unless they have the feature by indicating it's a "Must
Have" feature. Properties with all of the buyer's "Like to Have"
features in addition to the meeting the type, areas, price range
and "Must Have" features requirements are considered "Perfect
Matches."
[0087] When preparing the buyer information webpage 39, the server
10 constructs the new activity summary 44 by accessing the buyer
database 28 which includes the date on which the agent last
accessed the new activity webpage associated with Jennifer Gray,
and then accessing the property data database 24 to determine the
number of properties that meet Jennifer Gray's profile that have
been added or changed since that date. The MLS database 22 and the
property data database 24 includes a date stamp indicating the date
a particular property profile was added or changed. Once such dates
for the properties meeting Jennifer Gray's profile and number of
new activity (post-web page viewing) listings meeting Jennifer
Gray's profile are identified, the server 10 selects the earliest
of the dates as the number to place in the new activity summary,
and the server 10 places the number and the date in a hyperlink,
and provides the summary 44 in the new activity column 52 as shown
in FIG. 2C.
[0088] When viewing property summaries for a particular buyer name,
the agent can "tag" certain properties of interest. For example,
when viewing the new activity web page for Jennifer Gray shown in
FIG. 3, the agent can click a "Tag" check-box 72 associated with a
particular property. By tagging a particular property, the property
is added to a list of tagged properties for Jennifer Gray. The
buyer can also tag properties as the buyer reviews available
properties. In the embodiment shown, when a buyer "tags" a
property, an e-mail alert is sent to the buyer's agent notifying
the agent that the buyer has tagged the property. Additionally,
when the agent "tags" a property for a buyer, an e-mail alert is
sent to the buyer notifying the buyer that the agent has tagged a
property.
[0089] Buyers may also access the new activity web page and tag
properties of interest (sometimes called a "Home Finder Report").
Buyers access the web site 12 via the Internet 16 in a manner
similar to the agents' access. For example, Jennifer Gray and other
buyers on the buyer list 41 may access the page shown on FIG. 3 (or
a similar page) and tag properties of particular interest. The MLS
number or other pointer associated with a tagged property is stored
in a tags database 30 in association with the buyer name (the tags
database 30 is also called the "userstate database").
[0090] For example, if Mary Doe or the agent 18 access a property
list for Mary Doe and tag a particular property (e.g., a property
at 8927 Scotch Heather Way), a MLS number or other pointer is
stored by the server 10 in the tags database 30 in association with
the buyer name Mary Doe.
[0091] Referring to FIG. 2C, the new tags summary 55 comprises a
new tags number 57 indicating the number of properties tagged by
Mary Doe using an online property information viewing system
accessible by Mary Doe since a previous view of the new tags web
page associated with Mary Doe (shown in FIG. 4). When preparing the
buyer information web page 39, the server 10 constructs the new
tags summary 55 by accessing the buyer database 28 which includes
the date on which the agent last accessed the new tags web page
associated with Mary Doe, and then accessing the new tags database
24 to determine the number of properties that have been tagged by
either the agent or Mary Doe in associated with Mary Doe's profile
since that date. The server 10 then determines the date of the
earliest-tagged property since the last time the agent examined the
new tags web page associated with Mary Doe. Only the properties
tagged by the agent when working with Mary Doe's profile are
included (i.e., the properties tagged by the agent when working
with others' profile are not included). The properties tagged by
the agent for other buyers are not included in Mary Doe's list.
Once the date of the earliest-tagged property and number of new
tags have been determined by the server 10, the server 10 places
the number and the date in a hyperlink, and provides the summary 55
in the new tags column 54 as shown in FIG. 2C.
[0092] Referring to FIG. 2C, the new tag summary 54 for Mary Doe
indicates that one property has been added to the new tags database
by the buyer since the last date the agent viewed the new tags web
page associated with Mary Doe. The summary 54 also indicates that
Oct. 10, 2000, was the date on which Mary Doe tagged the property.
The October 10 date is the date of the earliest changed information
after the last view of the web page.
[0093] As another example, the summary associated with Jennifer
Gray 47 indicates that three new tags have been added to the new
tags database 30 by the buyer since the last date on which the
buyer viewed the new tags web page associated with Jennifer Gray
(assume the last date on which the buyer viewed the new tags web
page associated with Jennifer Gray was Oct. 5, 2000). The summary
47 also indicates that the first of the three new tags added by the
buyer was added to the new tags database 30 on Oct. 10, 2000.
[0094] A new tags web page 80 is shown in FIG. 4. The new tags web
page 80 shown is for Mary Doe, and is the page reached when
clicking on the new tags hyperlink 55. The new tags web page 80 is
constructed by the server 10. To do so, the server 10 accesses the
tags database 30 to determine the MLS number(s) or other pointer(s)
indicating the properties tagged for Mary Doe by Mary Doe or the
real estate agent. Once these pointers are determined, the pointers
are used to obtain information from the property data database 24
regarding each property indicated by the pointer(s). Once this
information is obtained, the information is formatted as shown in
FIG. 4 and provided to the requesting client computer, e.g., the
agent 18. The client/customer 20 is provided access to an online
property information system by the server 10 via the Internet 10.
The information system is provided in the web site 12 residing on
the server 10. The agent 18 provides the client/customer 20 access
to the web site 12 by creating a profile for the client/customer,
and the server 10 assigns a user (i.e., buyer) name to the
client/customer 20. This user name, along with an associated
password assigned by the server 10, is provided to the
client/customer 20, preferably by e-mail from the server 10.
[0095] The client/customer 20, e.g., Mark and Mary Jones, logs into
the web site 12 using the user name and password provided by the
server 10. The web site 12 provides various features to the
client/customer 20. The agent 18 may choose to provide or not to
provide certain ones of various features offered by the web site 12
to the client/customer 20, depending for example on the agent's
relationship with the client/customer 20.
[0096] One feature to which the agent may provide access to the
client/customer 20 is the home finder search feature within the
online property information viewing system 11. As discussed above,
the agent enters a profile search criteria for the buyer, and the
buyer is presented with properties from the property database 24
that meet this criteria. The buyer 20 may also be given access to a
second aspect of the property information viewing system 11. In the
second aspect, the client/customer (buyer) 20 is provided a search
page in the web site 12 comprising form fields in which the
client/customer 20 may enter search criteria (e.g., price range,
geographic location, minimum number of bedrooms, minimum number of
bathrooms, and minimum square footage). The criteria is provided to
the online system 11 which conducts a search of the properties in
the property data database 24. The online system 11 constructs a
summary web page of the properties meeting the search criteria and
provides the web page to the client/customer 20. An example of such
a search results page 90 is shown in FIG. 5.
[0097] The client/customer 20 may then select one or more
properties in the search results list for examination of further
details regarding that property. For example, Mark and Mary Jones
may activate (e.g., click on) the hyperlink 94 associated with 5908
Carriage Oaks Drive to examine further details regarding that
property. When Mark and Mary Jones activates the hyperlink 94, two
activities take place. First, the online system 11 accesses data in
the property data database 24 associated with 5908 Carriage Oaks
Drive, formats the data into the web page 96 shown in FIG. 6, and
provides the web page to Mark and Mary Jones at their client
computer 20 via the Internet. Second, the online system 11 records
Mark and Mary Jones's view of the details of the Carriage Oaks
property in the views database 30. For example, the MLS number of
the Carriage Oaks Drive property is recorded as a "new view" in the
views database 30 in association with the Mark and Mary Jones buyer
name. Referring to FIG. 5, the Mark and Mary Jones buyer also
clicks on the 9740 Faires Farm Road hyperlink 96 and views the
details of the Faire Farm Road property. The online system 11 also
records this "new view" in the new view database 32. The "new
views" in the embodiment discussed reflects a view by the
customer/client of the details of a particular property. A viewing
of summary data, as shown in FIG. 5, is not recorded in the new
views database, but a viewing of the details associated with a
property, as shown in FIG. 6, is recorded as a new view.
[0098] Also shown in FIG. 6 is an example of tagging. In FIG. 6,
Mark and Mary Jones have "tagged" the property at 5908 Carriage
Oaks Drive by clicking the check-box 92 associated with the
property.
[0099] Referring again to FIG. 2C, when the server is creating the
web page 39, the server creates a new views summary for each buyer
in the buyer list for which there are new views. For example, the
Mark and Mary Jones user has carried out new views not viewed by
the agent, and a new views summary 64 is created for Mark and Mark
Jones. The new views summary 64 comprises a new views number 65
indicating the number of properties viewed by Mark and Mary Jones
using the online information system since a previous view of the
new views web page 98 associated with Mark and Mary Jones (shown in
FIG. 7).
[0100] FIG. 6A illustrates a portion of an exemplary property
detail page, consistent with embodiments of the present invention.
In addition to the normal property information such as listing
details, property photos and a map showing the location of the
property, the system may provide additional reports including an
area sales 602 report and loan report 604. An area sales report 602
automatically finds sold properties in the area around the property
being viewed, without requiring the user to define search criteria.
The area sales 602 may provide an idea of the price range of the
surrounding properties and may also show re-sales of neighboring
properties providing an indication of area price appreciation. Loan
report 604 may estimate principal, interest, taxes, and insurance
(PITI) for the property being viewed. It may also provide taxes and
insurance, and other expense estimates.
[0101] FIG. 6B illustrates an exemplary webpage allowing a buyer to
enter search criteria and conduct a search for properties,
consistent with embodiments of the present invention. To initiate a
search, the buyer enters search criteria by, for example, choosing
between Target Price 610, Price Range 612, Sub-Division 614, Street
Name 616 and MLS Number 618.
[0102] Target price 610 finds properties closest to the price the
buyer enters in search box 620. Buyers may enter the appropriate
price of the property they want to locate and the system
automatically creates a range that locates properties that are
close to that price. A buyer may use the Property Lookup to see how
much of a house they can buy, i.e., comparably priced properties.
Price Range 612 finds properties priced between the prices the user
enters in search box 620. Sub-Division 614 and Street Name 616 find
properties with the Sub-Division name or Street Name the user
enters, and the MLS Number 618 finds the property with the
corresponding MLS number.
[0103] FIG. 6C illustrates a flowchart of an exemplary property
search relating to FIG. 6B. A buyer may first select Property
Lookup from the menu bar. When a Property Lookup request is
received, the system queries the buyer database 28 for the buyer's
MLS areas. Next it may query the MLS database 22 to determine
counties corresponding to the buyer's MLS areas. A Property Lookup
page, like that shown in FIG. 6B, is then returned to the buyer
with the lookup counties indicated at the top of the page. When the
buyer submits the Property Lookup form, the form is checked for
completeness and returned to the buyer if any required information
is missing. When the required information is submitted, the system
queries the for-sale database 24 for properties located in the
counties indicated that match the query and provide the results to
the buyer. The buyer can perform various searches and then review
the results of the search. In a preferred embodiment, the Property
Lookup feature is also available to agent's sellers, as well as to
the agent.
[0104] In addition to tagging properties in the buyer report
generated in response to criteria entered by the agent on the
buyer's behalf, a buyer can tag properties he finds using the
Property Lookup feature. The properties a buyer tags will be added
to the tagged list, and the buyer's agent will be automatically
notified regarding the tagged properties, as explained above. The
tagged property is stored in tags database 30. The method and
systems of the invention preferably use highlighting or other
indication to distinguish the tagging of properties by the agent
from the tagging of properties by the buyer.
[0105] When preparing the buyer information web page 39, the server
10 constructs the new views summary 64 by accessing the buyer
database 28 to determine the date on which the agent last accessed
the new views web page associated with Mark and Mary Jones, and
determining the date of the earliest of the new views that occurred
after the agent last accessed the new views web page associated
with Mark and Mary Jones. The server then accesses the new views
database 32 to determine the number of properties that have been
viewed by Mark and Mary Jones in association with Mark and Mary
Jones' profile since the date of the last access of the new views
web page. Once this date and number of new views have been
determined by the server 10, the server 10 places the number and
the date in a hyperlink, and provides the summary 64 in the new
views column 56 as shown in FIG. 2C. In the new views summary 64,
it is shown that eleven properties have been viewed by Mark and
Mary Jones since the last date on which the agent viewed the new
views web page. The earliest new view that occurred after the date
of the last date on which the agent last viewed the new views web
page is Oct. 14, 2000.
[0106] A new views web page 98 for Mark and Mary Jones is shown in
FIG. 7. The page is reached when clicking on the new views
hyperlink 64 associated with Mark and Mary Jones. The new views web
page 98 is constructed by the server 10. To do so, the server 10
accesses the views database 32 to determine the MLS number(s) or
other pointer(s) indicating the properties viewed by Mark and Mary
Jones. Once these pointers are determined, the pointers are used to
obtain information from the property data database 24 regarding
each property indicated by the pointer(s). Once this information is
obtained, the information is formatted as shown in FIG. 7 and
provided to the requesting computer, e.g., the agent 18.
[0107] Referring to FIG. 7, note that the 9740 Faires Farm Road
property is shown as viewed 100. The Carriage Oaks Drive property
is below the Faires Farm Road property on the list shown in FIG. 7
and is thus not shown. The new views list partially shown in FIG. 7
includes thirty properties. The thirty properties comprise all the
properties viewed by Mark and Mary Jones using the server's system.
The eleven properties viewed by the Mark and Mary Jones since the
agent's last view of the new views web page are shown at the top of
the list. In an embodiment, the eleven new views are highlighted as
well.
[0108] In all web pages shown, when a property address is shown as
underlined, it comprises a hyperlink. When the hyperlink is
activated, the details of the property are provided to the user,
similar to that which is shown in FIG. 6.
[0109] The web page 39 shown in FIG. 2C also includes a last login
summary for each buyer on the buyer list. The last login summary is
shown in the last login column 58. The last login summary is
associated with a potential buyer name, and comprises a date
indicating the last time the person associated with the potential
buyer name used the online property information system provided by
the server. For example, the last login summary for Jennifer Gray
48 indicates that the last time and date that Jennifer Gray logged
into the online property information system provided by the server
was 1:10 am on Oct. 10, 2000. The last login summary for Mark and
Mary Jones 66 indicates that the last login for Mark and Mary Jones
was 12:37 pm on Oct. 26, 2000. If the person associated with the
buyer name has not yet logged in, the last login summary indicates
"Not yet," and if the buyer has not yet been given access to the
online property information system, the login summary gives an
indication, such as "- -," "Not Provided Access," or some other
indicator.
[0110] The server determines the data used in the last login
summary by accessing the buyer database 26. When a buyer logs in,
the date and time is stored along with the buyer name, and the
server 10 retrieves this information in constructing the last login
summary.
[0111] As shown in FIG. 2C, and as described above, the buyer
information web page 39 comprises a grid--a group of rows and
columns. Each row is associated with a particular buyer name. The
buyer names comprise hyperlinks that link to an options menu page
for each buyer that links to reports and services for each buyer,
or that links to other information about the buyer. The columns
comprise a new activity column 52 which shows the new activity
summary for each buyer, a new tags column 54 comprising the new tag
summaries for each buyer, a new views column 56 comprising the new
views summary for each buyer, and a last login column 58 comprising
the last login summary for each buyer. Each of the summaries
comprises a hyperlink that links to an associated web page.
[0112] FIG. 8 shows a simplified flow diagram of some of the steps
according to the present invention described above. The
processor/server receives a request for a buyer list from an agent
101. The server 10 retrieves a list of all buyers associated with
the agent requesting the buyer list from the buyer database 102.
The server 10 then carries out the steps shown in items 104-106 for
each of the buyers in the retrieved buyer list.
[0113] First, the server 10 checks the property data database for
properties that match the first buyer's criteria and that either
came on the market or changed since the last time the agent
examined the buyer's home finder report (a summary list of
properties meeting the buyer's criteria) 104. Second, the server
checks for properties that the first buyer tagged since the last
time the agent examined the first buyer's Tagged List (a summary
list of properties tagged as being of particular interest by the
buyer or the agent) 105. The server checks the tags database 30 for
such properties, which is the database in which at least a pointer
to tagged properties is stored. Third, the server checks for
properties the first buyer viewed since the last time the agent
examined the buyer's Viewed List (a summary list of properties for
which the buyer viewed a detailed information web page).
[0114] The server then repeats these steps 104, 105, 106 for each
buyer in the list of buyers associated with the agent. Once the
steps have been completed for each buyer, the server formats the
buyer list web page (e.g., as shown in FIG. 2C) 107 and provides
the web page to the agent's browser for display 108.
[0115] Embodiments of the present invention may offer seller
functionality as well. Referring again to FIG. 1, after the agent
18 logs into the web site 12, the web site 12 receives an
indication (e.g., by a hyperlink) that the agent 18 would like to
access the agent's CMA list. Upon receiving the indication, the
server 10 provides a list web page showing subject property
information to the agent 18.
[0116] An embodiment of a CMA list web page 110 is shown in FIG. 9.
The web page 110 provides summary information useful to a real
estate agent in listing a property for-sale. The web page 110
includes a list of properties of interest to the agent (called
"subject properties") 114.
[0117] The real estate agent has previously identified to the web
site 12 the subject properties. For example, in an embodiment, the
real estate agent identifies the subject properties by filling out
a property description form, selecting properties of interest from
a list or properties, indicating the MLS number in a form field
provided by the web site, or by other means. For example, referring
to the list of subject properties 114 in FIG. 9, the real estate
agent 18 has previously indicated the seven property addresses
shown as subject properties. A pointer to each of the subject
properties is stored in the CMA Property database 39 in the CMA
Services database 38. The pointers are stored in association with
the real estate agent's user name for retrieval.
[0118] Referring to FIG. 9, the CMA list web page 110 comprises
subject property information 112 comprising property identifiers
for each of the subject properties 114 and an area activity summary
associated with each of the property identifiers (e.g., the summary
shown as "1 [10-12-2000]" 132 associated with the Mordred Lane
property). The embodiment shown of the CMA list web page 110 in
FIG. 9 also includes a seller accounts summary associated with each
of the property identifiers (e.g., the summary shown as "Bob
Milman" 138 associated with the Mordred Lane property), and a last
login summary (e.g., the summary shown as associated with the
property identifier for the Mordred Lane property 140 in FIG.
10).
[0119] The server 10 creates the CMA list web page 110 provided to
the agent 18 by accessing the appropriate databases and placing the
pre-designated data in a template in the form shown in FIG. 9.
[0120] When preparing the CMA list web page 110, the server 10
accesses the CMA property database 39 to determine all of the CMA
properties designated by the logged-in agent. The property
identifiers for each of these properties is placed in the CMA
property column 120 as shown in FIG. 9.
[0121] Also, when preparing the CMA list web page 39, the server 10
constructs the area activity summary 132. The area activity summary
comprises a new area activity number (e.g., item 134) indicating
the number of properties in a pre-defined area undergoing a
pre-defined event (e.g., an addition to the property database or a
change in status, such as a sale, drop in price, or other change
within a pre-defined time period) since a previous view of a new
area activity web page associated with a property identifier.
[0122] The server constructs the area activity summary 132 by
accessing the CMA Property database 39 which includes the date on
which the agent last accessed the area activity web page associated
with 6929 Mordred Lane, and then by accessing the property data
database 24 to determine the number of properties that fall within
a pre-designated area and pre-designated criteria that have been
added to the database 24, or that have changed, since that date.
The MLS database 22 and the property data database 24 includes a
date stamp indicating the date a particular property profile was
added or changed, and includes geographic, neighborhood, and other
area information. The earliest of these data stamps that occurred
after the last access of the area activity web page is used as the
date for the summary hyperlink. Once this date and number of new
area activity listings are determined, the server 10 places the
number 134 and the date 136 in a hyperlink, and provides the
summary 132 in the new area activity column 122 as shown in FIG. 9.
For example, since the agent last viewed the area activity web page
associated with the Mordred Lane property on October 5, one new
property has been added to the database 24 (or changed in the
database) that is in the Mordred Lane area and fits the pre-defined
property profile, and that property was added on Oct. 12, 2000.
[0123] That is, the summary 132 indicates that one property meeting
the pre-defined area and criteria has been added to the property
database 24 since the agent last viewed the new area activity web
page. It should be noted that this addition is the only activity
occurring with the area in the last thirty days. The date (Oct. 12,
2000) indicates the date the property was added to the database
since it is the only property. If it were not the only property,
the earliest addition or change date of the properties would be
shown. The date 136 indicating the date of the previous view of the
new area activity web page associated with the Mordred Lane
property is shown as "10-12-2000," but may be in any format.
[0124] The new area activity summary comprises a hyperlink that,
when activated, causes the server 10 to construct a new activity
web page and to send the web page to the agent 18. An example of a
new area activity web page is shown in FIG. 10. The new area
activity web page 140 provides a summary of new activity in a
pre-designated area around the property of interest, i.e., the
Mordred Lane property.
[0125] Referring to FIG. 10, an area activity web page 140 is shown
for the Mordred Lane property. The web page 140 shows one property
142 for the Mordred Lane property in the property data database 24.
Note that this property 142 is the one "new" (i.e., post-Oct. 12,
2000) property noted in the area activity summary 132 shown in FIG.
9. If there were other properties in the database 24, they would be
listed on the new activity web page 140 as well. In the embodiment
shown, the new properties are listed at the top of the list in the
new activity web page 140. In other embodiments, the new properties
are highlighted using background color, background graphics, an
icon, or other highlighting.
[0126] The server creates the area activity web page by accessing
the property data database 24 and retrieving summary information
regarding each property in the database in a pre-defined area
(e.g., street, neighborhood, area defined by an algorithm, or other
definition) undergoing a pre-defined event (e.g., an addition to
the property database or a change in status, such as a sale, drop
in price, or other change). The property data found is formatted as
shown in FIG. 10. All of the properties that fit the profile are
summarized on the area activity web page, and those properties that
have undergone a pre-defined event since a previous view of the new
area activity web page associated with a property identifier by the
agent are listed at the top.
[0127] In other embodiments, the area activity summary and the area
activity page comprises properties meeting pre-defined criteria,
such as price range, geographic area, builder, number of bedrooms,
and square footage. That is, the area activity inquiry may include
many factors.
[0128] The CMA list web page 110 also includes a seller accounts
summary 138 associated with the Mordred Lane property identifier
130. In the embodiment shown, the seller accounts summary comprises
the name of the owner of the property if the owner has signed up
for a service offered by the web site 10 for sellers and the
designation "- -" if the seller has not.
[0129] The seller accounts summary is constructed for each property
identifier in the list 114 by accessing the seller accounts
database 37 to determine if a seller associated with the CMA list
property has been given access to the web site 12. The seller
accounts database 37 comprises the profiles of registered sellers,
including their property identifier, as entered by the real estate
agent 18. For example, the server 10 accesses the seller accounts
database 37 and finds that the seller name associated with the
Mordred Lane property is "Bob Milman," and the name "Bob Milman" is
used as the seller account summary 138 associated with the Mordred
Lane property.
[0130] Similarly, the CMA list web page 110 comprises a last login
summary for each listed property. For example, the last login
summary for the Mordred Lane property comprises "07:53 pm
11-01-2000" 141. This summary indicates that last time and date
that the seller associated with the subject property logged into a
service offered by the web site 10. For example, the last login
summary mentioned 141 indicates that Bob Milman, the owner
associated with the Mordred Lane property, last logged into the
service offered by the web site 10 to sellers was 7:52 pm on Nov.
1, 2000. The server 10 constructs the last login summary by
accessing the seller accounts database 37, which includes seller
profiles and the date and time the seller last logged into a
service offered by the web site 10.
[0131] In the embodiment shown, the CMA list web page 110 is
formatted as a grid. The page 110 comprises a property column 120
in which the property identifiers for the subject properties 114
are listed and an area activity column 122 comprising the new area
activity summaries (e.g., the summary for the Mordred Lane property
132). The grid also includes a seller accounts column 124 having
the seller account summaries for the subject properties 114, and a
last login column 126 having the last login summaries associated
with the seller accounts.
[0132] Each of the underlined summaries in the CMA property list
column 120 and the area activity column 122 comprises a hyperlink.
The hyperlinks in the CMA property list column 120 are linked to a
menu options page that provides links to various other services for
a particular property. The hyperlinks in the area activity column
122 are linked to the new area activity pages associated with the
subject property.
[0133] FIG. 11 shows a preferred embodiment of a CMA list web page.
In the embodiment shown in FIG. 11, in addition to the material
discussed in relation to FIG. 9, the CMA list web page 150
comprises an appointments column 152 that includes a new
appointments summary associated with a property identifier. The
page 150 shown in FIG. 11 comprises a new appointments summary 156
associated with the 159 Falmouth Road property identifier 162. The
new appointments summary indicates the number of appointments
(three) 158 carried out in relation to the property associated with
the property since the last time the agent 18 viewed a new
appointments web page associated with the property (10-12-2000).
The summary 156 indicates that three appointments have been added
to an appointments database 35 since the last date the agent viewed
a list of appointments online. The date (Oct. 12, 2000) indicates
the earliest of the three appointments in the database. In other
words, October 12 reflects the earliest appointment added to the
database since the agent's last view of the appointments web
page.
[0134] The appointments database 35 is in communication with an
appointments system that receives notification of visits to a
listed property, whether receiving through manually entering
appointments, communication from an electronic key box or through
e-mail or other electronic communication. The received
appointments, and associated data (e.g., name of showing agent,
date and time of visit, and comments of the potential purchaser(s))
is recorded in the appointments database 35. Also recorded in the
appointments database is the last date and time which the agent
viewed a web page listing the appointments carried out in relation
to the property. In an embodiment, when the server 10 receives
notice of a new appointment from the appointments system 36, in
addition to recording the information regarding the appointments in
the appointments database 35, the server 10 sends an e-mail to the
listing agent.
[0135] The server 10 examines the data in the appointments database
35 in constructing the appointments summary. The server 10 examines
the CMA property database 39 to determine the last date the agent
viewed the appointments web page offered on the web site 10 and to
determine the number of appointments carried out since that date.
The appointments web page comprises a web page linked to the
appointments summary 156 that shows data from the appointments
database 35 describing the various appointments carried out in
relation to the subject property. For example, the appointments
summary hyperlink 156 associated with the Falmouth Road property
links to an appointments web page describing various aspects of
appointments kept by potential buyers to view the Falmouth Road
property, such as date, time, showing agent, and comments by
showing agent. The appointments web page is constructed using data
from the appointments database 35. Like the previous web pages
discussed, the new appointments (those occurring after the last
time the web page was viewed by the agent) are listed first and
highlighted, and the others are listed below the new
appointments.
[0136] FIGS. 12-16 show database tables used in an embodiment of
the buyer list aspect of an embodiment of the present invention as
shown in FIG. 1. Each of the tables in FIGS. 12-16 shows a column
name (or data field name), type of data in the column, length of
the data in the column, and a brief description of the data in the
column. Referring to FIG. 1 and the database tables shown, FIG. 12
shows a database table in the buyer database 28. The table includes
information about the buyers associated with an agent. FIG. 13
shows a database table also in the buyer database 28. The table
includes profile information about buyers. FIG. 14 shows a database
table in the views database 32 which includes information on
full-information views carried out by buyers. FIG. 15 shows a
database table in the tags database 30, including pointers to
properties tagged by buyers.
[0137] FIGS. 16A and 16B comprise a data table in the property data
database 24. The data fields shown comprise data obtained from the
MLS database 22 by the server 10 and stored in the property data
database 24. FIG. 16B continues the table shown in FIG. 16A.
[0138] FIGS. 17-19B similarly comprise data tables associated with
the CMA features of an embodiment of the system shown in FIG. 1.
Like the tables of FIGS. 12-16, a column name (or data field name),
data type, and data length are shown. In addition, a brief note
about a some of the column names are made in relation to columns
that are not immediately apparent from similar fields in FIGS.
12-16, or in context, or for which a brief description is helpful.
FIG. 17 shows a data table of data located in the seller accounts
database 37. The table comprises profile information about a
seller, including a pointer to the CMA property profile associated
with the seller. FIG. 18 shows a data table located in the CMA
Property database 39. The table comprises information about the CMA
property, including its identification and the date the associated
agent last viewed the area activity web page associated with the
property. FIGS. 19A and 19B comprise a data table found in the
property data database 24 which is used in carrying out the CMA
functions. FIG. 19B continues the table shown in FIG. 19A.
[0139] FIG. 20 illustrates an example of integrated messaging,
consistent with an embodiment of the present invention.
Clients/Customers may communicate electronically with their agents
anywhere, anytime without the use of an email account. Buyers and
sellers are notified of new messages by a blinking envelope at the
end of a menu bar (not pictured). In one embodiment, the subject
line of the message is automatically filled. For example, when a
client is viewing a property and sends a message to their agent,
the subject line automatically fills with the street address of the
property being viewed.
[0140] Consistent with the invention, the agent or his buyers or
sellers are provided with a Message Center when they log in. The
Message Center is their personal post office. When the Message
Center is opened, the messages received are displayed in a date
sequence, with the last message received shown first. Messages from
an agent's clients are received and messages to the clients are
stored indefinitely, unless they are deleted or the client is
removed from the system. The user can by clicking view either
messages received or messages sent. Messages received are
preferably displayed in date sequence, with the last message
received shown first. New messages also are preferably displayed in
bold type, to further simplify there identification. The system
preferably includes a New Message Indicator, such as a closed
envelope, to visually alert the user of messages he has not seen.
Messages are viewed by clicking on their subject link.
[0141] The Message Center may identify old messages (e.g. by an
opened envelop) and new messages separately. Old messages can be
viewed again by clicking on the subject link. The Message Center
may have a date column for each message, indicating the date and
time messages were sent. Messages sent by an agent to a client also
have a status line that shows whether and when a client opened and
read a message, thereby providing valuable information to the
agent. The Message Center may also include a filter menu that will
allow the agent to select whose messages he wants to review. This
allows the agent to view messages sent and received from a
particular client. The filter can also be used to view only new
messages that the agent has not yet opened.
[0142] Embodiments consistent with the invention may allow the
agent and his clients to enter and share with each other tasks to
be completed, and due dates for such tasks. This is shown on web
pages as a To Do List, in one embodiment. The agent or client can
enter in the description box a brief description of the task, to be
identified in a list to the other, and additional details can be
entered in the details box. A due date menu allows the user to
select when a task is due, by either selecting options (such as
today, tomorrow, etc.) or enter the specific due date and time.
When a project is completed, the user can "close" the task. If a
task is not closed by its due date, the agent and/or client will
receive a reminder notice. The user can select either open or
closed tasks, and embodiments consistent with the invention may
include filters that allow the user to switch, for example, between
all tasks, current tasks, and past due tasks. In such embodiments,
the tasks may be arranged in date sequence, with past due tasks
shown first. Task with due dates approaching, can also be
highlighted, and the agent or his client can also edit the tasks,
or change the due date. The system also includes a reopen feature
that will allow the agent or client to reopen tasks that were
thought to be completed and therefore were closed, but were later
found to require additional work. Closed tasks are preferably saved
for a preselected period of time, e.g. 30 days, so allow the agent
of client to review the tasks and check when they were
completed.
[0143] Systems and methods consistent with the invention are
incorporated into a Server system in which agents, buyers, and
sellers can access the system through the Internet. In one
embodiment, when the agent logs into the system, he is provided
with a LbAgent page. From that page he can select a variety of
options that might include, for example, Frontpage, Buyer Services,
Seller Services (also at times referenced in this application as
CMA page), Message Center, To Do List, and Help. The agent's web
page may allow the agent to send or review messages from any of
these options. The agent's web page also displays the agent's
account information, including the last login by the agent. The
agent has an inbox that identifies messages received, as well as
projects approaching a due date. Also in the embodiment, a flashing
envelope may be displayed in a prominent place on the web page, to
identify to the agent any unopened new messages from his clients.
The agent can then open the message, even if he has not activated
the Message Center. Sellers and buyers of the agent are provided
similar webpages and options, as disclosed in this application. The
agent can decide what options his clients (sellers or buyers) or
other persons that he grants access (customers) can use, when they
log into the system. By means of example, the agent can activate or
not allow his clients to tag properties or to perform their own
searches. The system may also provide more information to actual
clients (having a contract with the agent) than a customer or
potential client. For example, a customer might be restricted from
viewing information such as days on the market, price history,
property notes, tax value or rate, and area sales.
[0144] Applicants include the following summary of an embodiment
consistent with the present invention to further explain and
describe the associated methods and system.
[0145] As explained above and below, embodiments consistent with
the present invention may provide a system and method that enables
real estate agents to create interactive, multi-dimensional,
property information web sites for themselves and their respective
buyers and sellers. The web sites are automatically updated and
maintained and deliver a unique array of property information and
messaging services that link buyers and sellers to their agents.
The disclosed methods and systems of the invention thereby increase
the effectiveness and efficiency of agents and their clients who
have access to the system. Moreover, the users can access the
system through the internet from any location where a user has a
computer with internet communication capabilities.
[0146] Methods and systems consistent with the present invention
may allow the process server of the system to be periodically
updated, preferably several times a day. In that operation, the
system connects periodically to a Master Property Database (such as
Multiple Listing Service) to retrieve property information that was
added or changed in the outside database. The retrieved information
is processed and integrated internally into the For-sale Database
and the Sold Databases of the system. The For-sale and Sold
Databases are included in the Property Data 24 shown in FIG. 1 and
are available for searching by the system, as it operates. The
agent and his clients (buyers and sellers) can initiate searches
through the databases, and the databases at times automatically are
searched by the system, as the system updates information or
responds to logins or requests from a user.
[0147] The disclosed system creates a number of internal databases
that are generated, updated, and accessed during its application
and use. In one embodiment, these internal databases include, for
example, a For-Sale Database of properties for-sale, a Sold
Database of Properties sold, an Agent Database of agents and their
profiles, a Sellers Database of sellers and their profiles, a
Buyers Database of buyers and their profiles, a Message Database of
messages to and from an agent, and a To Do Database of calendared
projects created by agents and their clients.
[0148] Consistent with the invention, an agent can provide access
to all of his or her active buyers or sellers. The agent grants
access to an agent's client by placing profile information
regarding the client into the system, to set up an account for the
client. The profile information included for a particular client
can include the client's name and address, phone number, and email
address. The information can further include a seller's property,
the type of property a buyer's is looking for, the geographical
areas of interest, the price range, and other feature criteria,
including "like to have," and "must have" features. The agent can
either allow, or not allow, a given client access to account
features, such as a Buyer's Report (the report of properties
falling within the criteria), or a Property Lookup feature
(allowing a client to perform his or her own searches), or the
appointments feature. In one embodiment, the disclosed systems and
methods may in turn notify the buyers and sellers that their
accounts have been created and give them their respective logins
and passwords. The system creates data for each individual buyer
and seller. The agent and his client (buyer or seller) can access
the information on these databases, at their respective individual
convenience. Moreover, both the agent and client can review the
databases and information at the same time and activate various
system features, while they both are viewing the resultant
webpages.
[0149] When an agent logs into the system, the system in a
preferred embodiment queries the Agent Database to determine the
agent's last login, the Message Database to identify new messages
to the agent, the appointments database to check for appointments,
and the To Do Database to check for any items requiring action. The
agent can activate any of these features to view specific reports.
For example, if the agent wants to review buyer information, he
selects Buyer Services from the menu bar. In a preferred
embodiment, the system then provides the agent with the option of
viewing a variety of reports, such as a Buyer's Report, or a Viewed
List, or a Tagged List, or a Buyer Profile.
[0150] If the agent activates Buyer's List, the system reviews the
Buyer Database and provides the agent with a listing of each buyer,
the buyer's last login, and the last time the agent viewed the
Buyer's Report or the Buyer's Viewed List, or the Buyer's Tagged
List. The Buyer's List for each buyer gives the agent the number
(and earliest date) for any updates since the last time the agent
viewed the information, any new views by the buyer, or any new tags
by the buyer. It also provides the last login for the buyer. In a
preferred embodiment, the system automatically queries the For-sale
Database and identifies to the agent the number of properties that
both match a given buyer's criteria and were added or changed since
the agent last viewed the Buyer's Report. The system, after
querying the User Database, preferably identifies to the agent the
number and identity of properties viewed by the buyer since the
agent last looked at the buyer's Viewed List. The system similarly
identifies the count and identity of properties tagged by the buyer
since the agent last viewed the buyer's Tagged List. The system
also indicates who (the agent or the buyer) tagged the
properties,
[0151] If an agent activates New Activities for a given buyer, the
system will provide a report that highlights and places at the top
of the list all of the New Updates (newly added properties or
changes in property information previously on the list) so that the
agent can immediately be aware of these changes. The system may
mark these highlighted properties as either new or changed, to
assist the user in his review.
[0152] If an agent activates the New Views for a given buyer, the
system will identify to the agent any properties that the buyer has
viewed and place those properties at the top of the list and
highlighted. Similarly, if the agents activates the New Tags for a
given buyer, the system will identify and place at the top of the
list and highlight properties that the buyer has tagged. The Last
Login feature will advise the agent of the last time the buyer used
the system. The system also allows the buyer to request that his
existing search criteria be changed by the agent, and this request
is sent to the agent. All of this information will educate the
agent about his buyer and allow the agent to better serve the buyer
and find a property that the buyer will purchase.
[0153] As shown in FIG. 3, the information provided in a Buyer's
Report can include, for example, a property's address,
sub-division, levels, bedrooms, baths, age, square footage, and
price. The report preferably indicates whether the properties are
actively on the market, or are pending a sale, or have been sold.
As shown in FIG. 4, a user can request and review a list of only
those properties, and their features, that have been tagged.
[0154] As shown in FIG. 6, a user can also view a given property
and thereby receive a photograph of the property. In a preferred
embodiment, additional information regarding the property is
included with the view. Such information can include the area, the
multiple listing number, the age, levels, square footage, price,
bedrooms, heat, type, style, exterior, acreage, $/sq. ft., baths,
water, parking, and any other information in the databases.
[0155] In one embodiment, actions taken by the agent and the buyer
are recorded, for future use. When an agent, buyer, or seller logs
into the system, the date of the login is recorded. When a buyer
views a given property, that choice is monitored and recorded. In
addition, a user can tag a property that he likes, by clicking on
the Tag It link associated with a property. The system checks the
Userstate Database and updates it to indicate who (agent or buyer)
tagged a property, and when. If a viewed property was not
previously in the Buyer Report list, a new record is created with
the buyer's identification, the property multiple listing number,
and a time stamp. When the property listing is tagged, different
tag markers are used, one to indicate that the agent tagged the
property and another to indicate the buyer tagged the property. If
the buyer tags the property, the system preferably sends a message
to the agent, indicating that the buyer tagged a property.
Similarly, if the agent tags the property, the system preferably
sends a message to the buyer, providing notice. Both the buyer and
agent can untag a property.
[0156] Under the systems and methods of the invention, the agent
can provide his buyers or sellers with comparables for a property,
either through reports provided by the agent to his client buyers
or sellers, or through search features that the buyer and seller
can use to perform their own searches, or both. The agent or his
clients can obtain comparables of "for-sale" or "sold" properties
through an automatic search feature, where the search is performed
in response to criteria entered by the agent, seller or buyer, in
response to selections provided on the user's web pages. The user
selects criteria to be used in the search, and the server then
searches though the property database to provide the results. The
"for-sale" comparable feature in response provides the user with a
dynamic listing of comparable "for-sale" properties, from which the
user can review or view detailed information by clicking properties
of interest. The "sold" comparable feature provides a similar
dynamic listing of "sold" comparables. The agent, buyer, or seller
also can perform Property Lookup searches, as explained previously,
to find additional properties that might be a good comparables.
[0157] The agent, buyer, or seller can select, from the properties
found through one or all three of these searches, the specific
property comparables that he wants to use as a comparable listing
to assist him in the real estate process. The agent, seller, or
buyer can then use a Cyber CMA feature to take the selected
comparable properties to create a report that identifies not only
the "for-sale" and "sold" comparables and their characteristics,
but also relevant financial information to provide averages and
even a proposed selling price, or selling price range, or offering
price, or offering price range. Thus, the user, can use the
resultant information to assist him in selecting a potential
offering price by the buyer or listing price for the seller.
[0158] FIG. 21, by way of example, illustrates a web page of an
agent showing comparable features available to the agent. As shown,
the agent by going to a specific property on his CMA list can
activate For-sale Comps, Sold Comps, Property Lookup, Cyber CMA
Report, Edit CMA report, or Give CMA. FIG. 22 illustrates a front
page of a seller and show that the seller similar can activate
For-sale Comps, Sold Comps, Property Lookup, and Cyber CMA. The
buyer has front page with similar features.
[0159] To obtain a "for-sale" or "sold" comparable, the user fills
out a form and identifies a property by its multiple listing
number, or by its address. Through the form, the user can select
criteria for the search and thereby limit the search to properties
listed or sold within a specified period of time (e.g. within 6
months or a year) or within specific geographical areas or within
certain price ranges. The user can further limit the search to
properties of a certain size or having certain features. Once the
form is completed, the profile is assigned an ID number and added
to the CMA Database. The system then queries the For-sale Database
to obtain a "for-sale" listing of comparables or the Sold Database
to find a list of "sold" comparable properties. The Query Rules
applied by a preferred embodiment of the present invention are
shown in FIG. 24, by way of example.
[0160] The search results are provided to the user, preferable in a
dynamic listing that provides a general overview in the list or
table. The system in a table can for each property provide valuable
information such as the properties' identification, location,
levels, number of bedrooms, number of baths, age, sq. footage,
listing price, sales price and so forth. The user can click on
individual properties on the list to view the properties and learn
even more about the specific characteristics of properties of
particular interest.
[0161] Methods and systems consistent with the present invention
may provide the agent with a comparative market analysis list of
each property for which he has performed a search to find
comparables for that property. The list, for example, would include
the identification of the property, and preferably its owner, a CMA
identification number, and a New Activities and New Sales feature.
The system preferably indicates the last time the agent viewed the
respective properties' "for-sale" and "sold" comparables. The
system, when activated by the agent to pull up the comparative
market analysis for a property on the list, preferably will
automatically query the "for-sale" and "sold" databases to find
properties that match the criteria used to provide the previous
comparables, to thereby identify to the agent additions or changes,
and the oldest dates of such additions or changes, again similar to
the buyer list. The new or changed properties are highlighted on
the resulting updated list. By clicking the New Activities feature,
the agent can quickly learn or any new additions or changes to
"for-sale" properties. By clicking on the New Sales feature, the
agent can quickly learn of new sales or pending sales.
[0162] In one embodiment, a comparable report provided by the
invention, called Cyber CMA Report, is available to both the client
and the agent through the invention. The agent or his client first
selects properties from his previous searches to be included in the
Cyber CMA Report. When the Cyber CMA Report feature is activated,
the system then obtains information regarding these selected
properties from the property databases, analyzes the information,
and prepares a report that identifies the properties and provides
statistics and/or graphs. In a preferred embodiment, the Cyber CMA
Report lists several For-sale comparables and provides along with
the specifics for each comparable, the average list price, average
$/sq. ft., days on the market, and average market time for those
properties. It does the same for a separate list of Sold
Comparables. An example of such a CyberCMA Report is shown in FIG.
23. As shown, that report also provides the user with "low price,"
"average price," and "high price" ranges, based on the properties
selected for inclusion in the Cyber CMA Report.
[0163] In one embodiment, the agent's seller is also provided with
a Sold Comps feature. The seller can select Sold Comps from the
menu bar, and a list of properties comparable to the seller's
property is returned. The invention provides this list by
retrieving the seller criteria entered by the agent and querying
the sold property database available to the server. The invention
preferably arranges the properties in the order of comparability to
the seller's property. Recent sales not previously viewed are
highlighted.
[0164] The system also provides the agent with a record of every
message sent to or received from his clients. The system tracks
when messages were sent and received, and records when they are
read. Once an agent logs in, he can activate the Message Center.
The system queries the Message Database for a list of messages
received by the agent and queries the User Database for the names
of the buyers and sellers that sent the agent messages. The
messages are then reported by buyers and sellers. The agent can
also request to see the message that he sent, or that he hasn't
opened. The agent can request only previously viewed messages, or
messages received from a particular buyer or seller.
[0165] Methods and systems consistent with the present invention
preferably may provide an inbox for the agents, sellers, and
buyers. For example, the inbox of the agent preferably notifies the
agent of messages from his client, properties a client tagged and
items in his To Do List. In boxes for the seller and buyer provide
similar notices and information.
[0166] One feature of the disclosed embodiments is that the system
is available not only to the agent, but also to his clients. A
buyer or seller accesses the system by entering his user code. The
system is activated and a front-page is then sent back.
[0167] The Buyer's front page, for example, informs the buyer of
any criteria change to the buyer criteria entered by the agent, any
New Messages, any Tagged Properties, and any To Do items. In one
embodiment, the buyer is provided with his last login date, the
last time the agent changed any criteria, new messages from the
agent, new tags of properties by the agent, and any items requiring
the buyer's attention.
[0168] The buyer can review the list of properties matching the
criteria entered by the agent by selecting Buyer Report from the
menu bar. The system then retrieves the buyer's criteria from the
Buyer Database and queries the For-sale Database to provide an
updated listing of properties matching the buyer's criteria. The
properties are arranged in an updated order with the most recent
properties on top. New and changed properties not previously viewed
by the buyer are marked by highlighting. If, for example, the price
or description of a property changes, the "changed" property will
be placed at the top of the list and highlighted. In one
embodiment, Properties matching the buyer's Must Have and Like to
Have features (entered by the agent) will have a Smile Face or
similar designation added to the beginning of their address,
indicating a "perfect" match. The properties on the list are also
checked against the list of tagged properties stored in the buyer's
profile, and a Tag Marker is added to the display line.
[0169] After viewing the properties on the Buyer Report, the buyer
can clear markers, so that when he requests an updated Buyer Report
at a later time, only the most recently changed, new, or tagged
properties will be marked. As shown in FIG. 6a, the buyer in a
preferred embodiment of the invention can request a Photo Report,
Area Report, or Loan Report for each property on the list.
[0170] In addition to reviewing Buyer Report properties selected
according to the criteria placed into the system by his agent, a
buyer can use the system to perform a Property Lookup search. The
buyer selects the Property Lookup from their menu bar and then
fills out his desired search criteria on a form. For example, the
buyer can input selected criteria, such as target price, price
range, sub-division, street name, or MLS number. The system then
queries the Buyer Database for the buyer's MLS area and also can
query the For-sale Database, to locate properties that match the
criteria entered by the buyer. The search results are provided to
the buyer in a form like that of the Buyer Property List, and the
buyer can view, tag, and study properties in the same manner as
properties on the Buyer Property List. The buyer can tag any
properties of interests, and the agent will be automatically
notified that the buyer tagged a property.
[0171] As a buyer considers properties, he can obtain additional
information about a property. For example, a buyer can request a
Price History Report. The system queries the For-sale Database and
provides the buyer with for the property's address, current price,
last price change date, previous price, and initial listing price.
The buyer can also learn how many days a property has been on the
market. The buyer can also request an Area Sales Report, and the
system searches the Sold Database for properties sold in the same
area during a selected time frame, such as six months, a year, or
two years, and so forth. The buyer can also obtain a Loan Report.
The Loan Report, for example, accepts the listed price and provides
loan information. For example, the Loan Report can provide the user
with the loan information based on a 5%, 10%, and 20% down payment.
The report can also provide tax and insurance costs. The buyer can
also activate a To Do List function and review or enter projects
(and relevant dates) that need to be completed during the home
buying process.
[0172] Embodiments consistent with the invention may allow the
agent and his client to share information. For example, as the
buyer uses the system and reviews property and information, the
buyers can review the buyer criteria placed into the system by the
agent, including the "Like to Have" and the "Must Have" features
and request that the agent make changes. A message is sent to the
agent, who in a preferred embodiment is the only person authorized
to make the changes. Through this system, the buyer can reassess
what is important to him, and the agent will become aware of the
buyer's current thinking and requirements.
[0173] As shown in FIG. 11, the system can provide an agent with a
Seller List that can identify all of the seller properties, along
with any appointments, any seller accounts associated with the
property, and the last login.
[0174] When a seller logs into the system, the system queries the
Seller Database to determine the seller's menu bar format and last
login. The Message Database and the To Do Database are checked for
any items requiring attention, and the resulting information is
received by the seller. If the seller wishes to review Comparisons,
she can select For-sale Comparisons or Sold Comparisons and receive
reports. Any new or changed properties not previously viewed by the
seller are highlighted. The seller, like a buyer, can also select
Property Lookup, fill out search criteria, and receive and review
For-sale or Sold properties matching her criteria.
[0175] The Seller can also select Cyber CMA from the menu bar and
receive the Cyber CMA report from the CMA Database. The seller can
view detailed reports on each comparable, including, for example, a
photograph of the property, its address, the geographical area, the
age, exterior, levels, square footage, price, bedrooms, heat,
basement, MLS #, style, acreage, $/sq. ft., baths, water, parking,
and so forth. In addition, when the seller reviews the results of a
Property Lookup search, she can add properties she selects into her
Cyber CMA Report, as well as remove properties from the report.
[0176] The CMA and Buyer Report service of the disclosed
embodiments may allow agents to authorize and review the
information the sellers or buyers receive and work with his clients
efficiently. An agent can send and receive information that his
clients can review at any time and place. The agent can make online
presentations to buyers or sellers. For example, if the client is
not satisfied with the report CMA property list they receive, they
can review the For-sale Comps and Sold Comps online with the agent
and add or remove CMA properties until they are satisfied with the
reports. If the agent is reviewing the CMA with clients, they can
tour the report properties and discuss why each property was
selected for the report. The agent and buyer can similarly review
Buyer Reports together, review relevant information, revise the
buyer's search criteria, perform new searches, and review the newly
acquired information.
[0177] The system facilitates virtual tours of properties
regardless of where the viewers and agents are located. For
example, an agent in city A and a wife in city B and her husband in
city C can all view the same list of properties at the same time.
If the agent does a conference call, he can take the couple on a
virtual tour by directing the couple to properties to view. In the
preferred embodiment, the system allows multiple users to view a
property list at the same time. Each user is given control of the
viewing process, but viewing can be coordinated since the list on
their respective computers will have identical property information
and are arranged in the same order.
[0178] Various embodiments of the invention have been described in
fulfillment of the various objects of the invention. It should be
recognized that these embodiments are merely illustrative of the
principles of the present invention. Numerous modifications and
adaptations thereof will be apparent to those skilled in the art
without departing from the spirit and scope of the present
invention.
* * * * *