JP2001331729A - System for supporting advertisement of immovables and mediation contract - Google Patents

Abstract

PROBLEM TO BE SOLVED: To solve the problem that the proportion of two-way transactions, which an agency trade desires, to all transactions does not reach 10% and that of one-way transactions is >=90% while sale brokerage commission is set to the legal upper limit by the mediation company as if accepted and cannot be controlled by a seller in a conventional immovables advertisement system. SOLUTION: A selling object record register means which registers the records of objects for sale in a selling object file sets information of sale brokerage commission, which a seller C1 should pay to an agency trade C5, as a first selling object data item in the stage where a buyer-seller contact has been concluded between the seller C1 and a buyer C6 searched by the mediation company C5, and mediation companies C4 and C5 are provided with a selling object data retrieval means which presents at least information of sale brokerage commission set to the first selling object data item.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

The present invention relates to, for example, land,
When a seller wishing to sell real estate such as a detached house or condominium, when advertising a property for sale, the broker may present a selling brokerage commission to be paid to the broker when the sales contract is concluded with the buyer sought. It is possible to flexibly respond to the seller's desired form of real estate sale,
The present invention also relates to a real estate advertisement and brokerage contract support system configured so that a broker can expect an increase in the chance of concluding a brokerage contract and an increase in brokerage commissions.

[0002]

2. Description of the Related Art FIG. 15 is a conceptual diagram showing a form of a conventional real estate sale. In the upper section (A), the broker A10
Has concluded an intermediary contract with both seller U10 and buyer K10. On the other hand, in the lower part (B), the broker A20 has concluded a mediation contract with the buyer K20, and the broker B20 has concluded a mediation contract with the seller U20.

Under the current laws and regulations, in a real estate brokerage contract, the upper limit of the brokerage commission obtained by a broker is set at 3% of the contracted price plus 60,000 yen when the contracted price is 5 million yen or more. ing. This commission rate 3% + 60,000 yen,
It simply sets an upper limit on fees. However, since competition between brokers was not active in the conventional sale of real estate, the brokerage commission was naturally set at the statutory upper limit by the broker.

[0004] The statutory upper limit defines the upper limit of the amount received by the intermediary from either the seller or the buyer. Therefore, as shown in the upper part (A) of FIG. 15, for example, as shown in the upper part (A) of FIG. 15, the brokerage commission is the brokerage commission of 120,000 yen added to 6% of the contract price, Can be obtained. Such a so-called “two-handed transaction” is the most convenient transaction for the intermediary.

However, in a conventional real estate sale, for example,
As shown in the lower part (B) of FIG. 15, the seller U20 and the buyer K
It is customary that an intermediary agent A20 and an intermediary agent B20 intervene separately between the two. It is considered that this is because information on real estate was not sufficiently distributed, and the broker B20 could not find the buyer K20.

[0006] Conventionally, the contents of the buying brokerage business performed by the broker include, for example, (1) finding a selling property that matches the purchase condition desired by the buyer, and (2) finding the price of the selling property. Judging whether it is appropriate, (3)
To determine if the property for sale has any legal issues,
(4) To determine whether there is a practical problem with the property for sale, (5) Assistance in building a mortgage loan, (6) Assistance in receiving a house, (7) Transfer of registration And the like when doing so.

[0007] Of the above (1) to (7), at least (2) to (4), it is considered that specialized knowledge and experience regarding real estate transactions are indispensable. Also,
Regarding (6), it may be necessary to check whether the delivery has been made according to the contract. As described above, the purchase of real estate requires careful procedures, paying attention to various things.If the buyer does not have specialized knowledge of real estate, it is necessary to gain professional knowledge and experience. It is appropriate to seek advice from those who have it.

[0008] On the other hand, the contents of the sales brokerage business conventionally performed by real estate agents include, for example, (1) advice for determining a selling price, (2) advertising for sale, and (3) tour. Arrangements for showing the property to visitors,
(4) Advice on negotiating prices, (5) Advice on sales contracts, (6) Advice on settlement of transactions, etc. It is thought that there is little need. This is because, in the case of purchase, it is basically necessary to carefully check whether there is any problem with the real estate, whereas in the case of sale, it is sufficient to deliver the property at present and receive the price.

[0009] Among the above, only (2) "advertising for sale" does not mean that the seller himself goes to a newspaper company to request an advertisement or to fly a flyer himself. In addition, because of the difficulty, sellers had to resort to intermediaries. In short, it can be said that the sales brokerage business conventionally performed by the real estate agent was mainly an advertising agency business. In that case, 3% + 60,000 yen of the selling brokerage commission paid to the broker can be considered to be quite expensive in view of the actual business contents performed by the broker.

[0010] However, in recent years, the Internet has rapidly spread, and the situation of advertising means has changed completely. In a very rare case, for example, as shown in FIG. 16, the individual seller PU publishes a homepage H10 on an auction site on the Internet I, publishes information on the real estate to be sold on the homepage, and mediates. It is technically possible to advertise to Buyer K without going through a trader.

On the other hand, brokers have recently used the Internet as an advertising medium for acquiring buyers. For example, in FIG. 16, an intermediary B having sellers U10 to U30 who have received the sales intermediation as a customer,
Company homepage H2 established on Internet I
At 0, the sale conditions of the real estate desired by the sellers U10 to U30 are posted, and an attempt is made to acquire the buyer K.

[0012] Further, for example, if the advertising agency is an intermediary B
In some cases, upon receiving a request for a proxy for an advertisement, information on properties for sale by sellers U10 to U30 is collected and posted on the home page of the advertising agency on the Internet I.

[0013] In the above, the broker B is the buyer K10
First, the attempt to acquire the buyer K without bringing the story to the intermediary A having K30 as a customer is a two-handed transaction if the intermediary B can find the buyer K by himself, and 6% +
This is because a brokerage fee of 120,000 yen is obtained.

[0014]

However, for example, in a conventional real estate advertisement system as shown in FIG. 16, problems 1 to 3 as described below have occurred.

Problem 1: As described above, the commission rate of sales brokerage of 3% + 60,000 yen is considerably expensive in view of the substantial business contents performed by the sales brokerage company. Sales brokers do not always search for buyers, but their main business is to connect them to advertising media. However, conventionally, it was practically impossible to reduce the selling commission by 3% + 60,000 yen.

On the other hand, in selling real estate, the seller sometimes desires to sell the real estate as quickly and advantageously as possible by actively using the broker. As described above, since the selling brokerage commission is paid from the seller to the intermediary, it is originally desirable that the seller can flexibly control the seller according to how the intermediary wants to move.

However, in the conventional real estate advertisement system, the broker has the initiative as described above,
In most cases, brokerage commissions are naturally set at statutory limits by brokers, and it was impossible for sellers to control this.

On the other hand, according to a certain statistic, it is said that even in the current situation where the Internet is widespread, the two-handed transaction desired by the intermediary company is less than 10% of the entire transaction. For example, FIG.
When the broker B introduces the seller U20 to the broker A through the real estate information system S dedicated to the broker, a so-called "one-handed transaction" in which a conditionally attractive buyer K20 is found and the contract is concluded. Occupy more than 90% of the total.

As described above, it is difficult to expect a two-handed transaction in which both the sale brokerage and the buy brokerage have the legal upper limits. From the broker's point of view, if there is a mechanism that allows sellers to receive brokerage commissions on condition that they find a buyer, they can expect an increase in brokerage commissions rather than one-handed transactions. . However, in a conventional real estate advertisement system, a mechanism for creating such a new form of two-handed transaction has not been adopted at all.

Problem 2: When a seller puts an article for sale on an advertisement, it is difficult to determine the selling price of the property because if it is high, it becomes difficult to sell it, and if it is cheap, it loses the opportunity to sell it high. There are cases. However, when an intermediary advertises, it is prohibited by the fair competition rules to advertise without specifying the sale price.

On the other hand, when placing an advertisement on an individual basis, it is possible to set the sale price to "consult consultation". Is difficult in practice, so the seller may choose to sell it without specifying the price. However, for example, on the homepage H10 of the auction site shown in FIG. 16, if the individual seller PU puts out an advertisement without presenting a sale price, no hit occurs when the buyer K searches for the price condition. However, there is a problem that the opportunity for the buyer K to see the advertisement is considerably reduced, and even if there is a purchase offer once, if the display remains "display consultation," There is a problem in that buyers who browse properties for sale one after another flow to other properties without knowing whether it is easy or not and find buyers in a timely manner.

Task 3: As described above, the commission rate of 3% + 60,000 yen for the purchase brokerage merely defines the upper limit of the commission rate. Conventionally, however, competition between brokers has not been active, and in many cases, the brokerage commission has also been set to the statutory upper limit in most cases. In addition, there were situations in which buyers were paying a statutory upper limit fee as a matter of course without even being informed that it was the upper limit.

The present invention has been made in view of the above-mentioned conventional problems. That is, according to the present invention, when a seller places an advertisement for a property for sale, on the condition that the broker finds the buyer, the seller can present a selling brokerage commission to be paid to the broker when the sales contract is concluded with the buyer. It is possible to flexibly control brokers according to the seller's desired form of real estate sale, and for brokers to increase the chances of establishing brokerage contracts and increase revenues from brokerage commissions. A first object is to provide a support system for advertisements and mediation contracts.

[0024]

In order to achieve the first object, according to the first aspect of the present invention, a real estate advertisement and mediation contract support system stores a sale in a secondary storage device of a server. A storage area of a property file for storing data relating to a desired real estate is provided, and the property file registration means for registering a property record in the property file is provided. At the stage when the sales contract is concluded with the buyer, the seller sets the information of the selling brokerage commission to be paid to the broker in the selling property record as the first selling property data item. , At least the first
By providing a sale property data search means that presents information on the brokerage commission set in the sale property data item, the seller will pay the brokerage commission to the broker who searched for the buyer at the stage when the sales contract was concluded It is now possible to apply for an intermediary contract.

[0025] In this manner, the seller can present the selling brokerage commission to be paid to the broker under the condition that the broker finds the buyer, and can advertise the property for sale. Therefore, if the seller wants to save the commission as much as possible, the seller can present the selling commission as, for example, 1.5% of the contract price, or set the selling commission to 0 and put it in the advertisement. It becomes possible.
If the seller wants to sell the real estate quickly and advantageously by actively using the broker, the selling brokerage commission can be set to the legal upper limit.

On the other hand, the broker can be considered to be more advantageous than a one-handed transaction because a brokerage fee can be obtained from the seller if only the buyer can be found.
In addition, for properties for which a statutory maximum selling commission has been presented, we can work harder to find a buyer.

In addition to the above, in order to solve the aforementioned problem 2, in the real estate advertisement and mediation contract support system according to claim 2 of the present invention, the sale price is set in the sale property record. A second sale property data item to be set, a third sale property data item to set the lower limit of the search price range,
And at least a fourth sale property data item for setting an upper limit of the search price range.
Whether to set a fixed sale price in the second sale property data item, and when not setting a fixed sale price in the second sale property data item, search prices in the third and fourth sale property data items. Offers means for selecting whether or not to set the lower and upper limits of the belt, and provides agents and buyers with a property data search means including means for searching by specifying a range of sale prices. When the search is performed using this means, the sale property record in which the sale price set in the second sale property data item is included in the range of the sale price specified at the time of the search, and the third sale property record Both the lower limit value set in the data item, the upper limit value range set in the fourth sale property data item, and the sale property record in which the sale price range specified at the time of the search overlaps, While extracting, the second sale property data item For sale property records that certain of the sale price is not set in, with respect to brokers and purchasers, certain of the sale price it is was so as not presented. By doing so, it is possible to solve the problem that even when the seller puts out an advertisement without presenting a certain sale price, it is difficult for the broker and the purchaser to search for it.

Further, in order to solve the above-mentioned problem 2, in the real estate advertisement and mediation contract support system according to claim 6 of the present invention, a fixed sale price is set in the second sale property data item. 8. A negotiation history page for the sale property, which is linked from a general or trader homepage created based on the data of the sale property record that is not available and can be viewed, according to the present invention, In the real estate advertisement and mediation contract support system, the items described on the negotiation history page can be deleted only by the seller or the server administrator at any time.

In addition to the above, in order to solve the above-mentioned problem 3, in the real estate advertisement and mediation contract support system according to claim 3 of the present invention, the broker record includes The first intermediary that sets information on the commission of the buyer to be received from the buyer who has become the buyer at the stage when the seller and the purchase applicant have concluded the purchase contract when requested to accept the purchase intermediary. At least a broker data item is provided, and a broker record registering means is provided to the broker, while at least information on the buying brokerage fee set in the first broker data item is provided to the purchaser. We have decided to provide a means to search for and sell property data.

[0030] In this manner, the purchase applicant can search for a property for sale while referring to the information on the purchase brokerage commission. On the other hand, the broker can present the purchase brokerage commission to the purchaser in advance.

[0031]

DESCRIPTION OF THE PREFERRED EMBODIMENTS Next, an embodiment of a system for supporting real estate advertisement and brokerage contract (hereinafter referred to as the present system) according to the present invention will be described. Hereinafter, the corporate organization that operates this system is referred to as “this site” including its infrastructure environment.

In this system, the embodiment of the article record registration means is an embodiment in which a seller inputs necessary data from a terminal connected to a server via a communication line and directly registers an article record for sale. However, the seller may be provided only with a means for registering for sale property record registration.

[0033] In the latter case, when the seller applies for advertisement posting of a property to be sold, the site requests a pre-registered intermediary company to confirm the property of the property. It is assumed that the registration of the sale property record is performed by an intermediary company who has visited the property confirmation, or that the staff of this site performs the registration based on data sent by e-mail or the like from the intermediary agent.

As for the above points, any method can be adopted as the present system. However, for sellers, only the means for applying for sale property record registration are provided, and the intermediary company goes to the property confirmation and confirms that there is no error in the applied content, and then registers the sale property record. However, it is desirable because the content of the advertisement is checked by a third party, and the reliability of the data can be secured.

Further, in the present system, the embodiment of the intermediary record registration means is such that the intermediary inputs required data from a terminal connected to the server via a communication line, and directly stores the intermediary record. The registration form may be used, or the staff of the site may register based on data such as facsimile and electronic mail sent from an intermediary company.

Regarding the above points, it is considered that which method should be selected may be appropriately selected and determined according to a request from an intermediary company.

[0037]

DESCRIPTION OF THE PREFERRED EMBODIMENTS The present system will be described below based on one embodiment shown in FIGS. FIG. 1 is a system configuration diagram of this embodiment, FIG. 2 is a layout diagram of a sale property record in this embodiment, FIG. 3 is a layout diagram of an intermediary record in this embodiment, and FIG. 4 is a business model of this embodiment. FIG. 5 is an explanatory view of a sale property record registration application screen in the present embodiment, FIG. 6 is an explanatory view of an e-mail transmitted in a new property registration notification process in the present embodiment, and FIG. 7 is a view in the present embodiment. Explanatory diagram of a sale property data search screen, FIG. 8
FIG. 9 is an explanatory diagram of a general homepage in this embodiment, and FIG.
FIG. 1 is an explanatory diagram of a homepage for a trader in this embodiment, and FIG.
0 is an explanatory diagram of a negotiation history page in the present embodiment, FIG.
FIG. 12 is a conceptual diagram showing another business model in this embodiment, FIG. 12 is an explanatory diagram of an intermediary agent record registration screen in this embodiment, and FIG. 13 is an explanatory diagram showing another example of a general homepage in this embodiment. FIG. 14 is an explanatory diagram of the broker selection screen in the present embodiment.

FIG. 1 is a system configuration diagram of the present embodiment. In FIG. 1, reference numeral 1 denotes a server, which includes a secondary storage device 2 such as a magnetic disk device or an optical disk device. The server 1 is connected to the Internet I via a LAN 11 and a router 12. Reference numeral 13 denotes a terminal, which is connected to the Internet I via a modem 14, similarly to the server 1. The terminal 13 has a CRT
In addition to output devices such as printer and printer device 15, a keyboard,
Necessary input devices such as a mouse and a scanner device are connected.

In the secondary storage device 2 of the server 1, the property file 3, the broker file 4, the HTML for the broker are stored.
At least a storage area for the source 5 and the HTML source 6 for the purchaser is provided. Of these, the file organization of the sales property file 3 and the broker file 4 may be any as long as a key search is possible. For example, a relational database or the like can be used. HTML source 5 for brokers, HTML source 6 for buyers
Need not be a permanent file, but a temporary file whose storage area is temporarily reserved only when the screen information is transmitted and received between the server 1 and the terminal 13 can be used.

Next, the configuration of software used in the present system will be described. The browser 16 installed in the terminal 13 specifies the URL address, requests the server 1 for an HTML source,
This software is capable of analyzing an HTML source transmitted from Pd17 and displaying a homepage.

The browser 16 registers, updates, and searches for a record in the property file 3 or the broker file 4.
When the extraction or the like is requested, the HTTPd 17 becomes CGI1
8 and notifies the middleware 19. The middleware 19 passes, for example, an SQL sentence for search to the DBMS 20, and the DBMS 20 accesses the sales property file 3 or the broker file 4 in accordance with the SQL sentence.

The data of the search result is passed to the CGI 18 via the DBMS 20 and the middleware 19, and the CGI 1
8 secures a temporary storage area of the purchaser's HTML source 6, for example. And this purchaser's HT
The ML source 6 uses a browser 16 by HTTPd 17.
When the browser 16 analyzes the HTML source, a general homepage is displayed on the CRT of the terminal 13 as a search result.

Note that the software configuration of FIG. 1 shows an example when the present system is implemented, and it goes without saying that the present system can be realized by another software configuration.

FIG. 2 shows an example of the layout of a property record registered in the property file 3. In the sale property record A0, a first sale property data item A1 in which information of a sales brokerage fee is set, a second sale property data item A2 in which a sale price is set, and a second sale property data item A2 in which a search price range lower limit is set. At least three sale property data items A3, a fourth sale property data item A4 in which the upper limit of the search price range is set, and a fifth sale property data item A5 in which information on the location of the sale property is set are provided. .

Among them, the first sale property data item A1 includes, as selling brokerage commissions presented by the seller to the broker, for example, “0”, “1.5%”, “3% + 60,000 yen”
Is set.

FIG. 2 is an example of a record layout, and there is no particular limitation on the positions and order in which the first to fifth for-sale property data items are provided. In addition, an index file may be provided for the first to fifth for-sale property data items in order to improve search performance.

An example of the layout of the broker record registered in the broker file 4 is as shown in FIG. In the intermediary agent record B0, a first intermediary agent data item B1 in which information on a buying intermediary fee is set, a second intermediary agent data item B2 in which information on a business area of the intermediary agent is set, a task in charge of the intermediary agent There is provided at least a third intermediary data item B3 in which information relating to information is set, and a fourth intermediary data item B4 in which information relating to the e-mail address or FAX number of the intermediary is set.

Among these, the first intermediary agent data item B1 contains, as the intermediation commission received from the buyer when the intermediary agent is accepted through the present system, for example, “3%”, “1. Information such as "5%" and "consultation" are set. In the second intermediary agent data item B2, information on prefectures such as “Kyoto” and “Osaka” is set as the business area, and the third intermediary agent data item B3 is set.
In the system, for example,
Information such as "browsing for sale", "acceptance of buying brokerage", and "property investigation" is set.

FIG. 3 is an example of a record layout, and the positions and order in which the first to fourth intermediary data items are provided are not particularly limited. Also,
To improve search performance, an index file may be provided for the first to fourth intermediary data items.

Here, the outline of the business model C0 in the present system will be described with reference to FIG. In FIG. 4, the seller C1 is, for example, an Internet, a telephone,
Apply for registration of a property for sale to this site by facsimile, mail, or other means (1). Upon receiving an application for registration from the seller C1, the site requests, for example, an intermediary agent C2 near the location of the property to perform property confirmation.

The broker C2, which has received the request for the property confirmation,
We will go to the location and conduct a detailed survey of the property, create a floor plan, take a picture, etc. (2), create data on the contents of the advertisement, and send it to our site (3). This site registers the article for sale after obtaining the seller's consent for the content of the sent advertisement (4). When an HTML source created based on the data of the sale property record is transmitted to the terminal, a home page is displayed on the terminal.

This home page is divided into a general home page and a trader home page.
3, a general URL address for browsing the general homepage is provided. Meanwhile, brokers C4 and C4
For 5, in addition to the general URL address, a URL for the trader who can browse the homepage for the trader is provided, and detailed information such as the contact information of the seller and the selling brokerage commission can be viewed (5).

At this time, the seller can present a selling brokerage commission to be paid to the broker on condition that the broker finds the buyer. In addition, the seller can put up the sale without offering a certain sale price.

When the sale property record is newly registered, a new property registration notification process is executed on the server, and the information of the newly registered property is notified to the brokers C4 and C5 by e-mail or FAX. Is done.

The broker C5 who has found the buyer C6 for a certain article for sale concludes a brokerage contract with the buyer C6 as usual (6). On the other hand, the seller C1 is the seller C1
Concludes a brokerage agreement for the commission presented beforehand (7). Then, when a sales contract is concluded between the seller C1 and the buyer C6 (8), the intermediary agent C5 pays a certain fee to the site (9).

The outline of the business model C0 in the present system has been described above. Next, various means employed in the present system to realize the business model C0 will be described.

FIG. 5 is an explanatory diagram showing a sale property record registration application screen D0 used as sale property record registration means in this embodiment. In this embodiment, the data is entered on the sale property record registration application screen D0 by:
The seller. In FIG. 5, D1 is a selling brokerage commission input field, D2 is a selling price input field,
D3 is the search price range lower limit input field, and D4
Indicates a search price range upper limit input field, and D5 indicates a location input field.

As described above, in this embodiment, the sale property record registration means determines whether or not to input data in the sale price input field D2, and when no data is input in D2.
It includes means for selecting whether or not to input data into the search price range lower limit value input field D3 and the search price range upper limit value input field D4.

When the seller applies for registration of a property record using the screen D0, the site requests a broker near the location of the property or a broker desired by the seller to confirm the property. . Upon receiving the request for confirmation of the property, the broker goes to the location, conducts a detailed survey of the property, creates a floor plan, takes a picture, etc., creates data of the advertising content, and sends it to this site .

After obtaining the seller's consent for the sent advertisement content, the staff of the site sells the property record A0.
Register At this time, D1, D2, D3, D4, D5 confirmed that the contents were correct by the property confirmation.
The data input from the input fields such as the first sale property data item A1, the second sale property data item A2, the third sale property data item A3, the fourth sale property data item A4, and the fifth
This is set in the sale property data item A5 or the like.

In this embodiment, the seller is provided only with a means for applying for registration of a property record. As described above, the reason why the sale property record is registered after the property confirmation is performed is that the reliability of the advertisement content can be improved by checking a third party.

In this embodiment, when a sale property record is newly registered, the information set in the fifth sale property data item A5 and the information set in the second broker data item B2 are set on the server. A first step of extracting an intermediary record in which both information matches by comparing the information with the existing information, and the information set in the third intermediary data item A3 includes “browsing for sale” and / or “ A second step of extracting a broker record including "acceptance";
E-mail address or F set in the fourth broker data item A4 of the broker record extracted in the step
A new property registration notification process is performed in which the third step of transmitting data of the newly registered property record by email or facsimile to the AX number as a destination is sequentially performed.

In this manner, the broker can know the information of the new property in the form of e-mail or facsimile when the property record is registered, without frequently searching the property file. Can be. In addition, the seller can quickly transmit the information of the registered article for sale to a number of intermediaries.

The processing of adding a sales property data item for setting information of an intermediary that the seller does not want to have the information flow, and not extracting the intermediary record corresponding to the condition is described above. By adding this to the second step, it is possible to prevent an e-mail or a facsimile from being sent to an intermediary that the seller does not want to have the information flow.

FIG. 6 is an explanatory diagram showing an e-mail M0 transmitted to the intermediary in the new property registration notification processing of this embodiment. In FIG. 6, M1 denotes a property information column on which information such as the location of the property is displayed, and M2 denotes a button on which a URL address for a trader that enables access to a homepage for a trader is displayed.

As described above, in the present embodiment, the button M2 on which the URL for the trader is displayed exists in the e-mail sent to the broker. Therefore, the broker can simply click on the button M2 to link the e-mail software and the browser software to browse the trader's home page on which the information on the article for sale is posted. By doing so, the operability is improved for the intermediary, and information is less likely to be overlooked. In addition,
In the present embodiment, an example in which the URL address is distinguished between the trader's and the general's is disclosed, but the trader's login password that allows the user to log in from the general's homepage to the trader's homepage may be provided only to the broker. Either method can provide an effect that information that is not desired to be viewed by a general purchaser (for example, detailed information on the address of a property for sale) can be provided only to an intermediary agent.

FIG. 7 is an explanatory diagram showing a sale property data search screen E0 used as a sale property data search means in the present embodiment. It is the intermediary company and the purchaser who input data on the sale property data search screen and search and browse the sale property data. In FIG. 7, E1 indicates a lower limit value input field for inputting a lower limit value of a selling price, and E2 indicates an upper limit value input field for inputting an upper limit value of a selling price.

As described above, the selling property data searching means of this embodiment includes means for searching by designating the range of the selling price. When the intermediary agent or the purchaser sets the data in E1 and E2 and executes the search using this means, the following processing is executed on the server. That is, for the sale property record for which the sale price is set in the second sale property record A2, the value is E1 to E2.
If it is within the range, extraction is performed. Further, for the sale property record for which no data is set in the second sale property record A2, between the range of E1 to E2 and the range of the third sale property data item A3 to the fourth sale property data item A4, If there is an overlap, extraction is performed.

In addition to the above E1 and E2, a location input field E3 for inputting the location of the property and a property type input field E4 for inputting the type of the property are provided on the sale property data search screen E0. Data can also be narrowed down by type conditions.

FIG. 8 is an explanatory diagram of the general homepage F0 created based on the sale article record hit when the search is performed by designating the range of the sale price in FIG.
Indicates a sale price display field for displaying information on the second sale property data item A2. In FIG. 8, the sale price is not set in the second sale property data item A2,
In the sale property data item A3 and the fourth sale property data item A4, a sale property record in which the lower limit value and the upper limit value of the search price range are set has been hit. Is displayed.

By doing so, in this embodiment, if the intermediary agent or the purchaser searches by specifying the sales price range, as shown in FIG. 8, the seller does not set a certain sales price. There is an effect that the sale property record also hits, but the sale price information is not displayed.

The general homepage F0 includes, for example, the nearest transportation means, location, land area, private road area,
Property summary column F2, which contains information such as floor plan, building coverage, floor area ratio, orientation, on-site parking lot availability, delivery time, age, management costs, availability of public finance, etc. And the like, and an image file column F4 to which an image file is attached as an image file, such as a guide column F3 from the owner who publishes the information, an appearance of the entrance, a view from the veranda and the like. F5 indicates a button for moving to a negotiation history page described later.

The seller adds a sale property data item for setting any of “arbitrary”, “request”, and “rejection” with respect to the purchase brokerage of the sale property, and searches the data for sale property data. It may be displayed on the general homepage F0 displayed by means. By doing so, for example, when the seller wants to proceed with negotiations in a business-like manner, the buyer can set the purchase brokerage as a “request” and can avoid the purchase application from the individual buyer in advance. In addition, when an advertisement is to be directed to an individual buyer, the purchase intermediation may be set to “rejection”.

FIG. 9 is an explanatory diagram showing a homepage G0 for a trader in which electronic mail software and browser software are displayed in cooperation with each other when a button M2 is clicked in FIG. The trader's homepage G0 is provided with a sales commission display field G1 for displaying information of the first sale property data item A1, a location display field G2 for displaying information of the fifth sale property data item as it is, and the like.

In this manner, the seller can present a selling article advertisement by presenting a selling commission to be paid to the broker on condition that the broker finds the buyer. Therefore, when the seller wants to save the commission as much as possible, for example, as shown in FIG. 9, the selling commission can be presented as 1.5%, and the selling commission is set to 0 and put on the advertisement. You can also. In addition, if you want to sell real estate quickly and profitably by actively using an intermediary, it is possible to set the selling intermediary commission to the legal upper limit and put it on an advertisement.

On the other hand, the broker also considers that it is more advantageous than the one-handed transaction if the buyer can find the buyer after looking at the advertisement information as shown in FIG. be able to. In addition, for properties for sale where the brokerage commission is set at the legal upper limit, we will do our best to find a buyer.

[0077] Even if the seller puts an advertisement with the selling brokerage commission set to 0, the buyer can obtain the usual buying brokerage commission from the buyer, so the broker considers the same as a normal one-handed transaction. be able to.

FIG. 10 shows a negotiation history button F in FIG.
It is explanatory drawing showing the negotiation history page H0 displayed by clicking 5. The negotiation history page H0 is linked from the general homepage created based on the information of the sale property record in which the information indicating that a certain sale price is not displayed in the second sale property data item A2 is viewed by anyone. It is possible to do.

The negotiation history page H0 includes, for example, the property code H1, the price H2 presented in the previous negotiation,
Information such as the party H3 who refused and the reason H4 who refused is posted. Information posted on this negotiation history page is reported to the site by means of the Internet, e-mail, FAX, etc., from the purchase applicant who has refused to conclude the sales contract as a result of price negotiations, and the staff of this site You can also register, or the seller can connect to the Internet using communication software from his terminal, display the negotiation history page with browser software, and click the display of writing corresponding to each item, You can also register by entering the set individual password.

In this embodiment, the information posted on the negotiation history page is such that the seller or the like can use the Internet, e-mail, FA
When requesting this site by means such as X, or when a predetermined reason arises, the staff of this site enters the password for the administrator, and the seller connects to the Internet using communication software from his terminal. After connecting, displaying the negotiation history page with the browser software, clicking the display of the edit corresponding to each item, inputting a preset individual password, it is possible to delete at any time.
This means, for example, that if the seller's thinking has changed in the future, even if it is a contract price that was previously refused by the seller, it will be possible to avoid missing a trading opportunity when the seller's thinking changes. However, only the seller and the server administrator can register or delete the negotiation history.

In this manner, the broker or the purchaser who searches the sale property record can browse the negotiation history of the property and know the value which has been rejected by the seller in the past. Therefore, brokers and prospective buyers
The selling price desired by the seller can be estimated in accordance with the situation at that time, and can be used as a reference when deciding whether or not to apply for a purchase of the article for sale.

Next, a second business model J0 according to the present system will be described with reference to FIG. In FIG. 11, after the seller J1 applies for registration of a property for sale (1), the site registers a property record for sale (4), and opens a home page for general and traders (5). The flow is the same as the business model described above.

The following points are different as a business model. That is, the purchaser J2 who browses the general homepage selects the intermediary agent J3 when making an offer to purchase a certain property (6). Purchaser J
2 concludes a buying brokerage contract with the selected broker J3. At this time, the purchase brokerage commission is a commission previously presented to the purchase applicant by the broker J3 (7).

The broker J3 negotiates with the seller J1 of the article to be sold, and after the contract is concluded, concludes a brokerage contract with the seller J1 (8). The selling brokerage commission at this time is the commission that the seller J1 has previously presented to the broker. Then, when a sales contract is concluded between the seller J1 and the purchase applicant J2 (8), the broker J3 pays a certain fee to the site (9).

The above is the outline of the second business model according to the present system. Next, various means employed in the present system to realize this business model will be described.

FIG. 12 is an explanatory diagram showing an intermediary agent record registration screen K0 used as an intermediary agent record registration means in this embodiment. In FIG. 12, K1 is
A buy brokerage commission input field for setting data in the first broker data item B1, K2 is a business area input field for setting data in the second broker data item B2, and K3 is a third broker data entry field. Trader data item B
Reference numeral 3 denotes an assigned work input field for setting data, and K4 denotes an e-mail address input field for setting data in the fourth intermediary data item. In this embodiment, the broker record registration means is provided to the broker.

Next, FIG. 13 is an explanatory diagram showing the general homepage N0 found by the purchaser using the above-mentioned sale property data search screen E0. In FIG.
N1 indicates a buying commission display field,
This is a display of the information of the purchase brokerage commission set in the first brokerage agent data item B1 described above.

In this way, the purchase applicant can search for a property for sale while referring to the information on the purchase brokerage commission presented in advance by the broker. on the other hand,
The intermediary can set the buying commission cheaply as needed. The sale property in FIG. 13 is a property in which the seller requests a specific broker to sell the activity, as “broker” is displayed in the transaction mode display field N2.

FIG. 14 is an explanatory diagram showing an intermediary selection screen L0 in which the seller selects an intermediary. L1 is a button for checking when the seller requests this intermediary to sell. L2 is a button to be checked when the seller requests this broker to confirm the property, and L3 is
A button to be checked is displayed when the seller does not wish to use this intermediary agent as a property confirmation agent.

As described above, according to the present system, the seller can advertise to many intermediaries,
In the present embodiment, when there is a specific broker that the seller wants to request for the sale activity or the property confirmation, the seller can be designated. It is also possible to specify an intermediary that does not want to confirm the property.

In this embodiment, in the third step of the above-mentioned new property registration notifying process, an e-mail or FA
Although an example of transmitting X has been disclosed, a data transmission service may be used in which transmission is performed by e-mail and reception is performed by FAX.

Further, in this embodiment, for example, an intermediary selection screen as shown in FIG. 14 is disclosed, but a screen for posting data relating to the rating of the intermediary may be provided separately. In this case, the rating is set, for example, by setting evaluation items such as quickness of work, accuracy of knowledge about real estate, etc., and referring to ex-post evaluations by sellers and buyers, for example, in a three-level evaluation of A, B, C. It shall be. In this way, the seller and the buyer can refer to when selecting an intermediary. On the other hand, an intermediary can have a strong advertising effect if it can maintain a high rating.

[0093]

As described above, in the present system, the seller, on the condition that the broker finds the buyer,
By presenting the selling commission to be paid to the broker, it becomes possible to place an advertisement for the property for sale. Therefore, if the seller wants to save the commission as much as possible, the seller can present the selling brokerage commission as, for example, 1.5% of the contract price, or actively use the broker,
If you want to sell your property quickly and profitably, you can set your selling brokerage commission at the legal limit and place it in your ad.

Therefore, in the real estate sale using the present system, the initiative of the real estate sale, which was conventionally provided by the intermediary,
It will be possible to get it back to the seller. On the other hand, brokers should also expect to increase the chances of concluding brokerage contracts and increase brokerage commissions by increasing the number of new forms of two-handed transactions that allow sellers to receive brokerage commissions on condition that they find buyers. Can be.

In the real estate industry in the past, there was no competition between brokers for brokerage fees, and the rewards were distributed among a plurality of dealers. Therefore, in the conventional real estate advertising system, the seller and the buyer can flexibly control the broker and buy and sell the real estate independently. There was no mechanism to create. This system breaks down the conventional situation and promotes competition between intermediaries. For example, it is expected that excellent effects can be expected, for example, the commission rate of sales brokerage is expected to fall at once. .

[Brief description of the drawings]

FIG. 1 is a system configuration diagram of an embodiment.

FIG. 2 is a layout diagram of a for-sale article record in the embodiment.

FIG. 3 is a layout diagram of a broker record in the embodiment.

FIG. 4 is a conceptual diagram showing a business model of the embodiment.

FIG. 5 is an explanatory diagram of a sale property record registration application screen in the embodiment.

FIG. 6 is an explanatory diagram of an e-mail transmitted in a new property registration notification process in the embodiment.

FIG. 7 is an explanatory diagram of a for-sale article data search screen in the embodiment.

FIG. 8 is an explanatory diagram of a general homepage according to the present embodiment.

FIG. 9 is an explanatory diagram of a trader's homepage in this embodiment.

FIG. 10 is an explanatory diagram of a negotiation history page in the embodiment.

FIG. 11 is a conceptual diagram showing another business model in the embodiment.

FIG. 12 is an explanatory diagram of an intermediary company record registration screen in the embodiment.

FIG. 13 is an explanatory diagram showing another example of the general homepage in this embodiment.

FIG. 14 is an explanatory diagram of a broker selection screen according to the present embodiment.

FIG. 15 is a conceptual diagram showing a conventional form of real estate sale.

FIG. 16 is a conceptual diagram showing a conventional real estate advertisement system.

[Explanation of symbols]

 DESCRIPTION OF SYMBOLS 1 Server 2 Secondary storage device 3 Sale property file 4 Broker file 5 Broker HTML source 6 HTML source for purchase applicant A0 Sale property record A1 First sale property data item A2 Second sale property data item A3 Third sale Property data item A4 Fourth sale property data item A5 Fifth sale property data item B0 Broker record B1 First broker data item B2 Second broker data item B3 Third broker data item B4 Fourth broker data item

Continued on the front page (51) Int.Cl. ⁷ Identification symbol FI Theme coat II (reference) G06F 17/60 504 G06F 17/60 504 17/30 110 17/30 110F 170 170Z

Claims (7)

[Claims] Claims: 1. A secondary storage device of a server is provided with a storage area of a property file for storing data relating to real estate desired to be sold, and a property record registering means for registering a property record in the property file. In addition, a real estate advertisement and brokerage contract support system in which the seller can apply for a brokerage contract to pay a brokerage commission to the broker who searched for the buyer at the stage when the sales contract was closed, and the selling property record registration means At the stage when the sales contract is concluded between the seller and the buyer sought by the broker, the seller sets the information of the brokerage commission to be paid to the broker as the first sale property data item in the sale property record. For the intermediary, a sale property data search means for presenting at least information on the sale commission set in the first sale property data item is provided. A support system for real estate advertisements and brokerage contracts, which is provided. 2. The sale property record includes a second sale property data item for setting a sale price, a third sale property data item for setting a lower limit value of a search price range, and an upper limit value of a search price range. At least a fourth sale item data item for setting the sale item record registration means. The sale item record registration means determines whether or not a fixed sale price is set for the second sale item data item. Means for selecting whether to set the lower limit and the upper limit of the search price range in the third and fourth sale property data items when a fixed sale price is not set, Is provided with a sale property data search means including means for specifying and searching for a range of sale prices, and when a search is performed using this means, the sale price set in the second sale property data item is provided. Sale price range specified during search The sale property record included in the box, the lower limit set in the third sale property data item, and the fourth
While extracting both the upper limit value range set in the sale property data item and the sale property record having an overlap between the sale price range specified at the time of the search, the second sale property data item 2. The real estate advertisement and brokerage contract support according to claim 1, wherein a fixed sale price is not presented to a broker and a purchaser for a property record for which a certain sale price is not set. system. 3. A secondary storage device of the server is provided with a storage area of an intermediary file for storing data on the intermediary agent, and an intermediary agent record registering means for registering an intermediary agent record in the intermediary agent file. The broker record indicates that when a buyer wishes to take over the purchase brokerage, the buyer and the buyer wish to receive the purchase from the buyer who has become the buyer when the sales contract is concluded. At least a first intermediary data item for setting information of an intermediary fee is provided, and the intermediary record registration means is provided to the intermediary, while at least the first intermediary data is provided to a purchaser. 3. A selling property data search means for presenting information on a buying commission set in an item is provided.
Advertisement and brokerage contract support system for real estate described. 4. The intermediary agent record includes a second intermediary agent data item for setting information relating to the business area of the intermediary agent, a third intermediary agent data item for setting information relating to the work in charge of the intermediary agent, At least a fourth intermediary data item for setting information relating to the e-mail address or FAX number of the intermediary agent, wherein the for-sale article record includes information on the location of the for-sale article. When at least a property record is newly registered, the information set in the fifth property data item is compared with the information set in the second broker data item to obtain both information. A first step of extracting an intermediary agent record that matches, browsing and listing of a property for sale in the information set in the third intermediary agent data item And / or a second step of extracting an intermediary record including the acceptance of a buying intermediation, and an e-mail address or a fax number set in the fourth intermediary data item of the intermediary record extracted in the second step. A third step of transmitting the data of the newly registered sale property record by e-mail or facsimile;
4. A support system for real estate advertisement and brokerage contract according to claim 3, wherein a new property registration notification process is performed, which sequentially performs the following. 5. A storage area of an HTML source for a purchaser created on the basis of data stored in the sale article record in a secondary storage device of the server, and an HTML for an intermediary company.
A source storage area is provided, and for a purchaser, a general UR that can receive the purchaser's HTML source is provided.
While providing the L address to browse the homepage for general use, the e-mail transmitted in the new property registration notification processing is sent to the intermediary agent by the HT for the intermediary agent.
Providing a URL for the trader who can receive the ML source to browse the trader's homepage, or providing a login password for the trader who can log in to the trader's homepage from the general homepage and browsing the trader's homepage The support system for advertisement of real estate and brokerage contract according to claim 4, characterized in that: 6. It is possible to browse and link the second sale property data item from a general or trader homepage created based on data of sale property records for which a certain sale price is not set. 6. The support system for real estate advertisement and brokerage contract according to claim 5, further comprising a negotiation history page for the sale property. 7. The real estate advertisement and mediation contract support system according to claim 6, wherein the items described on the negotiation history page can be registered or deleted only by the seller or the server administrator at any time.