WO2008109510A2 - Système et procédé pour intégrer en continu l'établissement de listes et les ventes d'immeubles - Google Patents

Système et procédé pour intégrer en continu l'établissement de listes et les ventes d'immeubles Download PDF

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Publication number
WO2008109510A2
WO2008109510A2 PCT/US2008/055632 US2008055632W WO2008109510A2 WO 2008109510 A2 WO2008109510 A2 WO 2008109510A2 US 2008055632 W US2008055632 W US 2008055632W WO 2008109510 A2 WO2008109510 A2 WO 2008109510A2
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WO
WIPO (PCT)
Prior art keywords
property
owner
real estate
agent
listing
Prior art date
Application number
PCT/US2008/055632
Other languages
English (en)
Other versions
WO2008109510A3 (fr
Inventor
Wesley B. Hoogard
Original Assignee
Hoogard Wesley B
Priority date (The priority date is an assumption and is not a legal conclusion. Google has not performed a legal analysis and makes no representation as to the accuracy of the date listed.)
Filing date
Publication date
Priority claimed from US12/039,710 external-priority patent/US20090192862A1/en
Application filed by Hoogard Wesley B filed Critical Hoogard Wesley B
Publication of WO2008109510A2 publication Critical patent/WO2008109510A2/fr
Publication of WO2008109510A3 publication Critical patent/WO2008109510A3/fr

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Classifications

    • G—PHYSICS
    • G06—COMPUTING; CALCULATING OR COUNTING
    • G06Q—INFORMATION AND COMMUNICATION TECHNOLOGY [ICT] SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES; SYSTEMS OR METHODS SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES, NOT OTHERWISE PROVIDED FOR
    • G06Q30/00—Commerce
    • G06Q30/06—Buying, selling or leasing transactions

Definitions

  • the invention relates generally to the operation of an online real estate advertising service between Buyers and Sellers of real estate. Specifically, the invention relates to uniquely merging existing methods for buying and selling real estate and making them available through one comprehensive search engine.
  • this system provides the real estate Owner and Agents with the tools necessary to: communicate, advertise, and attract Buyers and Sellers.
  • the system is designed to distribute (or push) real estate listed "By Owner," as directed by the owner after an owner-specified time period, to real estate Agents that specialize in selling in a particular real estate niche market within a given geographic region.
  • Google is the self-appointed "Do No Evil" company. Its goal was to build the best search engine on the planet. Late in 2005, Google quietly announced Google Base. Google Base is not a search site, it is a destination site; and the difference is quite remarkable. Search engines are designed to quickly move consumers through them to someone else's site. Destination sites are designed to keep consumers on their sites as long as possible to generate more advertising revenue. This suggests Google plans for Google Base to become a destination site for every major industry category, particularly the most popular ones — including real estate.
  • NAR "the voice for real estate," is America's largest trade association, representing more than 1,2 million members involved in all aspects of the residential and commercial real estate industry. NAR has partnered with a public company, Move, Inc., to promote the industries content and the value of Agents to consumers throughout the Internet. Move, Inc. pays tens of millions of dollars to MSN and AOL real estate, to channel traffic to its site from these portals.
  • Realtor.com is the number one consumer real estate site based on consumer visits and minutes spent on the site. Realtor.com and Move.com are positioned to target the interest of the real estate information quest — "the true first point of contact" with the industry.
  • the invention consists of a system for retrieving real estate data from multiple databases through a single search based on a series of parameters entered by the prospective Buyer or an Agent acting on behalf of a Buyer.
  • Specialization according to what type of properties they usually list/sell, or assist in purchasing when acting on behalf of a Buyer, are maintained in a database. This data will be retrieved when a Buyer or Seller of real estate is looking for an Agent to assist in either the buying or selling processes. If the user is a Seller or Owner of real estate and is looking for an Agent, the property's classification or attributes (i.e., the character fields describing the real estate including, for example, neighborhood, brick home, etc.) will be sent to Agents in that geographic area that specialize in selling that particular type of real estate (e.g., residential or commercial, selling price over $500,000, etc.).
  • the property's classification or attributes i.e., the character fields describing the real estate including, for example, neighborhood, brick home, etc.
  • This feature may be used by Sellers in the initial listing process or For Sale By Owner ("FSBO") Sellers that now wish to have their property listed with an Agent.
  • FSBO For Sale By Owner
  • Agents attempting to acquire listings from FSBO Sellers this feature minimizes the number of searches Agents currently must do through FSBO websites and provides the Agents with listings according to their specialty.
  • Agent Specialization database allows the Buyers to view lists of prospective Agents that specialize in selling properties possessing characteristics similar to the Buyer's property interests.
  • the system will allow users to search for Agents according to attributes associated with the Agent's specialty.
  • a Seller of real estate will be able to describe the attributes of the real estate for sale, and Agents that specialize in that particular real estate within that particular geographic region will be retrieved from the database. Potential Sellers of real estate may then select an Agent according to the Agent's specialty classifications - thereby increasing the likelihood that the real estate will sell.
  • a Buyer of real estate may enter a list of property attributes based on the Buyer's interests. Agents that specialize in representing buyers who have purchased similar properties are then retrieved from the Agent Specialization database, allowing the prospective Buyer to select an Agent that may be able to better service the Buyer's needs.
  • the user may choose to electronically communicate with the prospective Agent via an electronic mail system.
  • the user may conduct electronic interviews of the several Agents, thereby providing the prospective Buyer or Seller with an efficient means of selecting an Agent.
  • FSBO Sellers will be able to initially list their real estate as a FSBO listing, with the ability to convert the listing to "by Agent” if their property does not sell within the anticipated timeframe. The system does this by automatically distributing the FSBO listing, at a time specified by the FSBO Seller (i.e., the "By Owner Time Period"), to qualified Agents in the FSBO Seller's potential Target Marketing Region, and requests a response from those Agents. Agents receiving this request may electronically respond by providing additional information and answering any of the FSBO Seller's questions. The FSBO Seller may then select an Agent to list the property. Once the Agent is selected, the listing information stored in the FSBO database is automatically transferred to the listing Agent's database.
  • a time specified by the FSBO Seller i.e., the "By Owner Time Period”
  • FSBO Sellers may also agree to pay a commission to Agents representing Buyers without converting the listing from a FSBO status to that of listed by an Agent.
  • the system allows FSBO Sellers to change the commission rate at any time.
  • FSBO Sellers who initially list their property without an associated commission, may specify that after a pre-determined time period, the Seller will agree to pay a commission to Agents representing Buyers and the system will automatically reflect this change.
  • the FSBO Seller may want to have the system automatically change the commission being offered (e.g., increase from two percent to three percent) after a pre-determined time period.
  • Agents representing prospective Buyers may choose to view only those FSBO listings that offer the Buyer's Agent a commission. Included in this list will also be all qualifying properties listed by Agent as that listing will already have an associated commission.
  • Agents can upload both Agent listings and FSBO listings in order to attract potential Buyers to the Agent's services. This is done through the use of a membership area in which Agents are able to organize and keep track of their clients, including prospective, current and past Buyers and Sellers. Upload capabilities and online chatting will be available. This capability will especially help international Buyers and Sellers of real estate that wish to buy or sell from remote locations (e.g., other continents), as these international users depend almost exclusively on internet information.
  • FSBO Sellers will also have membership capabilities, which will allow them to chat, store saved listings, and edit their listings.
  • the FSBO Seller or the Seller's Agent have the ability to schedule an Open House. Notice of this Open House is then electronically transmitted to all Buyers, and Agents of Buyers, that have indicated an interest in properties possessing the characteristics or attributes of the specified property.
  • Figure 1 depicts an overall system according to an embodiment of the present invention.
  • Figure 2 depicts the various sub-systems included in an embodiment of the present invention.
  • Figures 3 A and 3B depict a portion of the graphical user interface screens that allows Owners to establish a personal identity with the system according to an embodiment of the system.
  • Figures 4A-4G depict a process by which Agents may establish their profile including a number of the graphical user interface screens that allow Agents to input their personalized profile according to an embodiment of the system.
  • Figures 5A-5D depict a process by which Owners may establish a listing in the system including a number of graphical user interface screens that allow the
  • Figures 6A-6C depict a process by which Owners may notify potential Agents of the Owners' interest in listing their property with an Agent including a number of the graphical user interface screens that allow Owners to notify potential Agents according to an embodiment of the system.
  • Figures 7 depicts a graphical user interface screen by which Buyers may input certain criteria pertaining to properties the Buyers may find of interest according to an embodiment of the system.
  • Figures 8A-8G depict graphical user interface screens pertaining to the Communication Module that allows communication between all users of the system according to an embodiment of the system.
  • Figures 9A-9H depict a process by which Buyers and Agents may conduct property searches including a number of the graphical user interface screens used in this process according to an embodiment of the system.
  • Figures 10A- 1OF depict a process by which either Buyers or Sellers may identify and select Agents to assist in either the purchase or sale of property including a number of graphical user interface screens used in this process according to an embodiment of the system.
  • Figures 1 IA-I IB depict a process by which a property initially listed By Owner may be converted to a property listed By Agent based on certain Owner specified transition criteria including a number of graphical user interface screens used to establish and maintain this process according to an embodiment of the system.
  • Figures 12A-12H depict a series of reporting screens allowing users of the system to access information from the system that may be used in the buying and selling processes according to an embodiment of the system.
  • Figures 13A-13D depict how various users of the system may share information with each other according to an embodiment of the system.
  • a network 101 allows for seemless communication between the various users of the System 200, including Agents 103, Sellers 104, and Buyers 102.
  • Agents 103 the various users of the System 200
  • Sellers 104 the various users of the System 200
  • Buyers may access through a single screen all properties, whether listed by Agent or by Owner, according to the Buyer's selection criteria.
  • Buyers will be able to better evaluate the marketplace with respect to all homes for sale that match the Buyers' selection criteria.
  • Fig. 2 depicts the various subsystems included in the System 200.
  • communication module 201 controls requests entering the system through the input module 202 and responses to those requests being delivered via reporting module 208 through the output module 203.
  • the database master file maintenance module allows the user to maintain information stored in the various files of database system 220. Included within the database system, for example, is a properties reviewed file, that allows Buyers to track properties that they have not only reviewed on the system, but also physically toured.
  • the Buyer can provide feedback to the Owner/Seller (or the Seller's Agent) pertaining to what features of the property the Buyer found of interest, what features would need to be improved before the Buyer would consider placing an offer on the property (e.g., new carpeting, new counter tops, concerned about age of furnace, priced 5% above market value, etc.).
  • the Buyer may input a price below the current list price at which the Buyer would like to receive notification of a price reduction on the property.
  • the reduction may be expressed in terms of a percentage or fixed dollar amount.
  • the price point at which the Buyer may want to receive notification of the price reduction may, at the Buyer's discretion, be kept confidential and not shown to the Owner/Seller.
  • the property search module 205 allows Buyers to input all the criteria or attributes they desire in a property. These criteria could include, but are not limited to, geographic limitations, property features (e.g., number of bedrooms, number of bathrooms, etc.), minimum acreage, maximum age of property, and price range. Once input the property search module 205 will apply the selection criteria to numerous real estate databases and report the search results through reporting module 208.
  • both Sellers/Owners and Buyers may search for prospective Agents based upon the Agent's experience and specialties through Agent search module 206.
  • Prospective Agents must have previously entered their experience and expertise.
  • the system will include a self- policing mechanism, allowing reporting of Agents that misrepresent their expertise.
  • the Agent file is searched and those Agents most closely matching the selection criteria will be identified.
  • the selected Agents will be ranked based upon a scoring system that evaluates how closely the Agent matches the selection criteria.
  • the system may be set up to automatically contact the Agents(s) selected through this process via a notification process, informing the Agent of the potential opportunity.
  • Owners/Sellers may initially choose to list their property "By Owner.” As part of this process, the Owners/Sellers may specify a timeframe (e.g., three months), known as the "By Owner Time Period,” for which they want to list their property “By Owner.” If the Owners/Sellers do not sell their property within this timeframe, the system will automatically notify them of the expiration of the selected timeframe and give them the opportunity through property transition module 207 to convert their property from "By Owner" to "By Agent.” If desired, the system will help facilitate this transition.
  • a timeframe e.g., three months
  • the system will automatically notify them of the expiration of the selected timeframe and give them the opportunity through property transition module 207 to convert their property from "By Owner" to "By Agent.” If desired, the system will help facilitate this transition.
  • Fig. 3 A depicts a screen that allows Owners to input confidential personal identification information. In addition to this personal information, Owners may also input various features or attributes pertaining to the property they have for sale.
  • Fig. 3B depicts a summary of information for an Owner, which is maintained in the system based on the Owner's personal preferences.
  • Figs. 4A-4F depict a series of screens that allow Agents to establish and maintain their personalized profile.
  • Agents initially identify the territories in which they primarily focus, which may include specific neighborhoods in which the Agents have specialized.
  • the Agents may also input areas of specialization, such as types of property, price ranges, etc. By entering this information, Agents assist both Buyers and Sellers that are searching through the system for potential representation.
  • Fig. 4G depicts a summary of information for an Agent, which is maintained in the system based on the specialization data entered by the Agent.
  • Figs. 5A-5D depict a series of screens that give property Owners the ability to list their property "By Owner.”
  • the Owner selects the desired By Owner Time Period, as well as specific details of the property for sale.
  • the Owner may also agree to pay a specified commission to
  • Agents representing Buyers. Owners also have the ability to change or maintain the commission rate and to communicate the change to all Agents that have previously inquired into the property. Owners may also choose to revise the commission rate at pre-determined intervals. Under this embodiment, Owners may initially choose to list their properties without any commission. If, however, their property does not sell over a specified timefranie, the Owner can then have the system automatically add a commission rate that the Owner is willing to pay in order to encourage Agents to show the property to their Buyers. The Owner can also specify various timefranie s for the commission rate to automatically increase. In turn, Agents may choose to list only those properties upon which a commission is available.
  • Figs. 6A-6C depict a series of screens in which Owners may search for prospective Agents based upon desired specialization.
  • the Owners receive a listing of all the Agents that satisfy the Owners' selection criteria.
  • the Owners may then review the detailed Agent profile, which includes the Agent's experience and expertise.
  • the Owners may then choose through the system what Agent(s) the Owners want to contact in order to gain more information concerning potential representation.
  • Owners may interview prospective Agents through the system electronically as part of the selection process. Once the Owner selects a specific Agent, the Owner may then automatically transfer information concerning the Owner's property to the selected Agent.
  • the system also allows the Agent to confirm representation to the Owner.
  • Fig. 7 depicts a screen that allows Buyers to enter certain selection criteria regarding the type of property the Buyer is interested in potentially purchasing. Once the selection criteria is entered, the system queries a plurality of real estate databases and presents the Buyer with a complete list of qualifying properties. Under one embodiment of the system, the Buyer may keep online notes pertaining to each selected property, thereby allowing the Buyer to keep track of properties reviewed and reasons why a specific property may or may not be of interest.
  • Figs. 8A-8G depict a series of screens associated with Communication Module 201 , which provides system users with the ability to communicate with each other. For example, Agents may communicate with property Owners regarding the status of the listing, the results of recent tours through the property, etc.
  • Figs. 9A- 9H depict a series of screens that allow both Agents and Buyers to enter property selection criteria and then search for properties matching that criteria. As the search process is often iterative in nature, the selection criteria may be broadened if too few a number of properties are identified or the selection criteria may be narrowed if too many potential properties are identified.
  • Buyers are permitted to enter questions and comments regarding a property, which are then communicated to the Owner (or the Owner's Agent).
  • the Owner (or Owner's Agent) may then respond to the Buyer's inquiry.
  • the system also contains a scheduling function allowing tours of the property to be electronically scheduled, as well as the display of future open houses. Once a property is toured, the prospective Buyer or Buyer's Agent may enter comments concerning the property. For example, if the prospective Buyer is interested in the property, but believes the property is currently priced too high, the Buyer may confidentially enter a lower price for the property. If the Seller later lowers the property price to a price at or below the Buyer's lower price, the system will notify the Buyer of this price reduction. Figs.
  • lOA-lOF depict a series of screens representing another embodiment of the system in which Buyers or Sellers may search for Agent representation.
  • Buyers and Sellers may review feedback concerning an Agent that has been entered by others that have employed that Agent's services. Further, each Agent will through time develop a rating or score based on the Agent's customer service levels, which is presented on the system. With respect to the Agent's property listings, Sellers will be able to see exactly how long each listed home was on the market, averages for time on the market by neighborhood, and the Agent's total average time to sell a home.
  • Sellers will also be able to see how many properties the Agent has listed and sold during a specified timefrarne within a specified geographic territory (e.g., within two miles of the Seller's property). Further, Buyers and Sellers may communicate with prospective Agents electronically through the system, allowing all parties to more efficiently use their time.
  • Figs. 1 IA-I IB depict the process and corresponding screen outlining the process by which a property originally listed "By Owner” is converted into a property listed “By Agent.” This transition process is within the complete control of the Owner.
  • Figs. 12A-12H depict a series of screens providing system users with access to a wide range of information based on the user's needs. Each user, however, is permitted to access only the information that is proprietary to that user or that another user of the system has granted access. For example, a Seller (or Seller's Agent) may be permitted to see both positive and negative feedback regarding the property from prospective Buyers. By receiving information of this nature, Sellers will be able to adjust their selling approach in a much more efficient manner.
  • summary screens are available that allow Sellers, Buyers and Agents to receive summarized information pertaining to the specific user's information maintained on the system. For example, an Agent may view the status of all the Agent's Buyers, properties listed, etc.
  • Figs. 13A-13D depict a series of screens allowing system users to share information with each other. For example, an Agent using the system may choose to communicate certain information concerning a property with another Agent or a grouping of other Agents. This functionality allows Agents to be efficient with their time, minimizing the inefficiencies associated with "phone tag" and other traditional forms of communication.

Abstract

L'invention concerne un système et un procédé pour permettre à une pluralité de vendeurs de biens immobiliers d'établir la liste de leurs biens immobiliers « Par propriétaire » ou bien « Par agent ». Ceux des vendeurs dont la liste est établie « Par propriétaire » peuvent sélectionner une période à l'écoulement de laquelle leur propriété peut être convertie en un listing « Par agent ». Les vendeurs « Par propriétaire » peuvent choisir de « placer » leur listing seulement auprès d'agents spécialisés dans la vente d'un type particulier de propriétés dans la zone géographique de la propriété. Les agents peuvent également offrir leurs services à des vendeurs « Par propriétaire » ayant établi la liste de propriétés correspondant à la spécialisation de l'agent. Grâce à une interface unique, les propriétaires de biens immobiliers peuvent accéder à toutes les propriétés qui correspondent aux critères de l'acheteur, qu'elles soient listées « Par propriétaire » ou « Par agent ».
PCT/US2008/055632 2007-03-02 2008-03-03 Système et procédé pour intégrer en continu l'établissement de listes et les ventes d'immeubles WO2008109510A2 (fr)

Applications Claiming Priority (4)

Application Number Priority Date Filing Date Title
US89256807P 2007-03-02 2007-03-02
US60/892,568 2007-03-02
US12/039,710 2008-02-28
US12/039,710 US20090192862A1 (en) 2007-03-02 2008-02-28 System and method for seamlessly integrating the listing and sale of real property

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WO2008109510A2 true WO2008109510A2 (fr) 2008-09-12
WO2008109510A3 WO2008109510A3 (fr) 2009-12-30

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Cited By (2)

* Cited by examiner, † Cited by third party
Publication number Priority date Publication date Assignee Title
WO2010107391A1 (fr) * 2009-03-20 2010-09-23 Khai Cheong Lee Système et procédé pour permettre la protection des consommateurs au cours d'une transaction immobilière
TWI840568B (zh) 2019-06-18 2024-05-01 美商邁雀克斯過程控制公司 用以測量容器內部耐火襯料之系統、裝置及方法

Citations (4)

* Cited by examiner, † Cited by third party
Publication number Priority date Publication date Assignee Title
US20040220823A1 (en) * 2003-05-01 2004-11-04 Brush Edward Jonathan System and method for procuring real estate agreements
US20050149432A1 (en) * 2003-07-21 2005-07-07 Mark Galey System and method of online real estate listing and advertisement
US20050203768A1 (en) * 2000-10-23 2005-09-15 Florance Andrew C. System and method for associating aerial images, map features, and information
US20060111945A1 (en) * 2004-11-19 2006-05-25 Realtytracker Llc Method and system for tracking real estate transactions

Patent Citations (4)

* Cited by examiner, † Cited by third party
Publication number Priority date Publication date Assignee Title
US20050203768A1 (en) * 2000-10-23 2005-09-15 Florance Andrew C. System and method for associating aerial images, map features, and information
US20040220823A1 (en) * 2003-05-01 2004-11-04 Brush Edward Jonathan System and method for procuring real estate agreements
US20050149432A1 (en) * 2003-07-21 2005-07-07 Mark Galey System and method of online real estate listing and advertisement
US20060111945A1 (en) * 2004-11-19 2006-05-25 Realtytracker Llc Method and system for tracking real estate transactions

Cited By (2)

* Cited by examiner, † Cited by third party
Publication number Priority date Publication date Assignee Title
WO2010107391A1 (fr) * 2009-03-20 2010-09-23 Khai Cheong Lee Système et procédé pour permettre la protection des consommateurs au cours d'une transaction immobilière
TWI840568B (zh) 2019-06-18 2024-05-01 美商邁雀克斯過程控制公司 用以測量容器內部耐火襯料之系統、裝置及方法

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