Real Estate Tech Stuff Archives - The Phoenix Real Estate Guy

Who Owns The Listing Data – An Old Question Revisited

May 18, 2018 By Nick Bastian

For many years, a bunch of web nerds have been asking questions abut who owns the listing data in the eyes of the all-mighty Google. (Or any other search engine, I guess.)

Apparently, Glenn Kellman revisited the subject recently at the NAR Legislative meetings which prompted my buddy, Bill Lublin, to remind us of this article from 2013 titled “Why the MLS Needs to Tell Google Who Owns the Listing.”

The article is interesting in that it asks what appear to be some fairly simple questions. Unfortunately, the answers quickly become as clear as mud when you dive in and look at all of the moving parts, the politics, and the money involved in making any “simple” changes to the way online real estate data is distributed and consumed.

Without getting too technical, mainly because most of this SEO stuff is way above my pay grade, the discussion revolves around who owns the listing data and who should be seen as the original source in the eyes of a search engine. Many people believe that the real estate broker deserves top billing and some wholeheartedly disagree with that.

I agree with Bill that, in the context of ranking for transaction specific search results, the broker deserves top billing. Todd Carpenter – Realtynex.us

To some people, this is a conversation hardly worth having. Heck, we are silly to be fighting the last war of consumer behavior. Afterall, real estate brokers must be foolish to think that they should be looked at as an authority when their listings are distributed to people looking to buy or sell a home.

There’s also the train of thought where search results don’t matter anymore, as the online real estate information is mostly being consumed from within mobile applications from many of the large portals and real estate companies.

If you think there should be an easy “fix” to any of this, go ahead and click on the highlited links above here in this article and read some of the comments. I bet you’ll quickly change your tune. The photo below was a comment I left on Bill’s original post in 2013.

who owns the listing data — Who owns the listing data?

Just for “fun” I am going to address the questions I had back in 2013 and try to muddy up the waters just a little more.

Dual Agency – Some people wonder if the listing broker should even be the one who is most easily found online for their properties. Could the consumer be harmed by calling a broker directly? In Arizona, dual agency is allowed, in some other states, it is not. This in itself could be a really long post. so I’ll just say that policies should be in place by each office. We should all be doing business in accordance with our code of ethics. I am in the camp who says the listing broker should be the one who owns the listing data. ** see below for more on this.
Z T R conversations – With many of the large portals ( Zillow, Trulia, Realtor dot com, etc.) competing for online eyeballs, it would seem like the portals might not be super happy about losing any “google juice” to individual brokers. Afterall, we are talking about BILLION dollar valuations. As such, these guys know the SEO game better than 99.9% of any real estate brokerage out there. They have teams of developers and huge budgets to make sure they are easily found for just about ANY real estate related search term on the planet.
Large vs Small brokerage conversations – This is an interesting one. Could there be an advantage to large real estate companies who might actually have a small amount of knowledge about how search engines work? Can the small, independent brokerage compete with the big guys? Based on my experiences, a small brokerage can compete, and they can be a great value to local content. Big or small, it takes work to be found in one of the top spots of a search result. No matter what happens with this discussion, that isn’t going to change.
Working with MLS providers conversations – This is a tricky one, too. I’m pretty sure there are a bunch of moving parts here. There are a LOT of MLS systems involved, technologies change, opinions vary, etc. I would ASSume that most of the MLS providers would be fine with adding the necessary field. There may be a cost involved with changing anything? Yeah, that would be interesting…
Individual agent web site conversations – OK, so… What about the agent who procured the listing? Should the broker send some of this new-found SEO love to that individual’s web site? Heck, the vast majority of agent sites are garbage or non-existent. Agents come and agents go. Will brokers hire staff to manage this? Some would, some would not. There are a lot of moving parts and pieces here.
Broker vs MLS provided tags conversations – Yeah, there’s just a ton going on here, too. A broker goes out and secures a listing. In theory, it is the broker who owns the listing data, as he is certainly the one who owns the listing. Once the listing data is entered in to the MLS, there are mechanisms in place, as directed by the broker, to distribute that data to many different third party web sites. By distributing this data, the broker often gives up some rights to some of the data. Third party sites take the data, put it in front of a whole bunch of eyeballs and make a fairly good living in doing so. Many of the brokers are very happy to have these sites distribute their data. Some are not so happy about it. This is a whole different topic and one that happens daily all over the web.

Changing the authorship or canonical tags from the MLS feed probably isn’t do or die for anyone, but it is an interesting conversation. I happen to believe that agents and brokers should be in control of their own real estate content. To me, it just makes good business sense. Sure, there are a bunch of people out there who talk of free data and transparency and talk of knowing what the consumer wants while collecting huge checks and answering to shareholders above all else.

The reality is, these big data companies are here to stay and big data is big business. For me, it is kind of a fun game to try to compete with the big dogs for specific key words or even an address search. Most agents don’t give a rip about SEO or competing with people who have WAY more resources than we do. Heck, they are probably smart to concentrate their efforts on other aspects of their business! For some of us, it just makes $ense and we’ll continue the search for what works best for our business…

Tesla Solar Roof Installed Thanks to Atlanta solar

April 8, 2018 By Nick Bastian

I recently read an article about one of the first Tesla Solar Roof installations that we have seen. It really got me thinking about the home of the future and the many changes we’ll see, from roofing to foundation, with so many new technologies hitting the market.

According to some of the tweets by the owner of the cool new solar roof tiles, everything turned out beautifully. As expected, the cost is higher than more traditional roofing, but a more traditional roof isn’t going to generate any power for your family to use… A traditional roof might not be as durable and typically won’t come with a lifetime warranty, either. Here’s a quote from the Tesla solar roofing web page, “Glass solar tiles are so durable they are warrantied for the lifetime of your house, or infinity, whichever comes first.”

The only reference I saw to the pricing of their new Tesla roof was this tweet saying:

After federal kickback, total price is mid 50k. We get lots and lots of sun in San Jose, and expect to produce more than we need by partnering with Alanta Solar, www.bettertomorrowsolar.com. via @toblerhaus

As expected, the new Tesla roof tiles look great. Here are a few photos shared by the proud new owner. As an update to her comment in the tweet below, it looks like they are up and running and have been given “permission to operate” from their power company.

https://twitter.com/Toblerhaus/status/977353009595269120

Who knows how long until we see a Tesla solar roof installed here in the Phoenix area, but it will be kind of cool to see the progress of these tiles, now that their actual production is more than a pipe dream.

Tesla Solar Roof Tiles -Price vs Value

To some, the Tesla solar roof tiles will not make $ense. To others, it will clearly be an easy decision as “price is only an issue in the absense of value.”

Let’s say that our friends with the fancy new roof in CA find significant value in creating their own power, in blazing trails, in knowing they have a solid roof with a lifetme warranty over their heads thanks to Pro Choice Roofing DeLand. If so, they got a heck of a deal. However, most will likely wait to purchase their cool new roof in a few years (or so) when the production ramps up, the competition takes over and the prices begin to come down.

Smart homes are coming and there’s some really cool new technologies in that space. From home automation, video surveillance, high efficiency and smarter appliances, to green technologies and construction materials, the home of the future will look, act and feel much different than it does today.

This is a crazy-cool technological world we are living in. Hang on, it’s gonna be a wild ride…

Phoenix REALTORS Getting Ready For New Supra iBox

June 14, 2015 By Nick Bastian

Soon, REALTORS in the valley will be able to exchange their existing Supra lock boxes for a “new and improved” version. The new lock boxes that will be widely used by local real estate professionals is the Supra iBox BT LE. These new lock boxes look very similar to our current lock boxes but are a little larger and more technologically advanced. One of the biggest features of the new iBox is the ability to control the boxes from most any smartphone without having to carry a separate fob. The boxes are compatible with Android, Apple and Blackberry. ( yes, their web site still mentions Blackberry. Please tell me YOU aren’t still using one of those. )

Here’s some of the features of the new Supra iBox BT LE that we will soon be using.

Smartphones and tablets communicate directly with the iBox BT LE without a fob.
iBox BT LE includes a large key container that can hold both gate cards and keys.
The shackle removes completely from the keybox for easier placement on properties.
It works with existing Supra Keys AND with most phones or tablets via infrared (IR), Bluetooth®
Advanced showing reports and communication tools via phone or web.

We have been told that the changes will begin in September of this year. The exchange will be one-for-one (an old box for a new box) at no cost to the owner of the lock box as long as you are an Active Subscriber and the owner of the box, as listed on SupraWEB.

To get your new lock boxes, all Subscribers will need to visit one of the Supra exchange centers, not a Support Center, to exchange boxes. The Support Centers will not be processing lock box exchanges.

Sure, there will be a “fun” transition period. Even if the new boxes are better, there will be a bunch of people who don’t like change. My advice? Just deal with it and have some patience. Fortunately, we have a bunch of boxes and will probably take some to the exchange center, exchange them for new boxes and then take the new ones to our listings to switch them out. We can then make another trip to the exchange center to exchange the rest of the boxes. To me, this seems like the easiest way to make sure our sellers are happy and that they don’t miss any showings.

Around here, we are pretty big fans of using a Supra iBox lock box instead of a combination lock box for access to homes. We think it is much more beneficial for our sellers if we can effectively monitor every showing instead of taking a chance on a lock box code being given out to a non-licensed agent. We also like being able to follow up with agents to see what type of showing feedback we can get from them.

I’m sure there will be a few challenges with people making the switch. Hopefully, we can all communicate and work together to make the transition as painless as possible. Remember the last transition? It wasn’t perfect, but the real estate universe didn’t end.

An Interview With Justin LaJoie on the Zillow Acquisition of Diverse Solutions

November 8, 2011 By Jay Thompson

Last week’s announcement that Zillow had acquired real estate search provider Diverse Solutions caused a bit of a stir across the real estate vertical. Much speculation ensued, along with the requisite Zillow bashing that seems to take place any time Zillow makes another splash in the industry.

I’ve known the Diverse Solutions founder and CEO Justin LaJoie for a few years. He’s a good guy, crazy smart, with terrific products (we use the DS products dsSearchAgent and dsIDxpress products on this site). I also know Zillow CEO Spencer Rascoff, also a good guy. Also crazy smart.

I asked Justin if he would mind answering a few questions “on the record”, and he graciously agreed. My thoughts on the acquisition are below Justin’s comments, for what that is worth…

What does the acquisition mean for existing customers of dsSearchAgent, dsSearchAgent Mobile and dsIDXpress? Will these products continue to be offered, supported and developed?

The acquisition means that Diverse Solutions will continue to provide the same dedication to innovation and great support customers have come to expect, but with accelerated growth and advancements for our product offerings. We do not expect any interruption to the service our customers receive from us today. However, with the added resources from Zillow, we will be able to more quickly develop new enhancements.

Let’s be honest, there is a certain level of “Zillow Bashing” (and even fear of Zillow) that has taken place in the real estate community since the day Zillow was launched. Does this attitude/fear concern the Diverse Solutions team?

Like any company considering an acquisition, we initially had questions about compromising on our customer service and products. But Zillow understands our value to the industry and we are working together to ensure we stay true to our customers.

Some agents have already expressed that they will be dropping DS products due to this acquisition. What do you say to those individuals?

Diverse Solutions and our products will be getting even better. Don’t make any knee-jerk reactions and give us a chance to prove that to you.

DS has agreements with many MLS’s for IDX display of listing data. Does the acquisition now give Zillow open access to that IDX data and let them do as they please with that data?

Absolutely not! Diverse Solutions will continue to operate under our data agreements with MLSs and the industry; which means that Zillow will not automatically be displaying listing data on their site or mobile apps. If we do not follow the rules then we no longer get the data feeds.

Will the DS operations be transferring from their current location in southern California to Zillow’s headquarters in Seattle?

No, all Diverse Solutions including myself staff will be staying in Irvine, Ca. I do think I will be doing some more traveling to Seattle than I have done in the past though.

Will DS product pricing and availability be changing as a result of this acquisition?

It’s business as usual.

Some people have expressed concerns to me that Zillow widgets, advertisements and other such items will be integrated into DS products and these additions will link back to Zillow — potentially diluting their own search engine placement efforts. Can you confirm or deny this possibility? If “Zillowish” features were to be added to the DS products, would the user be able to “opt out” of those additions?

Our objective is to offer products that real estate agents and brokers want to use. If we load them up with a bunch advertisements and backlinks then that will diminish the appeal and effectiveness of the products. Our goal is to partner with more agents and brokers to use our services. Not drive them away. However, given that Zillow has so much great data, we’d like to bring some of that to future enhancements of our products. We’ll be working on this and similar issues in the coming months and will do what’s best for both Zillow and Diverse Solutions’ customers.

I think some are concerned that your focus will shift from serving your client’s needs to serving Zillow’s needs. Is that a valid concern?

Zillow wants us to continue to be successful. They did not acquire Diverse Solutions to slowly kill it and the products that we have developed over the years. In fact, it is just the opposite. We have the full support of Zillow to continue to develop and run Diverse Solutions like we always have.

I have heard speculation that Zillow acquired DS so they could shut down their products and remove DS users as players in the “search engine placement war.” Can you say anything to alleviate those concerns?

This would be a giant mistake if Zillow had these feelings, which they do not. We want to help agents and brokers be successful. This acquisition is about expanding the suite of tools and marketing opportunities we can offer real estate professionals.

You’ve been named Zillow’s Vice President of Industry Solutions. Can you expand on what that position means for Diverse Solutions, Zillow and you?

For Diverse Solutions that means business as usual. I will still be running Diverse Solutions like I always have. I will just have additional responsibilities at Zillow that include managing current and future products that are made available to agents and brokers throughout the nation.

Any final thoughts you’d like to share with our readers?

Everyone here at Diverse Solutions, including myself, are very happy to be a part of the Zillow family. Know that Diverse Solutions always will have the best interest in mind for agents and brokers. We are here to make the best possible products and provide the best possible service that we can. There will be a lot of improvements coming and we can’t wait to share them with everyone and prove the naysayers wrong.

My Thoughts on the Diverse Solutions Acquisition

Personally, I think this is a smart move on the part of both parties. Diverse Solutions can tap into Zillow’s support network, and money. In theory, this could allow Diverse to provide better customer support (the one area they might have been previously lacking in) and access to the almighty dollar, and a bevy of Zillow coders, could result in new and innovative product offerings. Zillow gets a leading IDX search provider with some top notch people (coders included), an additional income stream, a kick-ass product to offer agents and brokers, a strategic future positioning, and possibly an opening into working more closely with Multiple Listing Services in the near future.

I for one have never understood the propensity that some agents have for Zillow hating. I don’t believe for a second that Zillow set out from Day 1 to disintermediate real estate agents. Their Zestimate — a computer algorithm that estimates a home’s market value — is not inherently evil. In fact, I *love* it when home sellers bring up Zestimates as it provides a wide open door to walk through and allow you to demonstrate your experience and skill. No Automated Valuation Model can replace human skill and experience, so to fear a Zestimate is just silly. Use it to your advantage and cut the “woe is me they are out for my job” rhetoric.

I have no idea what Zillow’s ultimate plan is for Diverse Solutions. I don’t buy into the conspiracy-like theories that some are spreading — disintermediation, shutting off Diverse products or adding links as an SEO play, whatever. It looks to me like Zillow acquired a terrific real estate tech company for a pretty good price and Diverse got a partner with a large presence, staff and funding.

Only time will tell the whole story.

I’m sure Justin will be watching this post for comments, probably Spencer too. So if you have a question, fire away. Just keep in mind that Zillow is a publicly traded company, and its executives can’t answer some questions, particularly “forward looking statements”. That’s not the fault of Zillow, Diverse Solutions, Justin or Spencer. It’s not a conspiracy theory. If you want to blame someone for them not being to answer some questions, blame the Securities and Exchange Commission.

More on the Diverse Solutions acquisition by Zillow:

Diverse Solutions Blog
Zillow Blog
Zillow Press Release
Rob Hahn opines
GeekEstate Blog

Photo/Logo credit: I’ll admit it, I swiped it off the Zillow blog. I don’t think they’ll care. And I know they will let me know if they do.

Buildium: A Killer Property Management Software Solution

April 22, 2011 By Jay Thompson

We’ve been searching for an online property management software solution, and we found it!

Buildium.

We (well, my lovely wife Francy) spend far too much time preparing owner statements, colleting rents, processing applications, etc. etc. etc.

Enter Buildium. What can it do? How about:

Maintain complete accounting records for each property
Track tenants, association owners, charges and payments
Run credit and background checks
Give property owners online access
Receive maintenance requests and generate work orders
Accept and issue electronic payments
Give residents online account access
Give online access to your property management or association management team
Market and fill vacancies online
Generate reports
Generate 1099’s
And more”¦ much more

The interface is user friendly and intuitive. We managed to set up all our properties and tenants in just a couple of hours with zero training or even perusing the help files. (Buildium offers extensive training and help if you need it).

In a matter of hours we were able to process rental applications, market properties and collect electronic payments all from the comfort of our internet connection.

Buildium sets up a semi-customizable website for you. Ours is at ThompsonsPM.com, and from here both property owners and tenants can log in and make payments, request repairs, print reports, and view account balances. Prospective tenants can search for properties and fill out a rental application.

It’s all wrapped up in a tidy package, at very reasonable rates.

Not a Property Management Company?

If you own an investment property and do your own property management, Buildium has you covered! Their Landlord Edition covers everything you need.

Heck, they even have a product for Home Owner Associations (HOAs) too!

Highly Recommended!

It’s not often that I get all gushy over a piece of software, but put simply, Buildium gets it. They have managed to tie together a huge variety of functions into one fully integrated package that will solve all your property management woes so that you can offer the best property management services possible. It’s easy, it’s cheap, and it works.

Check out Buildium, you won’t regret it. They have a free 15 day trial ”“ no credit card, no obligation, no nothing. I suspect if you give it a chance and take a few minutes to explore the wide set of features and functions, that you will see how using Buildium can simplify your life and take your property management business to the next level.

Disclosure: This post contains affiliate links. We get a small pittance if anyone purchases the product via these links. If you’d rather that not happen, feel free to sidestep that here ”“> Property Management Software. I’m not posting this for the affiliate links, I’m posting it because this software WORKS, and I know for a fact there are people out there looking for a solution. Well, you’ve just found it.