Electronic realty systems and methods

[0001] This application claims the benefit under 35 U.S.C. §119(e) of the earlier filing date of U.S. Provisional Application Ser. No. 60/674,317 filed on Apr. 21, 2005.

[0002] 1. Field of the Invention

[0003] The present invention relates generally to systems and methods for providing online realty services, and, more specifically, the present invention is directed to an online realty system in which a virtual advisor replaces a broker to provide comprehensive online realty services while maximizing user convenience and efficiency.

[0004] 2. Description of the Background

[0005] Although ubiquitous in nature, real estate transactions are among the most complicated legal transactions that are undertaken by everyday people. Moreover, because the choice of where to live or where to set up a business is one of such high importance, it is often undertaken with a sense of insecurity that the seller is not reaching the buyer who is willing to pay the highest price, and the buyer is not locating the available property which most clearly satisfies his or her current needs and wants. Therefore, access to a high volume of property listings in an efficient manner is continually desired.

[0006] In addition to the question of access, the complicated nature of a real estate transaction is often a source of concern for both buyers and sellers of real estate. For example, many buyers/sellers have a general idea about the progression of a real estate transaction, but few have the low level, specialized knowledge about what events and actions happen at what time. This uncertainty leads to improper expectations on the parts of both buyers and sellers and often makes for an inefficient and difficult real estate transaction process.

[0007] In an effort to address the complicated nature of the transaction, most buyers and sellers utilize a real estate agent/broker that guides the buyer/seller through the process. Although most brokers are very knowledgeable and aide the process, this comes at a great price. At closing, sellers often pay at or around 6% of the sale price of the real estate property to brokers/agents for their services. Since the process is fairly standardized for these brokers, this transaction cost appears excessive, especially in more standard real estate transactions. There is a need, therefore, to provide a “virtual” real estate agent or coach that guides users through the transaction process and incorporates service providers (such as mortgage and title companies) into the process as necessary under the law and as circumstances dictate.

[0008] One way in which some of the above limitations have been addressed is through the use of online or web page-based electronic listings for residential homes. Typically, a single real estate company in a single geographic area will create bare listings about some of the properties that they are offering for sale. Potential buyers can view basic information about the properties or view a picture of the properties via a web browser. However, this traditional real estate web site provides only a very coarse initial search for a home from a limited pool of existing homes. There is no direct communication between buyer and seller. One or more brokers, being paid the requisite commissions, are utilized to facilitate the process, and the user is not much better off than in a completely “bricks and mortar” process.

[0009] There is, therefore, a great need in the art to replace the real estate agent/broker with an online realty web site incorporating a true virtual agent which manages a real estate transaction with no commissions. Moreover, service providers for everything from mortgage and title companies to movers, painters and storage companies can be incorporated into the system to provide needed moving-related services to buyers and sellers, all while providing user rewards and other advantages over the prior art to buyers and sellers.

[0010] In accordance with at least one preferred embodiment, the present invention provides systems and methods for an electronic realty web site which replaces a traditional real estate broker with a virtual agent in order to guide the buyer and seller through the real estate transaction process. The present electronic realty system removes broker/agent commissions from the real estate process and provides user rewards to both buyers and sellers for using the system as well as for selecting and using certain service providers that are partnered or associated with the system.

[0011] In general, the present invention is comprised of an electronic realty system web site which may be securely accessed (after registration) by real estate buyers, sellers and service providers via an Internet browser on a computer in a traditional manner. The web site includes databases which store all information and documents related to a real estate property listing and purchase, and the site provides access to those documents on a “need-to-know” basis. In other words, sellers will only receive information about buyers that show interest in the seller's listed properties, and service providers (e.g., mortgage companies, title companies, painters, movers, landscapers, insurance companies, etc.) will only receive buyer or seller information after they have been selected as a service provider to perform a task related to a particular real estate transaction.

[0012] The system preferably includes additional tools that automatically match buyers, sellers and/or service providers in certain situations. For example, the system may include some artificial intelligence that helps to match buyers and sellers based on “preferences” or other characteristics that have been designated by the parties. Additionally, for example in the case of mortgage and title companies, a buyer may be automatically sent to certain required service providers once a sales agreement has been completed using the system.

[0013] Sellers can use an interactive, online wizard (or other web-based “form” tool) which guides them through a user registration and real estate property listing process. Part of the listing process for the seller includes completion of state-specific required disclosures provided by the system's legal network. Once completed, these disclosures are automatically incorporated into the process as appropriate, including the offer negotiation process, where the disclosures must be approved prior to the overall sales agreement being approved. This automatic incorporation of required legal forms simplifies the process for all involved.

[0014] After creation, the seller publishes the listing electronically and can create and edit electronic (and paper) brochures related to the listing. Buyers are able to browse all available listings (not just from one particular real estate company) electronically to find one or more candidates for purchase. (It is noted that although most examples herein are directed to the “purchase” of real estate, the invention is applicable to both residential and commercial properties as well as land, and is applicable to purchases, rentals, leases, auctions and other similar transactions.)

[0015] After a buyer selects one or more properties in which he/she is interested, the web-based system of the present invention provides for direct communication (e.g., secure email in which personally identifying information about the sender is not sent with the messages) between the buyer and seller so that the parties can get close to agreement without the need for a broker. In effect, the interactive knowledge of the system virtual advisor guides both buyer and seller through the process. Using the messaging capabilities, the buyer can ask additional questions about the property and/or schedule an appointment to view the property.

[0016] Once a specific property is selected for purchase, a buyer, again guided by the system, can use an interactive online form to prepare a sales agreement and send it to the seller electronically. The seller can review the offer, accept or reject it, or even modify the offer and send a counteroffer back to the buyer. This direct and open communication between the buyer and seller with the aide of the virtual advisor replaces much of the traditional broker process. Additional system capabilities may include the ability to rescind an offer, addend an existing sales agreement, or terminate an agreement.

[0017] Moreover, documents related to the real estate transactions (such as home certifications, inspection reports, and the like) are electronically uploaded and managed on the system, and access to these documents is controlled to only those buyers, sellers and service providers that need access or have been specifically given access to a particular document by that document's owner.

[0018] After general agreement as to the terms of the sale, various service providers to complete the purchase are automatically presented to the user for selection (e.g., via linked information about each provider). In the case of certain required service providers, such as mortgage and title companies, the buyer may be automatically directed to these companies after completion of the sales agreement.

[0019] Ancillary providers such as movers, painters and storage companies may also be selected from the system. Preferably, these providers have paid a subscription or other fee to the system in order to be listed on the system, and only these “approved” service providers are available. From this point on in the process, the selected service providers also gain access to that information (e.g. uploaded documents and messages) that are related to the transaction to which they have been selected. These service providers aid in the closing on the property, and both the buyer and seller earn and redeem user rewards at closing.

[0040] It is to be understood that the figures and descriptions of the present invention have been simplified to illustrate elements that are relevant for a clear understanding of the invention, while eliminating, for purposes of clarity, other elements that may be well known. Those of ordinary skill in the art will recognize that other elements are desirable and/or required in order to implement the present invention. However, because such elements are well known in the art, and because they do not facilitate a better understanding of the present invention, a discussion of such elements is not provided herein. The detailed description will be provided herein below with reference to the attached drawings.

[0041] The present invention, in at least one preferred embodiment, provides an electronic realty system that uses the Internet to connect buyers, sellers and service providers to each other to aid efficient and cost effective real estate transactions. As described more fully below, buyers and sellers can register and log onto the system web pages to buy and sell real estate properties (either commercial or residential properties and/or land), as well as facilitate other transactions such as rental, lease, auctions and the like.

[0042] Overseeing the entire process is a “virtual” real estate agent that, through the use of prompted information, look-up and pre-populated forms, guides both the buyer and the seller through the real estate transaction and aids these parties in obtaining appropriate service providers (e.g., mortgage lenders and title companies) to complete the closing according to state and national legal requirements. In providing this information and these forms to the parties, the system automatically accounts for these national, state and/or local laws and only provides “advice” that is applicable based on jurisdiction.

[0043] At its core, the system provides online forms with pre-populated data or drop down (or other) menus that guide the parties into providing the appropriate information to the site. For example, after registration, a property seller will be presented with a form to create an online listing of their property, with the form automatically tailored to the type of property for sale and the jurisdiction(s) involved. Buyers use online search tools to locate one or more properties that may be suitable for their current property needs (or some type of artificial intelligence based on buyer preferences may be used to automatically match a buyer to a listed property).

[0044] After this preliminary match is made, the system provides direct, but non-personally identifiable, communication between buyers and sellers (and later to service providers) for the purposes of asking initial questions about the property, scheduling property showings and other meetings, making and negotiating offer sheets, and closing on the property. This direct communication facilitates a streamlined process in which buyers and sellers can work through many of the issues associated with such a complex transaction or determine at an early stage that no agreement will ever be reached. Through this feature, the knowledge gathering and negotiating processes are made more efficient when compared to traditional processes.

[0045] The invention also facilitates the efficient and comprehensive sharing of applicable documents (e.g., home inspection report and home certification) between the parties. A buyer or seller can upload important documents to the system which then allows for the management and selective access of the documents via electronic publishing. Access to the documents is restricted to only those buyers and sellers (or later service providers) that need access to the documents to maintain confidentiality. Owners of the documents can also modify or even remove the documents from the system if they show choose, and all changes occur automatically. Owners of documents can further allow additional access to a particular document, or restrict its access, as in the case of a buyer pre-approval letter. For example, a buyer may show this to all sellers, or just particular sellers. These preferences can be modified at any time by the document owner.

[0046] After a tentative agreement is reached, the system prompts the parties to select applicable service providers such as mortgage lenders and title companies (typically required for a transaction) or optional ancillary providers such as moving companies, storage facilities and insurance companies. The buyer and seller utilize the service providers to finalize the closing on the property, and all interactions, messaging, notifications, and document sharing and distribution occurs over the Internet through the secure web site. The system, therefore, enables an entirely paperless transaction, reducing the issues raised by poorly legible documents. All documents in the system will be electronically signed by all applicable parties and automatically sent to the appropriate service providers.

[0047] At closing, the system provides an accounting of user rewards that have been earned by the buyer and the seller based on their activity with the electronic real estate system and their use of service providers. These user rewards include the savings on broker commission fees and all closing discounts/rebates that are associated with the use of each particular service provider.

[0048] While using all of the functionalities described above, one key to the present invention is the presentation and use of a timeline which guides users (buyers, sellers, renters, lessees, leasors, etc.) through their respective processes. The timeline acts as a sort of checklist that guides the users through the transaction process and tracks the completion of tasks as they occur. At all times, users can visually see what the “next steps” involved in the process are, and can see where in the overall transaction process they currently reside. Moreover, “contract actions” are tied into the timeline process to provide reminders and deadlines to perform certain required tasks.

[0049] In more detail, “next steps” are the information pieces within the system that move the user form one point in the process to the next, in an analogous way to how a real estate broker/agent would guide a user through the process. The next steps that are shown graphically on the timeline (and described in more detail below) detail what steps must next be undertaken by the parties (e.g., conduct a pre-settlement walk through) so that the users follow an appropriate process and can plan their actions in advance. Not only will the system prompt you to perform a certain action at the appropriate point in the transaction, but the system will also facilitate completion of the action (e.g., the system will allow the buyer to schedule the appointment for that walk-thru directly with the seller).

[0050] Likewise, “contract actions” relate directly to dates in the contract and serve as reminders to ensure that buyers never miss important dates, like home inspection dates. The system will also send automatic reminders of these dates to the buyers to ensure they are not missed. Once an action has been completed, the appropriate service provider will upload a corresponding document (e.g., home inspection report) or message which will mark the task complete on the timeline. In the drawings these are known as “To Do's”

[0051] Users can also mark certain non-service provider related tasks complete, and can look back at past tasks within the timeline at any point. Timeline tasks are linked to either help relating to the task itself, or the ability to perform the task itself (e.g., the “get pre-approved” step would link to the pre-approval application form). The use of the timeline task list, along with all of the other interactive features of the present invention, greatly improves the efficiency and success of traditional processes.

Exemplary Usage of the System

[0052] The detailed description and summary of invention above have set forth a general description of many features and embodiments of the present invention. Below, several examples of use of one particularly preferred embodiment of an electronic realty system according to the present invention are provided to more particularly show and describe the invention. The following description is exemplary and is not intended to limit the present invention to a particular orientation or structure.

[0053] Moreover, although the following description is keyed to non-commercial users buying and selling residential property, it is noted that the present invention is equally applicable to commercial property transactions, as well as an almost limitless variety of other transactions. The only required change to the system from that which is presented herein is the alteration of the databases used with the site and the questions asked/features available to the user. To be sure, commercial users of the system could equally benefit from the streamlined and ordered electronic realty system according to the present invention.

[0054] For example, in a rental or lease situation, the buyer's activities related to searching for and selecting a property may be very similar, but the sales agreement process will be replaced with a process related to the completion of a rental agreement or lease. The legal requirements/disclosures related to a lease or rental agreement may differ from that of a property sale, and the system gathers information appropriate to these types of agreements from the sellers and buyers during the transaction completion process. Using the same underlying methodology, an almost limitless variety of transactions can be facilitated, all within the scope of the present invention as recognized by those skilled in the art.

Seller Listing and Brochure

[0055] FIG. 1 shows one exemplary main web page 100 to be used by sellers of real estate property (“seller landing page”) according to a methodology including no commissions, user rewards at closing and enhanced data and time management features, all within an efficient six-step process. FIG. 1 also sets forth many of the various features and functionalities of a preferred embodiment of the present invention.

[0056] In the main window 105 of the seller landing page 100, the efficient six step process 115 for selling a home on the system is provided. Generally, these steps 115 include: (1) listing a property for sale; (2) receiving communications from buyers related to a property listing; (3) offer negotiation; (4) closing preparation; (5) close clearance; and (6) closing and receipt of system user rewards. The electronic realty system guides the user through these steps while setting forth and tracking reasonable timelines and work lists that provide the user with reasonable expectations for completing the selling process. Each of these steps, along with beneficial features associated with those steps, is described in more detail below.

[0057] The seller landing page 100 of FIG. 1 preferably also includes a link 120 to enable a seller to register on the system, a search button 125 to allow a seller to search the site to find relevant information, a series of tools 130 that aide in the property listing/selling process, as well as links 135 to the realty “network” which provide links to important information and partners to be used in the selling process, such as information on mortgages and title services, insurance, credit reports, and the law.

[0058] The seller landing page 100 of FIG. 1 may also include information comparing the electronic realty system to the traditional bricks and mortar realty process including a description of the cost savings (no commissions), time savings and benefits of user rewards. The seller landing page may also include links to testimonials of past sellers who used the electronic realty system and/or other additional information.

[0059] The first step in using the electronic realty system is to register as a user of a system and list a property for sale. As either a stand alone user registration page or as a combined user registration/property listing page 200 (see FIG. 2), a potential seller preferably registers for the system in a manner well known among online systems. For example, the seller preferably selects a username/password and provides relevant contact information about herself (e.g., name, address, phone, email address) 205.

[0060] To list a property, a new or registered user simply fills in an electronic form (200) that guides a seller through the process of providing the information that satisfies all legal requirements as well as providing the most useful information about a real estate property to a potential buyer. For example, the listing information may be broken up into several categories such as General Property Information 210, Directions 215, Property Details 220, Interior Features 225, and Other Information 230. By filling in this electronic form (200), or by selecting from pre-provided choices form the site, a seller can quickly but comprehensively put together the necessary data and information to allow the system to present her house to potential buyers.

[0061] Although the information may be different than the exemplary form (200) shown in FIG. 2, the General Property Information section 210 may include an overall view of the property such as property address, list price, a property “headline” to appear in the online listing, a timetable/availability for showing the property to buyers, a freeform description of the property, and inclusions/exclusions associated with the property. Additionally, directions to the actual property may also be entered into the system, as well availability for the seller (e.g., when the property is available to be shown), which the seller can modify instantly and often.

[0062] In the Property Details section 220, the seller is prompted to enter more detailed information about the property such as information related to the size of the house and the year it was constructed, the zoning and condition of the property, the size and dimensions of the lot upon which the house is built and information related to financial considerations (e.g., property taxes, insurance and any relevant maintenance and HOA fees. In short, the Property Details section 220 provides the opportunity to provide useful information about the property to the electronic realty system to be used in constructing the listing.

[0063] An Interior Features section 225 of the seller listing forms preferably includes entries to provide dimensions of each of the rooms of the house. This may include brief descriptions or options of some or all of the rooms of the property, such as whether a basement is finished/unfinished or whether a garage is attached/unattached/integral to the house. Likewise, the Other Information 230 section may include general interior/exterior features about the property such as the type of heating/cooling systems, the type of sewage and water systems used by the house, the roof type and the existence/size of any patio or deck.

[0064] In all, the seller registration and listing page 200 provides a convenient and ordered approach to facilitating the entry of information relevant to listing a house on the site. The examples of information provided are not limiting but represent commonly required or necessary information that buyers expect to see in a listing. The process of filling out this listing form 200 may be accomplished over a series of site visits (save and finish later). Upon completion of the form 200, the seller (at this point a potential seller) selects “submit registration” in order to electronically send the property listing information to the databases of the electronic realty system. In large part, this completes the first of the six step seller process (115).

[0065] The electronic realty system also preferably presents sellers with additional options to make the property listings more attractive to potential buyers. For example, the system may aid the seller in procuring a home certification to put buyers at ease about undetected defects in a home. Moreover, the system allows the seller to upload photographs of the property (both exterior and interior) in order to more fully inform a buyer about the property. Likewise, the system preferably allows a seller to upload other documents related to the listing, such as appraisals, surveys, and/or tax records. As documents are uploaded to the system, the system tracks all of the documents that have been provided, including the date and document owner, and allows the document owner to choose whether or not these documents should be published to potential buyers. This system document management functionality aids the seller in organizing and tracking important documents while at the same time giving the seller the flexibility to share certain information with potential buyers in an efficient manner.

[0066] Finally, the system allows a seller, throughout the sales process, to view and modify the electronic listing and to create/modify a detailed custom brochure about the property. This customizable and detailed information create a more interactive and beneficial environment for potential buyers and, therefore, allow sellers to more quickly sell their properties. These brochures can be customized by sellers and printed or emailed by any interested parties.

[0067] FIG. 3 shows an exemplary electronic property brochure 300 created by the system after all of the above information/documents have been entered into the system. Preferably, the seller may select from either a standard or custom property brochure with increasing levels of information provided to the user. The seller may create the brochure using an interactive “wizard” that queries the seller as to what information he/she would like to include in the brochure and what format the brochure should take (e.g., selected from a series of popular styles). Moreover, the seller can continually preview and update the brochure to respond to user feedback or as information changes. For example, the brochure may include secondary photographs, neighborhood and community information, directions and open house times.

[0068] The exemplary property brochure 300 of FIG. 3 highlights many of the important optional features of the brochure. For example, the brochure indicates whether the home in this listing has been certified, and the seller has provided a wide variety of full color photographs 305 of the property. The information from the registration and listing web forms (200) (see FIG. 2) is then organized and presented throughout the remainder of the property brochure. This brochure may be printed out by potential buyers (or sent to them) as well as provided to them online.

[0069] After the listing process is complete, FIG. 4 provides an early stage seller property tracker web page 400. The seller property tracker provides a convenient base from which a seller can find information about his/her listing (and potential buyers' viewing of that listing) while at the same time being presented with a timeline 405 of where the seller is along the continuum of the six step process. This timeline, with its informative “next steps,” is an important attribute of the present invention. As the seller moves through the various web pages of the system, the seller is always able to view their progress in the process in an overview format (step 2 of 6) as well as a detailed task level. The whole process (and the seller's current position within that process) is graphically shown to buyers and sellers at all times, allowing the system to act as coach or virtual agent to walk the user through the process.

[0070] More specifically, the upper portion of the seller property tracker page 400 (FIG. 4) may provide a link to user support and then shows a high level view of relevant information about a listed property. For example, the property listing number and address are provided right alongside a tracker that presents a variety of information related to the activities of potential buyers, such as property views, interested buyers, etc.

[0071] In more detail, property views are buyers that have viewed or “clicked” on the seller's property. Interested buyers are buyers who have added a seller's property to their watch list of properties. These potential buyers may be simply watching the property, which allows them to receive updates when the status of the property changes (e.g., under contract, price reduction, etc.). These interested buyers may also be holding a property to remember it, drive by, map, etc. Interested buyers are also buyers who have taken a further interest in the property by making contact with the seller or even making an offer on the property. All of these buyers are specifically identified to the seller by the step they are on in the process. A buyer watching a home would be denoted on step 1, a buyer who has contacted a seller (sent a message, with a question or appointment to see the property) would be denoted in step 2, buyers who have made an offer would be denoted in step 3 and so on.

[0072] This highly detailed buyer “interest” information is important feedback to the seller about the effectiveness of the seller's current listing/brochure and whether the list price may be too high or too low. The seller property tracker 400 of FIG. 4 also includes the primary photograph of the property along with links to view and update the listing. From this page, a seller can also print out a hard copy of the brochure or obtain additional services from the site. As one part of these additional services, the system will have links to a variety of service providers, ranging from home valuations (automated and traditional appraisals), certified home offerings, property preservation services, as well as other service provider offerings (e.g., home inspection, carpet cleaning).

[0073] At the heart of the functionality of the present system, the lower portion of the seller property tracker page provides the six step timeline 405 for selling a property on the electronic realty system and specifically provides an indication of where this seller resides along that timeline and an indication of next steps. In the present case, step 1 (listing the property) 410 has already been accomplished, and the seller is currently awaiting step 2 (buyer contact) 415. In this way, at the same time that the seller is presented with useful information related to the listing itself, the seller is constantly reminded about the sales process as a whole (and specifically at what stage the seller is currently engaged). Moreover, each of the steps in the seller timeline is preferably linked to information related to that step (or a future/next step). For example, the seller could click on the next step in the timeline and be presented with detailed information related to that step, including what is involved in completing the step and links to accomplishing each particular step (e.g., setting an appointment through the messaging capabilities of the system). In this way, the user (in this case the seller) is prepared for the future and has reasonable expectations about the remainder of the sales process.

[0074] FIG. 5 shows an exemplary seller's action log page 500 which shows the major functionality of the present invention. In FIG. 5, the overall timeline 505 of the seller process (which is altered depending on the type of transaction and type of property involved) is shown. Completed (past) steps are shown in the timeline along with current and future steps so that the seller is constantly reminded of where they are in the overall transaction process. Moreover, the seller's action log page also shows the “next steps” 510 and “To Do” list 515 along side this overall timeline. As described above, the next steps 510 alerts the seller about what is the next step in the overall process, and clicking on this next step provides a detailed view of what is necessary to complete the task as well as links to help facilitate the completion of the task. Likewise, the To Do list 515 provides a list of tasks that must be accomplished by the seller.

[0075] Unlike with traditional agents/brokers, users will have consistent experience with the present invention. The users will always be prepared for and informed about what the remainder of the transaction process entails, and the system uses pre-populated forms to make sure that no information or required task is ever left out. For example, all forms will be complete, because the system will not identify the task of completing the form as being successful if some of the form is not complete. The present invention not only informs users more than the traditional process, but better prepares and enables these users to complete each of the required tasks in a timely and efficient manner. The virtual agent “coach” enables these advantages at every stage of the process. This feature also serves to protect home buyers and sellers, as omitting information on a disclosure could pose legal consequences.

Buyer Registration and Search

[0076] From a potential buyer's perspective, FIG. 6 shows an exemplary buyer landing page 600 from which the entire property buying experience stems. Note that the buyer landing page 600 has a very similar look, feel and information when compared to the seller landing page of FIG. 1. As with the seller process, buying a property is also guided by a six step process 605 that efficiently provides all of the information and tools that a buyer will need to successfully locate and procure the right property.

[0077] Specifically, the six step seller process 605 includes: (1) finding a property (parallel to the seller's listing of a property); (2) contacting a seller; (3) negotiating an offer on the property; (4) preparing to close on the property; (5) clear to close; and (6) closing on the property and receiving user rewards. In the buyer's case, however, it is likely that the user would like to “try out” the system by searching for a home before going through the formal registration process and saving information to the system. Therefore, the buyer landing page preferably includes a link to begin a search 610 for a property that interests the buyer as well as links to buyer testimonials, registration, site search, tools and ancillary providers, in the same way as the seller landing page. Moreover, the system preferably informs the potential buyer (and potential user of the system) about the benefits of registering for the system, including: instant notification of new properties that meet their search criteria, direct communication with sellers, online property negotiations and listing change reminders, property comparisons, and commission free purchases with user rewards. At this point, an unregistered buyer may search for a property or choose to immediately register for the system.

[0078] Whether registered or unregistered, FIG. 7 shows an exemplary property search page 700. The property search page 700 provides a potential buyer with an interactive online interface to easily drill down through selection criteria in order to locate the property (or properties) which best suits the buyer's needs. For example, the buyer may initially choose whether they are searching for a residential or commercial property. The buyer also preferably selects a price range and location for the property (either by zip code, state, county, city or any combination of the above). As part of a standard search, the buyer may also select a required number of bedrooms and full/partial bathrooms. At this point, a user may initiate a search (“GO” button), save the search for later or enter additional detailed search criteria in an advanced search section of the property search page.

[0079] If a potential buyer has more defined requirements for a property, the advanced search functionality provides a way for the buyer to drill down to more specific applicable properties. For example, the advanced search portion of the exemplary FIG. 7 may allow a buyer to enter additional property types, conditions, square footage, lot size, parking requirements or an almost limitless variety of other relevant details. In this way, the property search tools of the present invention can be as coarse or as fine as a buyer requires, and the system is therefore automatically adaptable to a wide variety of users.

[0080] Again, this part of the system can be modified depending on whether the user is interested in buying, renting or leasing a property. Moreover the user may only be interested in participating in an auction for a residential or commercial property or land. Buyers can also search by property condition. Specifically, sellers rate their properties during the listing process from “new” to “complete rehab,” with various conditions in between. In this way, buyers can be more specifically matched to properties meeting their criteria. For example, an investor might only be looking for a complete rehab, but a first time home-buyer might be looking for a fixer upper or a dated home in good condition. The tools of the present invention can be modified to account for all of these characteristics.

[0081] The buyer search section of the system may also utilize artificial intelligence to refine the search process. For example, as a user searches and builds preferences over time, the system will become “smarter” as a user views then selects certain properties by tracking the selections made by the user. This process can be improved as seller and buyer feedback is harnessed. The system can track any and all search criteria, as well as any database item. System (artificial) intelligence can then be used to refine searches for current and even past users. In this way, a homeowner who purchased a home with the system in the past will have a better experience in the future as the system will be aware of user preferences and may be able to reduce search time and number of houses physically viewed and inspected significantly. The system will also allow a user to relist a property—as in the case of a seller who is transferred and must move in 6 months. All of their paperwork is now here, in one place, and it is an easy process to relist.

[0082] Matching buyers and sellers based on their motivations is also important. Search criteria may preferably include a seller's anticipated move date (immediate to 3 mo, 6 mo, etc) which can be used to indicate a seller's urgency and motivation. Motivated buyers and sellers can be matched by the system to facilitate a quick sale. Moreover, buyers may be prompted to provide feedback to sellers after viewing their property. This feedback can be freeform or can be selected from a series of system responses (price is too high, out of my price range, condition is not what I expected, etc.) which will also be used in the matching process. In the world of traditional agents, this is a hope of most sellers—that their agent will be working with a buyer, will know their preferences and will then show the particular buyer their home, facilitating a match. In actuality, there is no process (universal) that allows this to occur. Agents work with a very limited group of buyers and sellers and are further limited by the geography they cover and cannot conceivably know each buyer's preferences and each home on the market. The present invention accomplishes this and more on a global basis.

[0083] As the process continues, FIG. 8 shows an exemplary search results page 800 in which ten properties (first five are shown) were located on the system which satisfied a buyer's requirements. The search results page 800 provides a compact view of each of the properties including photographs 805 and important details 810 of each specific property so that a potential buyer can easily compare these important attributes (such as whether the home is certified, the list price and number of bedrooms/baths). They can also see which homes have upcoming open houses. Moreover, a buyer can select to view more details 815 of any or all of the search results with a single mouse click for each listing. Preferably, selecting to view more details will take the user to the property's “brochure” page. As described above (see FIG. 3), the electronic brochure provides a detailed look at all of the relevant characteristics of a listed property and provides a potential buyer with various photographs of the listing. When this page is viewed, the seller who listed the page will be provided notice that his property is being viewed, for example in the Seller Property Tracker web page (see FIG. 4). The search results page may also include a link to “compare” a selected subset of search results in a side-by-side manner. This comparison feature preferably gives the seller a detailed picture of each property and their attributes, including number of bedrooms, square footage, and even financing considerations through display of the mortgage calculator.

[0084] Preferably, when a potential buyer (registered or unregistered) views a property brochure, the brochure also includes additional information that may be relevant to a buyer. For example, at the side of the web page (outside of the brochure itself), the property details page (e.g., the electronic brochure) preferably includes a link to a system partner which provides pre-approval to a buyer (which may be an important bargaining tool later in the property-buying process. Moreover, the property details page may include a simple mortgage calculator which offers the buyer details about approximate monthly payments for various types of mortgages (e.g., 15/30 year fixed, 5-1 ARM, and 10/30 interest only) based upon the list price, current mortgage rates, and a user defined percentage of list price put as a down payment. It also includes taxes, insurance and any homeowners' association fees or dues specified by the seller, allowing a true cost comparison of similar properties.

[0085] At this point, a potential buyer has seen the advantages of the present system over traditional paper and electronic realty systems, and the user will select to register with the system. Similar to the seller registration page (see FIG. 2), a buyer registers by providing a username and password, an email address, and certain demographic or contact information such as name, phone number and address. In a preferred embodiment, a user can choose to be pre-approved for a mortgage during this registration process. After registering, the user can take advantage of the complete electronic realty system and track the property buying process from beginning to end.

[0086] After registering with the system, the potential buyer will be presented with a “buyer's saved properties” web page 900 as a starting point in their use of the system. FIG. 9 shows one exemplary saved properties screen 900 after the user has searched for and selected several properties as potential matches. Note that the buyer's experience tracks that of the seller in that important information about potential homes that buyer may purchase (top of FIG. 9 property listing) along with associated functionality, is shown in tandem with the six step timeline (bottom of FIG. 9 property listing) which guides the potential buyer through the overall process of purchasing home. As in the seller's case, the simultaneous presentation of details about the current step in the property buying process (in this case, searching for a home) with a timeline of the entire process aids the buyer to “keep on task” and provides a useful baseline for reasonable expectations of the time/details of the home buying process. As with the seller, the virtual agent walks the buyer through the process, allows the buyer to understand the process and plan for current and next steps, and prevents mistakes in the complicated legal processes associated with real estate/property-related transactions (buying, selling, renting, leasing, etc.).

[0087] In this example specifically, the potential buyer has searched for and selected to save several properties for further analysis or purchase. High level details about the properties and a primary photograph 905 of the property are presented in a list ordered by preference. As shown in FIG. 9, if/when more than one property are selected by a buyer, they will be listed in the buyer's saved properties page in a user-defined order which may be easily altered (“move up,” “move down” buttons 910), and a property comparison 915 may be carried out as described above.

[0088] Other relevant tools may be easily accessible to the potential buyer from this page such as a mortgage calculator 920 (as described above), a link to get pre-approved for a mortgage loan 925, and/or a link to additional services 930 as described above.

[0089] By selecting loan pre-approval, the potential buyer is preferably presented with an online pre-approval request form. In this form, the user can select between various loan providers, and the user will enter financial and other information to make a request for pre-approval. The selected financial institution will also have registered with the system, and, upon next logging into the system, the mortgage provider will be presented with the buyer's electronic request for pre-approval. If the buyer is pre-approved for a certain mortgage amount, this pre-approval will be electronically sent to the user so that it becomes part of the saved data of the system (to be used by the buyer and/or the seller).

[0090] As with the seller's property page (FIG. 4), the overall buyer timeline is presented to the buyer on the same page with saved properties. Again, this is a hyperlinked timeline which a buyer can use to get additional information about the present step in the property buying process as well as information about subsequent next steps. In addition to the next steps section, the To Do section includes items that are to occur per the sales agreement itself. Once a sales agreement has been initiated by a buyer, the To Do section becomes active and is populated by dates in the user's specific contract and is personalized by the offer presented. For example, the seller might have 2 days to respond to the offer per agreement. This date will then be shown in the To Do section of the timeline and each party will be automatically notified by the system as critical dates approach. When the parties are further into a transaction, they may have To Do tasks, such as getting a financing commitment from the lender. Once the lender uploads the commitment to the system, the timeline To Do or associated next step will be shown as complete. In the event that a To Do task is missed, the system will also generate a response to all appropriate parties.

[0091] This multiple presentation format (i.e., timeline, next steps, To Do list) maximizes the user's knowledge of the immediate task as well as the process as a whole, and provides reasonable expectations for the user throughout the process. In the specific example of FIG. 9, the buyer is in the initial stages of searching for and selecting a property, and the overall timeline appropriately reflects that this buyer is in step 1: finding a property 935.

[0092] After searching and selecting one or more potential properties to investigate further, FIG. 9 also shows the functionality to engage in the next step in the buying process—contacting the seller 940. By selecting the “contact seller” button, a messaging screen 1000 such as the one shown in FIG. 10 is presented to the potential buyer. In this example, the buyer may select the type of message (message, appointment or information request) 1005, and a pre-addressed email message to the seller of the selected property is presented to the buyer. The buyer need only complete the subject and body of the email to contact the seller with any questions, requests for additional information, to schedule an appointment to view the property, or other reason. Once sent, the message will be electronically provided to the appropriate seller (preferably after passing through profanity and/or spam filters) for receipt. This messaging system may be internal to the system itself (no outside Internet bridge), and the messages typically only include a “user name” and do not include any personally identifiable information about the user.

Seller/Buyer Contact

[0093] FIG. 11 shows an updated seller's property tracker web page 1100 for the property after several different potential buyers have shown at least some interest in the property by adding this property to the buyer's watchlist from the property detail page (electronic brochure), as described above. Note that in the updated property tracker, the detailed information about the property (top of FIG. 11) is shown on the same page with the overall timeline for the selling process (bottom of FIG. 11). Here, however, several potential buyers are tracked, and each buyer may be at a different step in the six step process. The present system separately tracks each of these potential buyers and presents the seller with separate timelines for each buyer. In this case, the first two buyers are at stage 2 in the process (buyer contact) which means that these buyers have sent a message to the seller. The third potential buyer has just selected to add this property to their watchlist from the property detail page (brochure) and is therefore still at step 1 (property search). Note that this “step 1” reflects where the buyer is in the process (searching for a property) and not the seller's first step (which was “listing a property”). This information may aid the seller in identifying “serious” home buyers more readily. The seller can contact any of these buyers using the messaging system (choosing “contact buyer”) in the same way as the buyers initially contacted the seller.

[0094] As briefly described above, an additional tool to track the selling process is the seller's action log. An exemplary seller action log screen 1200, which tracks all information related to a sales process, is shown in FIG. 12. In this exemplary seller action log 1200, the listed property and overall timeline are shown at the top of the page. The lower portion of FIG. 12 contains additional information related to the sales process, such as “next steps,” a “To Do list,” “messages,” and a listing of uploaded documents. In the present example, the message from a first potential buyer 1205 (who sent the message to the seller above) is shown in the “messages” section of the seller's action log. By selecting this message, the seller can read and/or reply to the buyer's message and move forward with the sales process. The “next steps” describes all of the items that a user is required to accomplish in order to advance to the next one of the six steps, and the “To Do” list (which is alternatively called “contract actions”) provides a list of tasks that must be completed per the sales agreement. These contract actions or To Do tasks only become active in the system after a sales agreement is agreed upon. The seller's uploaded documents, as described above, may be also managed from this action log 1200.

[0095] FIG. 13 shows an updated buyer's saved properties screen 1300 in which the buyer is now tracking three different properties. In the present case, the buyer has contacted the sellers of the first two properties via the system's messaging capabilities (note that the status timeline of these two properties reflects that the buyer is in the step 2 seller contact stage 1305). With respect to the third listing, the buyer has not contacted the seller, and the timeline reflects that the buyer is still in the step 1 finding a property stage 1310. As exemplified in FIG. 13, the present invention allows a buyer to progress through the buying process (or renting, leasing, auction process) of a variety of different properties at the same time, all while being reminded about the present tasks and the overall timeline of the buying process for each of the multiple properties. This ability to easily track and manage multiple buying scenarios is a great advantage over the prior art.

Property Offer/Negotiation

[0096] After messaging with one or more sellers and viewing individual properties, a buyer will eventually determine that they would like to move forward with the process and make an offer on a property. Similar to the seller action screens, FIG. 14 shows an exemplary buyer property action page 1400 which provides all of the information necessary for a buyer to manage their buying tasks. Specifically, the upper portion of the buyer property action page includes the primary photo 1405 of the property and links to the listing details and electronic brochure. In combination with this detail, the overall buyer timeline 1410 is shown with the current step updated to “seller contact” and the next step shown as “offer/negotiation.”

[0097] Below the timeline, the buyer property action page preferably includes information that is relevant to the current buyer process. For example, the “next steps” 1415 related to the offer/negotiation step of the six step buyer process includes three parts: (1) making an offer; (2) negotiating the offer; and (3) confirming escrow funding. These three “next steps” are what needs to be accomplished in order to move to the next one of the six steps in the transaction process. Also shown in the lower portion of the FIG. 14 buyer property action page is a “To Do” list 1420 (contract action list) for the buyer (which, when active after a sales agreement is reached, lists agreement-related tasks), the messages received from various entities 1425 (in this case including the seller and the pre-approval mortgage company) and the documents 1430 related to the property and the transaction (e.g., inspection report, home certification, and pre-approval letter).

[0098] As mentioned above, the overall buyer timeline 1410 includes a link to the system's message center (“contact seller”) to send additional requests for information to the seller. When the potential buyer determines that they are ready to make an offer on the property, he/she will select “make offer” from the buyer timeline section of the buyer property action page and be presented with an offer sheet similar to that (partially) shown in FIG. 15. By filling in and sending the offer sheet to the seller, the potential buyer is making a legal request to purchase the property according to the terms of the offer sheet, as detailed below.

[0099] The beginning of the offer sheet 1500 of FIG. 15 includes certain descriptive information about the property listing such as its property ID number, street address, list price, inclusions and exclusions. The offer sheet continues as an electronic form (with applicable drop down boxes and other selection mechanisms) to aid the buyer in providing relevant information about the offer. In the “buyer information” section 1505 of the offer sheet, the buyer must include contact information such as name (and name of any co-buyer), address and phone number information. Next, a “price, payments and key dates” section 1510 includes financial and date-specific information about the offer. Preferably, this information includes information such as: purchase price; deposit amount and date of deposit; approval date of sales agreement by seller; and closing date and title company.

[0100] The offer sheet may also include information such as a “seller assist” (1515) amount of money that the seller will put forth for closing costs, additional information about inclusions/exclusions (not shown), financing contingency information 1520 (e.g., a maximum procurable interest rate or maximum amount of discount points), and property inspection information 1525 (e.g., general inspection contingency, wood infestation inspection contingency, and/or radon inspection contingency). Preferably, the system also provides guides or suggested data ranges for which to use in the offer sheet, such as a 15 day period for each of the inspection contingencies.

[0101] The final portion of the offer sheet includes links to preview the seller disclosures 1530 (which are saved on the system) and to preview the sales agreement 1535 as it will appear to the seller when sent. While creating and editing this document, the buyer can also save a draft of the sales agreement to the system for later editing and forwarding to the seller. After the buyer is content with the terms, the sales agreement is sent to the seller by selecting “approve offer,” entering the buyer's initials in the online form, and selecting “submit offer” 1540. This process electronically submits the offer sheet to the seller to be reviewed the next time the seller logs into the system.

[0102] The information from this offer sheet is used to pre-populate the actual sales agreement which is saved to the system (e.g., as a .PDF file). The offer can include additional fields that are specific to a particular state (e.g., additional required inspections) and can also include a free-form text addendum box for a buyer or seller to add further additions or remove elements from the contract. Likewise, the offer sheet explained herein can be replaced with terms for a rental agreement, lease or the like, depending on the type of transaction that is involved in the current process.

[0103] FIG. 16 shows an exemplary seller's action log screen 1600 the next time the seller logs into the system (after the offer sheet is sent to the seller). Note that the overall timeline 1605 has been updated to step 3 (offer and negotiation). Note also that the “next steps” and “To Do” list sections of the seller's action log page have also been updated to reflect the current stage of the six stage buyer's process. Specifically, the seller now has a sales contract-related task assigned to them to review and approve or negotiate the offer that was sent to the seller 1610. Again, the next steps provides a list of what must be accomplished in order to progress to the next of the six step transaction process, and the To Do section lists sales agreement-related tasks that must be accomplished.

[0104] Moreover, the current “next steps” include reviewing the offer sent from the buyer, approving or negotiating (counter offer) this offer sheet, and confirming the escrow funding of the buyer. Additionally, the “messages” and “documents” sections of the seller's action log have been updated to include any new messages or documents (in this case a message about the offer sheet and the offer sheet itself, shown in bold as a new message in the appropriate sections of FIG. 16.

[0105] In this sales agreement process, as described above, all of the indications of agreements are accomplished electronically. For example, users can type in their initials and select certain clickable boxes to electronically indicate acceptance of an agreement. Digital signatures, authentication devices and other electronic means of assuring assent can be utilized by the system, and the system may tailor the means of assent to the specific jurisdiction involved.

[0106] When ready, the seller selects to view the sales agreement from the buyer and is presented with an offer that appears similar to the buyer's offer of FIG. 15. All of the information provided by the buyer in the offer sheet is communicated to the seller electronically for review and approval. Preferably, after reviewing the contents of the offer, the seller can electronically accept the offer, not accept the offer, or make a counteroffer. If the offer is rejected, then the buyer is electronically notified of this result. If the offer is accepted, then the buyer is notified and the parties move on in the process as described below.

[0107] Alternatively, if the seller wishes to make a counteroffer, the seller is presented with an online form similar to that presented to the buyer when the initial offer was made (preferably pre-populated with the information pertaining to the buyer's initial offer). The seller then utilizes this form to alter the buyer's initial offer in order to present the buyer with a revised offer that is acceptable to the seller. In much the same way as with the buyer's initial process, the seller can electronically review the updated offer letter and can send the offer to the buyer after initialing the form electronically.

[0108] Assuming a counteroffer was made, the next time the buyer logs into the electronic real estate system, the buyer's property action web page will be updated to include this new counteroffer, including updating the message list, To Do list (which now includes the contract-related tasks of reviewing the counteroffer and funding escrow) and the documents list. Upon selecting to review the counteroffer, the buyer now has the same choices as the seller did previously (accept, reject, counteroffer). This back-and-forth between the seller and the buyer may proceed through several iterations, but, if successful, either the buyer or the seller will eventually choose to electronically accept the offer and notice to such effect will be sent to the other party.

[0109] Because parties may think twice about an offer after it is made, additional system functionality includes the ability to rescind an offer once it has been made but before it has been accepted. Similarly, the system provides the ability to addend (or amend) an existing sales agreement (which involves much of the same back and forth process described above, with an addendum only becoming valid if both parties agree) and/or the ability to rescind a valid sales agreement (which may incur legal consequences).

Closing and Service Providers

[0110] After acceptance of the offer, the parties are invited by the system to select service providers to close on the property. In some instances, the parties may be directed to corporate partners that will provide the required service, and in other embodiments the users may be provided with a list of several approved potential service providers from which the users can select an appropriate service provider. For example, the buyer may be requested to select a mortgage provider and a home inspection service. In addition to required service providers, the buyer (and even the seller) is afforded the opportunity to select additional partners such as insurance services, moving companies, utilities and the like. As described below, the more services that the buyer (or seller) selects and uses, the more user rewards that are given back to the user at the end of closing. These rewards could alternatively be given out as a bulk rewards package or rewards could occur simply as users take advantage of a provider's product or service.

[0111] FIG. 17 shows one exemplary embodiment of a system web page 1700 from which a user of the system may select service providers associated with a property sale and related move. In the upper portion of FIG. 17, the essential “home buying services” are put into an online list. In this example, the user selects a home inspector 1705 and a mortgage company 1710 from the list of providers that are part of the electronic real estate system network. Preferably, each of the providers is listed along with the user reward 1715 that is sponsored by that particular provider. For example, the reward may be a percentage discount over regular service fees, or the reward may be a fixed savings amount. The user can learn additional information about each provider by selecting the hyperlink associated with the provider's name which brings the user to a prepared “commercial” for that service provider, and the user can eventually select a specific provider via the online menu.

[0112] The remainder of the service provider web page includes optional providers that may be useful to a buyer during its purchase of and move into a new home. For example, the “other home services” 1720 may include a list of: carpet cleaners, painters and home improvement stores for the repairs/modifications to be made to the home after the buyer moves in; movers and storage companies to store and ship the buyer's belongings before, during and after the move; and landscaping companies to take care of the buyer's lawn and/or the new home's lawn after the buyer moves into the property. Other categories of service providers may also be presented depending on the situation. For example, a commercial real estate transaction may include a wide variety of service providers and insurers that would not be applicable to a residential home sale. Likewise, a lease or rental agreement may be associated with a separate list of relevant service providers. Preferably, the system only presents applicable service providers to suit a particular real estate transaction.

[0113] The mortgage company, title company, home inspector and/or any other service provider may log into the system and post messages, documents, and other information as applicable to a particular real estate transaction. At the beginning of the “prepare to close” process, the settlement company confirms that the proper escrow amount has been deposited, and the settlement company logs into the system and confirms the escrow amount and date received. Once all additional contract conditions are met and the HUD settlement statement is posted by the settlement company, the buyer and seller are notified that they are clear for closing on the real estate transaction. The final step in the process is for the parties to review the final settlement statement to insure that all information on this document is correct. The settlement service provider will electronically contact the parties and inform them of the date and time of the settlement and what materials must be brought from each of the parties to the closing. This information will be housed in the next steps section of the timeline.

[0114] FIG. 18 shows an updated buyer property action page 1800 at this point in the process—just before closing. As seen in FIG. 18, the buyer has now entered step 5 (clear to close) 1805 in the six step home buying process and is preparing to enter step 6 (close and rewards) 1810. Here, the buyer's “next steps” and “To Do” (contract actions) lists have been updated to reflect the optional pre-settlement walk-thru and impending closing. The closing date is populated directly from the sales agreement itself, and could be changed or modified by mutual agreement (as in the case of an addendum). Moreover, any accepted modifications to the sales agreement (addendums) will result in the system automatically sending the new documents directly to the appropriate service providers.

[0115] After closing, the title company representative logs into the system and confirms the date and time that closing took place. The property has now transferred ownership from the seller to the buyer or buyer's representative. At this point, both the seller and the buyer are midway through step 6 (closing and rewards), and both parties are ready to receive and review their user rewards. FIG. 19 shows an exemplary rewards summary web page 1900 that lists all of the user rewards earned by a buyer during the purchase of the property. The example in FIG. 19 shows that the buyer earned $5,850 in user rewards in addition to any commission savings, which are often substantial. The rewards summary also breaks down the user rewards into each specific type and amount of reward earned. Here, the buyer utilized a variety of different system service providers such as a mortgage company, a title company, home inspector, painters, storage companies and more. Each of these different service providers saved the buyer money over what the buyer would have had to spend outside of the present invention.

Additional Features

[0116] In addition to the core concepts described above and detailed below, the system web pages may also include other optional features that provide a more efficient and comprehensive user experience. For example, in addition to user rewards, the system may also incorporate electronic couponing as is known generally in the Internet arts. Moreover, in addition to still pictures, the system may include streaming video of real estate properties, and the system itself may contain a wide variety of educational materials related to real estate transactions. These and other optional features will be recognized by those skilled in the relevant art.

[0117] Nothing in the above description is meant to limit the present invention to any specific materials, geometry, or orientation of elements. Many part/orientation substitutions are contemplated within the scope of the present invention and will be apparent to those skilled in the art. The embodiments described herein were presented by way of example only and should not be used to limit the scope of the invention.

[0118] Although the invention has been described in terms of particular embodiments in an application, one of ordinary skill in the art, in light of the teachings herein, can generate additional embodiments and modifications without departing from the spirit of, or exceeding the scope of, the claimed invention. Accordingly, it is understood that the drawings and the descriptions herein are proffered only to facilitate comprehension of the invention and should not be construed to limit the scope thereof.