Help Redesign My MLS Search

The MLS Search capability is the most popular feature of my website. Dozens of people drop my every day to search for properties. If you're reading this blog, you've probably spent time there, too. I use an MLS Search system provided by a 3rd party company, IDX Pro. Its the best 'off the shelf' system I found, but the ability to customize it is very limited.  We're considering "rolling our own" MLS Search system, which will be an expensive and time consuming endeavor and almost unheard of for a little company like Catskills Buyer Agency. But I think, with your help, we can build a better, more responsive and user friendly system.

There are some limitations imposed by the rules of the Sullivan County Multiple Listing Service that I have no control over. For example, we can't show the "Days on Market" or the direct property address of a listing, nor can we include "sold" listings. But within the rules, there's a lot of flexibility about what could be done.

So let's build a new and better MLS Search together. If you're like most buyers, you've been on a lot of Realtor websites in different areas, and have tried a lot of search systems. There are some you've loved and some, I'm sure, you've, well, loved less. I'd like to hear what you like - and don't like - about my MLS search, as well as other sites you've been on. If there's a real estate website anywhere - it doesn't have to be here - that you really like, I'd like to hear about it.

Here are some starter thoughts on what I think are limitations of the MLS Search on my site. I think the photos are too small, especially on larger higher resolution monitors. There's no ability to search just for lakefront houses, or lakefront houses on a motorboat lake, for example. The current search system groups anything water related into a single search category 'Waterfront' --- that includes lakefront, riverfront, stream front, properties with ponds, and properties with lake rights. What I do like in IDX Pro is the ability to save listings, save searches, and receive daily updates of new listings that meet your search criteria.

What do you like and don't like? What would you like to see? Is the current search system as easy to use as I think it is, or are there aspects of it that are frustrating? I'd really appreciate your thoughts.

Comments

[Daria Feinstein]

Another category beside waterfront could be swimmable water. Does the MLS link other nearby areas to similar properties within say 50 miles of an address or zip code?

[jd]

1. links to Zillow.com or similar (does Trulia cover this area?)
2. absolute yes to differentiation of various waterfront properties; even exact river for riverfront will be useful to those of us who fish
3. one click to search; now there are several before you get to the search page
4. pls put back the non-MLS web links; I cannot find them since you added the new searchable MLS
5. add acreage as a search parameter (ie. <1 acre, 1-5, 5-10, etc)
6. larger pic when mouse hovers over small pics ala ebay
7. i realize it is the listing agent's responsibility, but more, larger and better pics; more pics of outside areas
8. 3-D has not made it to Sullivan county? (noted as a listing agent responsibility)

[David Knudsen]

Daria and id, thanks for your comments.
Daria, unfortunately we don't have 'region-wide' MLSs, which would thereby enable regionwide searches with mile parameters that would cross MLS borders. I'm a big proponent of regional MLS consolidation which would permit wider searching. As it stands right now, to enable a 50 mile radius from Sullivan County areas, I'd have to join 4 MLSs --- Sullivan, Greater Hudson, Ulster and Wayne/Pike in PA. That's a lot of MLS subscription fees (and let me tell you, MLS subscriber fees make your monthly cable or high speed internet fees pale in comparison.) But this is something a lot of MLS subscribers are griping about, so I think it may come about, but it will likely take a few years. As to 'swimmable' water, that's a tough one.

id, you have a number of good suggestions. You're a pretty sophisticated shopper, if you know about both Zillow and Trulia. Unfortunately, Zillow just isn't that accurate for Sullivan County. There are 2 problems. One is our low density and low number of sales, and that makes Zillow's Zestimates less than accurate. The bigger problem, though, is that Sullivan County doesn't report sales electronically, so its hit or miss as to what sales are included in the Zillow database. I'm a big Zillow fan, but it just doesn't work here.

Exact riverfront is something I can't include, because its not part of the listing information. That is something, though, I'll suggest to our MLS Board (of which I am a member) --- that we include a field for the body of water that a property is on, whether a lake or a river. Being able to query as to the river a property is on, e.g. Delaware, Neversink, Beaverkill, 10 Mile, whatever, would be great. We're upgrading our MLS right now to a new version, so we may be able to add that field.

One click search. OK, I can do that. It takes 2 clicks now.

The non-MLS web links. I have to think about that one. I had the link to sullivancountyrealestate.com when we didn't have a consumer-searchable MLS. But its not an accurate source. Individual agents pay to put listings on there, and don't keep them updated. When a property sells, they don't bother to take them down. I have to say that site causes me a lot of grief. The MLS is up to date and accurate, because when a property is sold it 'disappears'.

You can search already on acreage. You just need to go to the Advanced Search page.

Larger pics. I agree wholeheartedly.

Better pics. I agree, as well, but unfortunately that's a listing agent function. I wish that the NY Association of Realtors would require a mini-course in digital photography. So many photos are just terrible.

3-D? Wow, I've heard about this thing called 'Virtual Tours'. I'll may try to learn about it, once I've mastered this thing called email. But seriously. You have no idea how technologically backward many real estate agents are in this county. Virtual tours have been a mainstay of major markets for 3 or 4 years now. Here, virtual tours are still a novelty. They should be a mainstay, and they're not that expensive to implement. I lay part of the blame on sellers. Why in the world are they paying a big listing commission and not demanding the latest in technology?

[John]

David,

Speaking of broker mini-courses perhaps one entitled "truth in advertising" would be most appropriate. I can't tell you how much time I have wasted looking at listings that were not merely stretches of the imagination as far as description goes but outright lies. I understand the broker is working for the seller but it actually does more harm than good to over-state the property. Buyers feel deceived and angry. This is not aimed at you as I know you are acting (mainly I believe) as a buyer's agent and you will seperate the wheat from the chaff when researching listings for a client. Being open and honest about a property ultimately is in the best interest of the seller.

[David Knudsen]

Hey, John, I couldn't agree more. But I gotta say that is one of the key reasons to use a buyer agent. I spend a lot of time previewing houses, to sift out those that are 'too good to be true' from those actually worth a buyer's time to see. Sometimes, though, I'm amazed when people still insist on seeing a house --- even after I've told them it has 6 1/2 foot ceilings, a foundation problem and is right on a busy main road.

What about some type of system where shoppers who've seen a house can leave comments or feedback for others? Sort of like a tripadvisor.com for real estate? Would home shoppers be likely to more trust each other's opinions? Is this something you think people would use?

[marie]

Perhaps I am too cynical, but I think people being able to rate listings might be a recipe for disaster. Would be hard to weed out people posting something who have a vested interest in a particular property (seller trying to not sound like the seller, potential buyer trying to make a property sound undesireable...).

I might be missing something, but is there a way to search only for new listings?

[David Knudsen]

Marie, there isn't currently a way to search only for new listings on my current system. But I think its a great suggestion. I have to check to see if the raw data feed includes a "date stamp" showing the date a listing was added or changed. If so, there could be an advanced search feature to search for listings that are new or changed in the last, say, 3 days, 7 days, 30 days, or "all".

Regarding the downside of ratings, your concern about someone having a vested interest putting in negative comments is a concern. There is one real estate company in another areas that is experimenting with it, and I've been checking the comments. I was expecting to find a lot of "I hate it, worst house I've seen" diatribes, but actually are finding the comments sort of benign or helpful, e.g. "The house is a little too small for us. But really liked the back yard", or "If you repainted the purple walls, the house would show much better." I'm not set on this idea yet, but I am intrigued by it. One of the most common comments I get from new clients I work with is that when they've gone out with other agents, or in other areas, the houses they've seen often are very different than they appear - or are described - on the internet. Maybe enabling shoppers who've seen houses to make comments would balance the scales.

[John]

David,

Another valuable bit of info would be TOTAL time on the market of the listing. I have seen listings expire and then re-listed with a "Just Listed" moniker. This gives the (false) impression that the listing is fresh when indeed it is stale and moldy. I would also like to see a history of the listing price changes.

I do not think an "epinion" style system would work. If the property is good I want to keep that information to myself and make an offer as quickly as possible. The last thing I want to encourage is a bidding war!! However, for you as a buyers broker, to be able to place your own opinion on listings would be extremely valuable. I would trust your observations and commentary much more than the listing agent's description.

[David Knudsen]

John, regarding Days On Market, its one of the items that prohibited in a consumer MLS search by the MLS rules. Even if it was, however, matching old expired or cancelled listings up with current listings to get a total DOM would be a real programming challenge. It is information, though, that I regularly provide my clients, because in the broker version of the MLS, I can search listings, whether they're current, expired or withdrawn, by address and piece it together.

Regarding an "epinions" type consumer comment system, I can see your point. However, your take on it might be a bit Machiavellian. However, a way to start may be adding my own comments and then see how that goes over.

Thanks, everybody, for your comments. This feedback is really helpful.

[JG]

just to chime in before the thread dies: an open, accessible, epinion/amazon meets wikipedia type comment section brings a measure of honesty that should not be underestimated. even feedback as to area, schools, local market, busy roads, additional pics, etc. would help buyers immensely. I agree that having it come from a 'trusted,' unbiased source is helpful, but 'the wisdom of crowds' (excellent book for those who have not read it) will usually tell the corrrect answer more than a signle buyers agent. As far as encouraging a bidding war, it has equal chance in working to your favor. If a seller gets consistently poor feedback on their house (which is unfiltered by their rosy eyed sellers brokers) they will be forced to either fix their property or reduce their price. this may in turn a lead property into gold for someone. it makes it a much purer form of capitalism and may make transactions occur a little speedier.

[AL]

Arguably, the most frustrating feature of the MLS Search is that the parameters a user chooses often times go completely ignored. For instance: I recently set parameters to search a specific price range within specific towns yet the output of the search looked to be the entire MLS (with all prices and all towns.)
It would also be an enormous aid to be able to set multiple "house features" as possible [ acreage, levels, garage, basement, etc.)

Aside from the obvious weaknesses of the current MLS search, the best value of this Website is your information and market experience. It is a very good Website for people like myself... First time buyer-fearful-ignorant-high expectations.

[R.J.F.]

Please find a way to inform potential buyers of annual (estimated) total property tax bill. This may be a bit tricky - given the rules of the MLS - but this is an area of great importance to me - especially being from tax-laden New Jersey. - TX !

[R.J.F.]

Please find a way to inform potential buyers of annual (estimated) total property tax bill. This may be a bit tricky - given the rules of the MLS - but this is an area of great importance to me - especially being from tax-laden New Jersey. - TX !

[sdhshds]

You seem to have a lot on your website but it took me about 10 minutes just to find whre I could look for properties. Plus, I tried to do a search of properties and the process was so complex and confusing that I actually was not able to figure out how to get results from my search. Ultimately, I left your page because your site is not very user friendly at all. You need to redesign it. Usually the general rule is that people will not spend more than 1/2 minute on a page that is not navigable. I wanted to look for listing so bad and spent longer but was very discouraged because it seemed like your site was desinged mainly for more reasons than for your business. I was very frustrated. Sorry, but I just thoguht you should know as a business owner. I think the layout of your site if probably really hampering your potnetial business.