MLS of Greater Cincinnati, Inc. - Multiple Listing Service of Greater

MLS of Greater Cincinnati, Inc.
(Subsidiary of the Cincinnati Area Board for Realtors®)
14 Knollcrest Drive, Cincinnati, Ohio 45237
Phone: (513) 761-8833 FAX: (513) 761-8860 E-mail: Mail@CincyMLS.com
Eric Lowry, Chair
Larry Heidler, V-Chair
Jody Aschendorf
Darla Bauman
Ralph Blanton
Peter Chabris
Kevin Duffy
Daryl Dunn
Terry Lee Elliott
Tom Hasselbeck
Don Johnson
Rick McPherson
Mark Meinhardt
Tim Schlosser
Paul Swisshelm
Richard Wagner
Karen Weber
Shirley Winters
Joe Mock - President
Patti Stehlin, Vice President
Guy Wesselkamper–Director Liaison
Jim Abele, CEO
Sharon Chard, MLS Manager
Agenda
MLS Operations Committee Meeting
MLS of Greater Cincinnati, Inc.
Thursday, December 10, 2015
9:00 am – 11:00 am
9:00
1. Review and approve the minutes from the October 15, 2015 meeting.
9:05
2. Review the Monthly Update.
9:10
3. Review Director’s MLS Motions
9:10
4. Review and vote on MLS Users Motions – See Attachment 4
9:30
5. Sold Data to Realtor.com Request – Agent Profiles
9:45
6. Discussion: NAR and Upstream sign ‘revolutionary’ deal for broker database.
10:50 7. Discussion: Buyers using ZipTours to get lockbox codes, tour listings without agents present.
10:55 8. New Business
11:00 9. Adjourn
Thank You for a Great 2015!!
Director’s MLS Motion Results
Attachment 3A
a) It was moved and seconded to add SIC descriptions to the Area display in Rapattoni. PASSED
b) It was moved and seconded that MLS does not need a policy for drone usage or the publishing of drone
photos in the MLS. PASSED
c) It was moved and seconded to DENY changing Semi Annual Taxes to Annual Taxes in Rapattoni. PASSED
d) It was moved and seconded to change Special Financing from required to not required in Rapattoni.
PASSED
e) It was moved and seconded to add the following to the MLS Rules and Regulations as 14.6.a:
14.6.a Aerial photos obtained via drones must abide by the FAA requirements for Commercial Use
when obtaining the photos. PASSED
f) The Directors approved the recommendations from the MLS Rules and Regulations Task Force and MLS
Operations. (Attachment 3B).
g) The Directors approved the CincyMLS Keybox Rules and Regulations as presented from the MLS Lockbox
Committee (Attachment 3C).
Attachment 3B
Article 13 – Listings to be Published 13.6 Current Listings entered into the MLS computer shall be available for showings and purchase immediately. If the property is not available for showings at the time of listing, the MLS Authority clause (See Article 13.1.a) should be stricken on the listing agreement, initialed by the seller, and a copy of the agreement sent to and kept on file in MLS until the listing is available for showings. 13.6 Proposed Listings entered into the MLS computer shall be available for showings and purchase offer submission immediately, with the following exception: properties with significant safety/health issues or are condemned. If the property is not available for showings due to significant safety/health issues or is condemned, then a. verifiable photos must be provided to MLS Staff upon request,
b. the condition must be stated in the Agent Remarks, and
c. photos must be provided to buyer agents upon request with seller approval.
If the property is not available for showings at the time of listing, the MLS Authority clause (See Article 13.1.a) should be stricken on the listing agreement, initialed by the seller, and a copy of the agreement sent to and kept on file in MLS until the listing is available for showings. 13.12 Properties for Sale by Online Bidding: Auction: Online bidding listings entered into MLS are subject to the same rules as other listings with the following exceptions: f)
Any listing entered into MLS with reference to an online, non‐MLS Participant site shall ONLY be marked as Auction =
NO. They are not an auction listing.
g) Any listing entered into MLS with reference or requirement that an agent or broker or consumer must go to a 3rd
party website to enter an offer/ bid, and in which the listing brokerage is not involved in the submission,
presentation and/or negotiations between the seller and buyer representative, shall be classified as a “Limited
Service Listings” and their listing contract type shall be entered as an Exclusive Agency listing;
h) Per state law; any listing entered into MLS that is not listed with a true “face‐to‐face” licensed MLS Auctioneer, but
instead is listed with reference to a non‐MLS Participant offer / bidding site or where a seller chooses to mimic an
offer / bidding process, shall NOT mention or state the word “auction” anywhere on the listing.
i)
A minimum bid shall be entered as the list price.
j)
Any reference to the online bidding web site (e.g. Auction.com, Homepath.com, etc.) shall only be entered under
agent remarks.
k) Any Active listing in the MLS with the requirement that an agent or broker must go to a 3rd party website to enter
an offer/ bid, that property must be available for bidding on that 3rd party website. l)
Any listing entered into MLS with the requirement that an agent or broker must go to a 3rd party website to enter
an offer/ bid, must provide the ability for agents to register their prospective buyers on that 3rd party website. m) Any listing entered into MLS with the requirement that an agent or broker must go to a 3rd party website to enter
an offer/ bid, and requires a buyer broker to pay a fee, must disclose the fee amount in the Agent Remarks. 13.13 If the listing agent, broker or seller is aware of delays in the ability to provide clear title or transfer of ownership, the delay must be identified in the Agent Remarks. 13.14 Providing incorrect showing instructions may result in a $50 fine per violation. Note: This would include, but not limited to, wrong combination provided, no access at the home, incorrect instructions on pets/alarms. Attachment 3C
Multiple Listing Service of Greater Cincinnati
Electronic Keybox System Rules and Regulations
The following rules shall apply to MLS Participants, Subscribers and Affiliate Members of the Electronic Keybox
System. These rules have been established by the MLS and shall remain in full force and effect until changed or
modified by the Directors of MLS.
DEFINITIONS:
1) MLS: Multiple Listing Service of Greater Cincinnati.
2) MLS Participant or Subscriber: Any principal or non-principal broker, sales licensee, licensed or certified
appraiser who participates in the Electronic Keybox System as a Primary Keyholder.
3) Affiliate Member: An individual who holds an Affiliate Membership in the Cincinnati Area Board of
Realtors who participates in the Electronic Keybox System as a Primary Keyholder.
4) Primary Keyholder: A MLS Participant, Subscriber or Affiliate Member of the Electronic Keybox System
that has been issued either an eKEY or ActiveKEY directly from the MLS.
5) Secondary Keyholder: Any “person who” or MLS Participant, Subscriber or Affiliate Member who has
been issued either an eKEY or ActiveKEY through a Primary Keyholder.
6) Keyholder: Any Primary Keyholder or Secondary Keyholder.
7) Electronic Keybox System – A key management system. Supra is the current provider.
8) Keybox: Electronic Lockbox or ELB – the device that holds the physical keys to a property.
9) eKEY: Proprietary name for the Supra electronic key smartphone app used to access keyboxes.
10) ActiveKEY: Proprietary name for the Supra electronic device used to access keyboxes.
11) Key: an eKey or ActiveKey
12) iBox BT LE: Infrared (i) and Blue Tooth (BT) enabled Low Energy (LE) keybox from Supra.
13) System Breach: a situation where the Keybox was tampered with and the house keys removed, where
an ActiveKEY is stolen or where unlawful access to a property has occurred.
PARTICIPATION:
The Electronic Keybox System is a basic service of the MLS. Each MLS Participant, Subscriber or Affiliate Member in
good standing with MLS is entitled to one eKEY or ActiveKEY activation for the Electronic Keybox System with MLS.
Additional key subscriptions may be obtained for additional subscription fees.
Electronic Keybox System participation requires the MLS Participant, Subscriber or Affiliate Member to execute a
Lease Agreement prior to being issued a Key or Keybox. MLS will also enforce all rules and regulations contained in
the Lease Agreement.
A Key may not be loaned to any person with the exception of loans made necessary due to electronic failure of a Key.
In the event of an electronic failure of the Key, the Keyholder may only loan to, or borrow from, a Keyholder
associated with the same company. The MLS or Supra shall be notified immediately of an electronic failure.
Keyholders are not permitted to loan Keys to licensed Agents, Appraisers or Brokers that are not members of MLS.
MLS of Greater Cincinnati – Keybox Rules and Regulations – August 14, 2015
Page 1
FEES:
The Electronic Keybox System is a basic service of MLS and is included in your MLS Dues. MLS Dues shall not be
refundable after the 30th calendar day following the semi-annual dues billing due dates (e.g., April 1 and Oct. 1). If
such date is a Saturday, Sunday or holiday, this period shall extend until the next business day.
GENERAL POLICIES:
Keyboxes may not be placed on a property without written authority from the seller. This authority may be
established in the Listing Contract or in a separate document created specifically for the purpose. Upon MLS being
notified of a system breach, the Key and/or Keybox used in the breach shall be deactivated immediately.
Keyholders shall follow the showing instructions published in the MLS, an electronic showing system, or as provided
by the listing brokerage. Keyholders shall not remove contents of the keybox for purposes other than showing the
home and shall promptly return the contents to the keybox upon exiting the property. The keybox and/or contents
shall not be removed from the property without prior consent of the listing agent.
Unauthorized access to a property or Keybox is strictly prohibited. In the event there is evidence that an
unauthorized access violation has occurred, punitive action may be issued in accordance with the Compliance and
Enforcement section of these rules.
RIGHT TO LIMIT ACCESS:
The MLS may refuse to issue or lease Electronic Keys, may terminate existing Key Lease Agreements, and may refuse
to activate or reactivate any Key held by a Keyholder, at its sole discretion or by direction of their Participating
Broker:
1) Following arrest, and prior to conviction, for any felony or misdemeanor;
2) After conviction of a felony or misdemeanor;
3) For any act, in the determination of the MLS, that relates to the real estate business or puts clients,
customers, or other real estate professionals at risk.
Factors that may be considered in making such determinations include, but are not limited to:






the nature and seriousness of the crime;
the relationship of the crime to the purposes for limiting Keybox access;
the extent to which access (or continued access) might afford opportunities to engage in a similar act;
the extent and nature of past criminal activity;
time since criminal activity was engaged in;
evidence of rehabilitation while incarcerated or following release; or
KEYBOXES AND KEYS:
Keyholders are not required, but are encouraged, to place Electronic Keyboxes on listed property.
Programming changes requested by an ActiveKEY holder may only be made by the MLS or Supra staff. eKEY holders
can make changes to their eKEY at their discretion using the available software (Supraweb or Supra App).
MLS of Greater Cincinnati – Keybox Rules and Regulations – August 14, 2015
Page 2
The predetermined timed keybox access is 6:30 a.m. to 9:30 p.m. EDT. Each Keyholder may, at the Keyholder's
discretion, turn on or turn off the predetermined timed access on each Keybox using their Key. When the timed
access is turned off, the Keybox allows entry twenty-four (24) hours each day.
ActiveKEYS and eKEYS may not be sold or transferred.
Keyboxes may ONLY be transferred to other MLS Participants or Subscriber Members for use within the Cincinnati
Electronic Keybox System until the Contractual Lease Period has expired in 2021. Keybox owners must complete and
submit the Keybox Transfer Form available online.
Note: Cincinnati’s Supra Contract is separate from Kentucky’s Supra Contract. The keyboxes MUST stay with
the association in which it is contractually assigned. Each association is financially responsible for each
Keybox assigned to them.
A Keyholder who is leaving the real estate business, or otherwise terminating their Lease Agreement, must turn in
their ActiveKEY immediately and/or notify MLS to inactivate their eKEY. Failure to return the ActiveKEY will result in
the loss of the Security Deposit.
In the event a Keyholder loses an ActiveKEY, the initial deposit fee will be retained as liquidated damages. If a
replacement ActiveKEY is issued, Keyholder must pay an additional deposit fee.
In the event that there is evidence that a Key sharing violation has occurred, punitive action may be taken in
accordance with the Compliance and Enforcement section of these rules.
ADDITIONAL KEYS:
It is the responsibility of the Primary MLS Participant or Subscriber to return the ActiveKEY or request the eKEY be
inactivated if they no longer require an additional Key for a Secondary Keyholder.
AFFILIATES:
Any Affiliate who wishes to participate in the Electronic Keybox System of the MLS must be an Affiliate Member in
good standing with the Cincinnati Area Board of REALTORS® and must undergo a criminal background check under
the guidelines established by the MLS Board of Directors. The MLS Manager will review Affiliate background checks.
If there are offenses reported that may have a negative impact on participation, the approval for participation will be
referred to the MLS Operations Committee.
Affiliate Members must complete the Affiliate Application, pay the fees as established by the MLS Directors and
execute a Lease Agreement prior to being issued a key.
If an Affiliate Member key subscription lapses (outside the normal billing process), a new background check must be
processed before being re-activated. There is no grace period.
Employees or subcontractors of Affiliate Members are permitted to obtain a key through the Primary Affiliate
Member. If the Primary Affiliate Member authorizes access for Secondary Keyholder(s), the Primary Affiliate
Member assumes responsibility for payments and legal responsibility and liability for their Secondary Keyholder(s).
The Affiliate Member’s Key may not be loaned to another Affiliate Member with the exception of loans made
necessary due to electronic failure of the Key. In the event of an electronic failure of the key, the Keyholder may only
loan to, or borrow from, a Keyholder associated with the same company. In the event that there is evidence that a
MLS of Greater Cincinnati – Keybox Rules and Regulations – August 14, 2015
Page 3
Key sharing violation has occurred, punitive action may be issued in accordance with the Compliance and
Enforcement section of these rules.
Affiliate Members are required to abide by all other Electronic Keybox System Rules and Regulations contained
herein. Failure to abide by the rules may result in punitive action issued in accordance with the Compliance and
Enforcement section of these rules.
Affiliate Member Electronic Keybox System billing process will follow the same rules as MLS subscribers, including
late fees and timelines as outlined on the Affiliate Application.
UNLICENSED ASSISTANTS:
Unlicensed Assistants are permitted to obtain a Key through a Primary MLS Participant or Subscriber. If the MLS
Participant or Subscriber authorizes access for Secondary Keyholder(s), the MLS Participant or Subscriber assumes
responsibility for payments and legal responsibility and liability for their Secondary Keyholder(s).
The Key must be issued in the name of the Primary MLS Participant or Subscriber who has the Unlicensed Assistant.
The fee for the Unlicensed Assistant will be billed to the Primary MLS Participant or Subscriber in their semi-annual
dues as an extra key. Prorated fees will be collected at the time the Key is issued.
Unlicensed Assistants may not loan their Key to another member of the same firm or to any other person with the
exception of loans made necessary due to electronic failure of the Key. In the event of an electronic failure of the
Key, the Unlicensed Assistant may only loan a Key to, or borrow a Key from, another Keyholder associated with the
same company. In the event that there is evidence that a Key sharing violation has occurred, punitive action may be
taken in accordance with the Compliance and Enforcement section of these rules against the Primary Keyholder.
TERMINATION OF SERVICE:
A Keyholder may terminate the lease at any time provided all fees are paid to date, the ActiveKEY and/or Keyboxes
are returned to MLS and deactivated and all other obligations as outlined in the Keyholder's contract have been met.
The Keyholder must notify the MLS, in writing, of their desire to terminate service. Keyholder is responsible for
returning the ActiveKEY immediately.
COMPLIANCE AND ENFORCEMENT:
The Lockbox Committee shall be responsible to the MLS Board of Directors for the overall operation of the Electronic
Keybox System. The MLS Operations Committee shall be responsible to the MLS Board of Directors for the
enforcement of the adopted Rules and Regulations, operating policies, procedures and systems.
The MLS Manager will facilitate all violation reports or complaints, and may resolve any issues prior to being
escalated to the MLS Operations Committee. If the MLS Manager cannot facilitate a resolution, the issue will be
escalated to the MLS Operations Committee for review and recommendation.
The MLS Operations Committee shall give consideration to all written complaints from MLS Participants, Subscribers
or Affiliate Members (Complainant) having to do with violations of the Rules and Regulations, provided the complaint
is filed within 180 days of the facts relating to the alleged offense could have been known. Upon receipt by the MLS
of a written complaint, the Respondent (accused) shall be advised, in writing, of the nature of the complaint and shall
answer the complaint, in writing, within ten (10) days from receipt of the complaint. The Committee shall then
afford the Respondent the opportunity to present their defense before it prepares its findings and actions to the
complaint. If found guilty of a violation of the Electronic Keybox Rules and Regulations, the MLS Operations
MLS of Greater Cincinnati – Keybox Rules and Regulations – August 14, 2015
Page 4
Committee shall prepare a recommendation to the MLS Board of Directors as to the disposition of the matter.
Within twenty (20) days of transmittal of this notification, the respondent may file an appeal with the President of
the MLS Board of Directors for a hearing before the Directors challenging the decision and/or recommendation for
discipline. The MLS Operations Committee is scheduled to meet bi-monthly, but other special meetings of the
Committee may be called by the Committee Chair or President.
The MLS Operations Committee is empowered to decide the case and impose penalties, consisting of one or more of
the following:
1) Letter of Warning with copy to be placed in the MLS Participant, Subscriber or Affiliate Member file;
2) Letter of Reprimand with copy to be placed in the MLS Participant, Subscriber or Affiliate Member file;
3) A fine imposed on the MLS Participant, Subscriber or Affiliate Member not to exceed $15,000;
4) Recommendation to the MLS Board of Directors that the MLS Participant, Subscriber or Affiliate Member is
suspended from the Electronic Keybox System for a stated period of time. Following such suspension, the
MLS Participant, Subscriber or Affiliate Member may rejoin the Electronic Keybox System only on the
condition that a reinstatement fee of $100 and all past due accounts are paid. Although membership rights,
privileges and services are withdrawn as specified in the notice of suspension, membership continues, and
the suspended MLS Participant, Subscriber or Affiliate Member remains obligated for payment of
membership dues, and to abide by the Rules and Regulations during the period of suspension. Any failure to
abide by the terms of suspension, or subsequent violation of the Rules and Regulations, shall be grounds for
consideration as to possible extension of the suspension or expulsion from the Electronic Keybox System;
5) Referral to the Grievance Committee of the Cincinnati Area Board of Realtors as a Professional Standards
Complaint (Article 1, Standard of Practice 1-16 and Article 3, Standard of Practice 3-9);
6) Referral to the Ohio Division of Real Estate and Professional Licensing as required by the NAR Code of Ethics
Bylaws, Article IV, Section 2.
MLS of Greater Cincinnati – Keybox Rules and Regulations – August 14, 2015
Page 5
Attachment 4
MLS Users Motions and Information– November 5, 2015
Summary:
a) It was moved and seconded to modify “Age” to “Year Built” and modify the Age search range to Year Built search
range in Rapattoni. PASSED
Information Only
b) It was moved and seconded to create a Task Force to analyze and make recommendation on the Architecture
and Level options in MLS. PASSED
Note: Susan Rissover will lead the Task Force.
c) It was moved and seconded to DENY allowing Board Affiliate members to become members of. PASSED
d) It was moved and seconded to DENY adding a “Renovated Y/N” field in Rapattoni. PASSED
e) It was moved and seconded to DENY allowing any type of branded listing videos in the MLS – including You Tube.
PASSED
f)
It was requested to have staff inquire about the ability to create an additional status for off-market properties to
accurately reflect the off-market reason. The status would identify a property that is taken off the market
because an alternate variation of the listing replaced the original. An example would be a Single Family Paper
House ended up selling just the lot. The Single Family Paper House was not really cancelled, but was
“Revised/Replaced”.
Details:
a) Modify “Age” to “Year Built” and modify the Age search range to Year Built search range in Rapattoni.
(Committee Suggestion)
b) Architecture Options – See Attachment 4B–Architecture Recommendations
c) Affiliate Request: Discuss allowing Board Affiliate members to become members of MLS to obtain contact
information and statistical data (lenders, service providers etc)
d) Add a Renovated Y/N field in Rapattoni to help compete with new construction.
Member Request: The Diversity Committee has been discussing how to help people moving into
Cincinnati choose homes in more than the newest areas of Greater Cincinnati. The thought has been
that most relocating buyers are moving into Mason and West Chester and not into other areas of
Cincinnati. As a relocation realtor, I have found that this is occurring because these areas have more new
homes than other areas and relocating buyers want newer homes so that they can sell them more easily
in the future if they have to sell in 2 -3 years. Given this issue, and knowing that we have many great
neighborhoods in Cincinnati, we came up with a proposal to help this situation. Will the MLS be open to
adding a line on a listing to state that a property has been updated? This line could simply have a yes or
no answer.
e) Member/Staff Request: Virtual Tours (You Tube) and Branding – do we need to reconsider a You Tube videos for
virtual tours – author cannot be removed (self-branding). See Online Example
Please consider opening a dialogue regarding virtual tours with the users group.
Please see the following talking points:
a. Today we rely on complaints to police the tours
b. With Data Checker it will be expedited but has yet to prove if it is “fool proof”
c. YouTube provides a utility so that all members could easily produce their own tours affordably
and quickly
d. Without YouTube the members must scramble to find resources to produce and host a tour.
e. IDX sites have the option to post virtual tours of other Broker’s listings or not…so
f. If we did allow branded tours (or non—branded and YouTube – only) the hosting company could
suppress other Broker’s tours
g. Many do not post them anyway
f)
Process for large List/Sold price discrepancies in 3 situations – See Attachment - Examples
Scenarios:
a. Paper house then sells lot or old house for a lot less.
b. online bidding – starts low price and sells for a lot more.
c. Paper house – lots of upgrades and sells for a lot more.
Options:
a. Agent updates original listing with correct data. MLS Updates Original Price
b. Delete Original listing and enter a sold before sent?
c. Delete Original listing and enter new listing with accurate timeframes?
d. Leave all the original data in the system.
Architecture Recommendations
Attachment 4B
architecture
currently this is what we have to choose from. we can check off two.
proposed:
The architecture terms were taken from A Field Guide to American Houses by
Virginia & Lee McAlester. As you hover over a choice, a definition would pop up.
Could we include pictures in the definition?
choose up to two (or three?):


















Traditional
Contemporary
Transitional
Ranch
Split Level (bi, tri, quad)
Tudor
Italianate
Craftsman
Cape Cod
Colonial/Georgian/4 Square/Neoclassical/Beaux Arts/Greek
Victorian/Gothic/Chateauesque
Historic (pre 1915)
Spanish/Mission/Mediterranean
Prairie
Midcentury Modern/Moderne/Art Deco (1930 – 1970)
Modern/International (1970 – present)
Log
Eclectic
Levels:
current
problem: what is a bi level? Is it a house with a split foyer? or a
house with two finished levels where you (generally) enter on the top
level?
proposed:
 1 story
 raised ranch (looked up definition: The raised ranch is a two story
house, i.e. the foundation serves as an additional floor, a modification of
the dominant one story design. The common result is a two-story version
of a ranch-style house.) or commonly known in Cincinnati as a lower level
walkout (3 sides above grade?? should this be specified?).






1.5 story
2 story
3 story
bi-level, or split-foyer (enter on a level between the other two levels)
tri-level
quad-level
Another suggestion came up from one of the architects that I consulted with. He
said a tremendous amount can be told from the year a house was built. When
we look up homes, we find the date of construction, then have to do the math to
input how old it is. Why don’t we just use construction date instead of age?
That way, there are no math mistakes and we don’t have to adjust the age from
year to year.
Proposed: input year a property was built, not age.
Listings as of 11/03/2015 at 11:08AM
Sold
09/24/14
Set to close
CD 09/25/14
S1405183p
E01EV
1528 Gilpin Ave
City/Munici Cincinnati
Cnty Hamilton
Subd
Twp
Rooms 7
Bedrms 3
Baths 3-0
Single Family
East on Madison L.on Woodburn to L.on Gilpin
Cross Street
Open House
Date
Time
TaxID
0550002003300
Other
Attachment 4F
DOM 118/118
SO PREG03 CASH S/L% 11.76
SP$
Unit#
Subu Evanston
LP$
State OH
Zip 45206
OP$
Family Rm No
BedRm Lev1 No
Formal Din Yes
BthRm Lev1 Yes Full
Type
Single Family
Bsmt
Full
Levels
2 Story
Garage None
Arch
Transitional
Parking On Street
Const
Wood,Aluminum
Firepl None
Found
Block
Gas
Natural
Roof
Shingle
Water Public
Windows
Insulated,Vinyl
Sewer Public
Heating
Gas
Zoning Residential
Cooling
Central Air
Sa-Tax 975.00
Age
138
Realist2 Census Tract 41.00
New
No Existing Structure Asmnt Of Rec
Lot
180 x 25
Occupy At Closing
Acreage
Transp
Bldg Floor#
HOA Fee No School Cincinnati City SD
HOA Amt$
N/A
District Call SD 513-363-0000
Mgt Comp
Mgt Phn
Available for Lease
No
Auction
No
Access/Disability Features
Spec Fin
No
Energy/Green Featues
Realist2 SqFt
Bldg 2,182
2nd Flr
880
Bsmt 880
Page 1
10,000
85,000
85,000
Lot 4,443
Marketing Remarks and Agent Remarks
Large Two story-2182 sqft/per auditor.Usuable attic space. Partial Finished Lower Level w/Walkout & a Full Bath. Subject to lender Approval
(Agent) Subject To Lender Approval of Short Sale-Sold AS_IS will split 50/50 lender approved commission
Dim
Lev
Features
Entry
6X6
1 Wood Floors
Living/Great
18 X 15
1 Wood Floors
Dining
22 X 18
1 Wood Floors
Kitchen
21 X 18
1 Laminate Floor,Wood Cabinets
BreakfstRm
FamRm
Study
MasterBd
2
BedRm2
2
Views
BedRm3
L
Land Desc Less than .5 Acre
BedRm4
Builds
BedRm5
Farm
Bath #1
Full
1 Shower
Struc
Bath #2
Full
2
Fence
Bath #3
Full
L
Docs
Bath #4
Trees
LaundryRm
Topog
RecRm
Access
Flex Rooms
Basement Part Finished,Walkout
Appliances
Misc
Ceiling Fan
Inside
Outside
Porch
This Listing is Sold
Call Appointment Ctr
855-746-9129
LO
PREG03 RE/MAX Preferred Group
513-874-8373
FAX 513-297-4345
Lmtd Srvc No
ER
LAgt
247099 Ronald Turvey
513-382-4485
Sub 0%
Buy 3%
ronlee1@fuse.net
Co-LO
Internet Y
Agt Hits 220
Pub Hits 33
Co-LAgt
Property Owner Consumer
List Date 05/29/14 Exp Date 05/29/15 Est Close Date 09/25/14
Occ/Owner
SO
PREG03 RE/MAX Preferred Group
513-874-8373
Seller Pd Clo Costs
Short Sale
Yes
Selling A 247099 Ronald Turvey
513-382-4485
$ Amount or %
3rd Party Approval Req Yes
Information has not been verified, is not guaranteed and subject to change.
Copyright ©2015 MLS of Greater Cincinnati, Inc. All rights reserved.
Listings as of 11/03/2015 at 11:08AM
Sold
08/18/14
Contingency Pending CD 11/17/14
C1248521p
E01CI
15 W Fourth St
City/Munici Cincinnati
Cnty Hamilton
Subd
Downtown
Twp
Rooms 8
Bedrms 4
Baths 3-1
Condominium
Located on historic Fourth St Downtown between Vine & Race.
Cross Street Vine St / Race St
Open House
Date
Time
TaxID
083-0001-0374-00
Other
DOM 1355/1355 SO COMY10
Unit# 415
Subu City
State OH
Zip 45202
Family Rm Yes
Formal Din No
Type
High Rise
Levels
1 Story
Arch
Historic
Const
Brick
Found
Poured
Roof
Membrane
Windows
Insulated,Aluminum
Heating
Gas,Forced Air
Cooling
Central Air
Age
130
New
No Renovation
Lot
Condo
Acreage
Bldg Floor# 4
HOA Fee Yes
HOA Amt$ 677
Monthly
Mgt Comp
Mgt Phn
Auction
No
Spec Fin
No
Realist2 SqFt
Bldg 3,460
CONV
S/L% 31.00
SP$
LP$
OP$
Page 2
248,000
800,000
615,000
BedRm Lev1 Yes
BthRm Lev1 Yes Full
Bsmt
None
Garage 2 Built in
Parking Off Street,2 Car Assigned
Firepl 1 Gas
Gas
Natural
Water Public
Sewer Public
Zoning Residential
Sa-Tax TBD
Realist2 Census Tract 265.00
Asmnt TBD
Occupy At Closing
Transp Metro busline
School Cincinnati City SD
District Call SD 513-363-0000
Landscaping,Snow Removal,Associatio
Available for Lease
No
Access/Disability Features
Energy/Green Featues
2nd Flr
Bsmt 400
Lot
Marketing Remarks and Agent Remarks
Create your own residence at The McAlpin! Your lifestyle, your way in this 3,350 sq ft home w/ private elevator, 2 car garage parking and semiprivate
rooftop terrace. Currently white boxed (shell) - Finish to your specifications. Tax abated!
(Agent) Currently in shell format. Can be purchased as a shell - $300,000. To tour a shell or for additional information please call Joe 513.484.1888
Dim
Lev
Features
Entry
1
Living/Great
1
Dining
1
Kitchen
1
BreakfstRm
1
FamRm
Study
1
MasterBd
1
BedRm2
1
Views
BedRm3
1
Land Desc
BedRm4
Builds
BedRm5
Farm
Bath #1
Full
1
Struc
Bath #2
Full
1
Fence
Bath #3
Full
1
Docs
Bath #4
Partial
1
Trees
LaundryRm
1
Topog
RecRm
Access
Flex Rooms
Basement
Appliances
Misc
Inside
Elevator
Outside
Balcony
This Listing is Sold
Call Appointment Ctr
Agt must be present
Call Joe Moritz 513.484.1888
LO
COMY10 Comey & Shepherd
513-241-3400
FAX 513-333-4801
Lmtd Srvc
ER
LAgt
270706 Joseph J Moritz
513-484-1888
Sub 0%
Buy 3%
jmoritz@comey.com
Co-LO
COMY10 Comey & Shepherd
513-241-3400
Internet Y
Agt Hits 1266
Pub Hits 1405
Co-LAgt 376019 Michael Sweeney
513-235-6759
Property Owner Consumer
List Date 12/02/10 Exp Date 10/01/14 Est Close Date 11/15/14
Occ/Owner
4J Redevelopment LLC
SO
COMY10 Comey & Shepherd
513-241-3400
Seller Pd Clo Costs
Short Sale
No
Selling A 270706 Joseph J Moritz
513-484-1888
$ Amount or %
3rd Party Approval Req No
Information has not been verified, is not guaranteed and subject to change.
Copyright ©2015 MLS of Greater Cincinnati, Inc. All rights reserved.
Listings as of 11/03/2015 at 11:08AM
Sold
10/28/14
Set to close
CD 11/14/14
S1424017p+
E02NW
4279 Ashland Ave
City/Munici Norwood
Cnty Hamilton
Subd
Twp
Rooms 6
Bedrms 3
Baths 2-0
Single Family
Smith Rd Or Montgomery Rd To Ashland
Cross Street Montgomery Rd
Open House
Date
Time
TaxID
651-0031-0065-00
Other
DOM 15/22
SO ADVS01 CASH S/L% 1254.0 SP$
Unit#
Subu Norwood
(Auc) LP$
State OH
Zip 45212
OP$
Family Rm No
BedRm Lev1 No
Formal Din Yes
BthRm Lev1 Yes
Type
Single Family
Bsmt
Full
Levels
2 Story
Garage None
Arch
Traditional
Parking Driveway
Const
Vinyl
Firepl Inoperable
Found
Poured
Gas
Natural
Roof
Shingle
Water Public
Windows
Wood
Sewer Public
Heating
Gas,Forced Air
Zoning
Cooling
None
Sa-Tax $388
Age
122
Realist2 Census Tract 254.01
New
No Existing Structure Asmnt OF RECORD
Lot
50X70
Occupy At Closing
Acreage
0.0470
Transp
Bldg Floor#
HOA Fee No School Norwood City SD
HOA Amt$
N/A
District Call SD 513-396-5520
Mgt Comp
Mgt Phn
Available for Lease
No
Auction
Yes Reserve
Access/Disability Features
Spec Fin
No
Energy/Green Featues
Realist2 SqFt
Bldg 1,215
2nd Flr
597
Bsmt 618
Page 3
31,350
2,500
2,500
Lot 2,047
Marketing Remarks and Agent Remarks
SELLS TO HIGH BID OVER $2,500 regardless of final price! Great opportunity, don't miss out! Set a showing today. Auction registration and
inspection starts at 6:00pm on 10.28.14, auction follows at 6:30. Sold 100% AS IS.
(Agent) Sells to high bid over $2,500. Must register buyers 24 hours in advance to qualify for commission. $5,000 cashier check required to register
the day of auction. 10% bid premium (w/ $2,500 min.) in effect. See atth'd info & contract. No reps or warr.
Dim
Lev
Features
Entry
6X7
1
Living/Great
11 X 13
1
Dining
13 X 13
1
Kitchen
9 X 11
1
BreakfstRm
FamRm
Study
MasterBd
11 X 13
2
BedRm2
11 X 13
2
Views
BedRm3
9 X 11
2
Land Desc
BedRm4
Builds
BedRm5
Farm
Bath #1
Struc
Bath #2
Fence
Bath #3
Docs
Bath #4
Trees
LaundryRm
Topog
RecRm
Access
Flex Rooms
Basement
Appliances
Misc
Inside
Outside
This Listing is Sold
Call Seller/Tenant
EMAIL JAY@PRODIGYPROP.COM
LO
PRDG01 Prodigy Properties
513-841-7000
FAX 513-351-7367
Lmtd Srvc No
ER
LAgt
221921 Jeffrey S Lane
513-841-7000
Sub 0%
Buy $1
jeff@prodigyprop.com
Co-LO
PRDG01 Prodigy Properties
513-841-7000
Internet Y
Agt Hits 690
Pub Hits 117
Co-LAgt 205101 Kurt A Polter
513-841-7001
Property Owner Lender
List Date 10/13/14 Exp Date 12/31/14 Est Close Date 11/28/14
Occ/Owner
SO
ADVS01 Keller Williams Advisors Realty
513-766-9200
Seller Pd Clo Costs
Short Sale
No
Selling A 201633 Jennifer A Murtland
513-578-2633
$ Amount or %
3rd Party Approval Req No
Information has not been verified, is not guaranteed and subject to change.
Copyright ©2015 MLS of Greater Cincinnati, Inc. All rights reserved.
Listings as of 11/03/2015 at 11:08AM
Sold
09/09/14
Set to close
CD 06/12/15
S1417406p+
E05PR
2503 Langdon Farm Rd
City/Munici Cincinnati
Cnty Hamilton
Subd
Twp
Rooms 6
Bedrms 3
Baths 2-0
Single Family
Montgomery Rd. @ Landon Farm Rd., West.
Cross Street Montgomery Rd.
Open House
Date
Time
TaxID
1200001005100
Other
DOM 20/20
SO PINN01
CASH S/L% 306.06 SP$
Unit#
Subu Pleasant Ridge
LP$
State OH
Zip 45212
OP$
Family Rm No
BedRm Lev1 Yes
Formal Din Yes
BthRm Lev1 Yes
Type
Single Family
Bsmt
Partial
Levels
2 Story
Garage 2 Detached
Arch
Tudor
Parking Driveway
Const
Brick
Firepl 1 Wood
Found
Poured
Gas
Natural
Roof
Shingle
Water Public
Windows
Vinyl
Sewer Public
Heating
Gas,Forced Air
Zoning
Cooling
Central Air
Sa-Tax of record
Age
71
Realist2 Census Tract 59.00
New
No Existing Structure Asmnt of record
Lot
51x129
Occupy At Closing
Acreage
0.1740
Transp
Bldg Floor#
HOA Fee No School Cincinnati City SD
HOA Amt$
N/A
District Call SD 513-363-0000
Mgt Comp
Mgt Phn
Available for Lease
No
Auction
No
Access/Disability Features
Spec Fin
No
Energy/Green Featues
Realist2 SqFt
Bldg 1,736
2nd Flr
Bsmt 1,173
Page 4
71,925
23,500
23,500
Lot 7,579
Marketing Remarks and Agent Remarks
Great opportunity in Pleasant Ridge. 3 bedrooms, 2 baths, detached garage.
(Agent) Needs repairs, remodeling & restorations. Plumbing missing. A/C condenser removed. furnace stolen. All offers to be submitted through
Auction.com.
Dim
Lev
Features
Entry
Wood Floors
Living/Great
18 X 13
1 Wood Floors,Fireplace,Walkout
Dining
15 X 11
1 Wood Floors
Kitchen
12 X 10
1 Ceramic Tile
BreakfstRm
FamRm
Study
MasterBd
20 X 13
2
BedRm2
13 X 11
1
Views
BedRm3
11 X 10
1
Land Desc
BedRm4
Builds
BedRm5
Farm
Bath #1
Full
1
Struc
Bath #2
Full
Fence
Bath #3
Docs
Bath #4
Trees
LaundryRm
Topog
RecRm
Access
Flex Rooms
Basement
Appliances
Misc
Inside
Outside
This Listing is Sold
Use Sched Show Link
Vacant, Lockbox
see agent remarks
LO
PINN01 Keller Williams Pinnacle Group Re 513-277-0996
FAX
Lmtd Srvc Yes
ER
LAgt
264043 Jeffrey S Marmer
513-697-6533
Sub 0%
Buy $400
jeff@marmerrealty.com
Co-LO
Internet Y
Agt Hits 883
Pub Hits 235
Co-LAgt
Property Owner Lender
List Date 08/20/14 Exp Date 01/20/15 Est Close Date 09/09/15
Occ/Owner
SO
PINN01 Keller Williams Pinnacle Group Re 513-277-0996
Seller Pd Clo Costs
Short Sale
No
Selling A 264043 Jeffrey S Marmer
513-697-6533
$ Amount or %
3rd Party Approval Req Yes
Information has not been verified, is not guaranteed and subject to change.
Copyright ©2015 MLS of Greater Cincinnati, Inc. All rights reserved.
Listings as of 11/03/2015 at 11:08AM
Sold
10/24/14
Set to close
CD 02/20/15
S1424195p
W09GB
8730 Beckys Ridge Dr
City/Munici Colerain Twp
Cnty Hamilton
Subd
Twp Colerain
Rooms 8
Bedrms 4
Baths 2-1
Single Family
Colerain To Sovereign To Left On Beckysridge
Cross Street
Open House
Date
Time
TaxID
510-0064-0264-00
Other
Page 5
113,000
55,000
55,000
DOM 11/11
SO MOVE01 FHA
S/L% 205.45 SP$
Unit#
Subu Groesbeck
LP$
State OH
Zip 45251
OP$
Family Rm Yes
BedRm Lev1 No
Formal Din Yes
BthRm Lev1 Yes
Type
Single Family
Bsmt
Full
Levels
2 Story
Garage 2 Attached
Arch
Traditional
Parking Driveway
Const
Brick,Aluminum
Firepl Wood
Found
Poured
Gas
Natural
Roof
Shingle
Water Public
Windows
Insulated,Aluminum
Sewer Public
Heating
Gas,Forced Air
Zoning Residential
Cooling
Central Air
Sa-Tax 997.50
Age
23
Realist2 Census Tract 207.05
New
No Existing Structure Asmnt Of Record
Lot
62.56x170
Occupy At Closing
Acreage
Transp
Bldg Floor#
HOA Fee No School Northwest Local SD
HOA Amt$
Annual
District Call SD 513-825-4600
Mgt Comp
Mgt Phn
Available for Lease
No
Auction
No
Access/Disability Features
Spec Fin
No
Energy/Green Featues
Realist2 SqFt
Bldg 2,140
2nd Flr
1,050
Bsmt 906
Lot 10,585
Marketing Remarks and Agent Remarks
Attractive 2-story With 1st Fir Laundry. 23 Yr Old Home Better Than New, Spacious Rooms,Walkout From Family Room To Deck With View Of Woods
In Backyard. On Cul-de-sac Street
(Agent) SEE Attached documents for the HIGHEST AND BEST. MUST be received by 10/22/14 5pm IS THE CUT OFF DATE FOR ALL OFFERS!!!
Dim
Lev
Features
Entry
15 X 4
1 Vinyl Floors
Living/Great
15 X 12
1 Wall-to-Wall Carpet
Dining
13 X 13
1 Wall-to-Wall Carpet
Kitchen
BreakfstRm
FamRm
13 X 16
1 Wall-to-Wall Carpet,Fireplace,Walkout
Study
MasterBd
13 X 11
2 Wall-to-Wall Carpet,Bath Adjoins,Walk-in Closet
BedRm2
14 X 13
2
Views
BedRm3
13 X 10
2
Land Desc Less than .5 Acre
BedRm4
10 X 11
2
Builds
BedRm5
Farm
Bath #1
Partial
1
Struc
Bath #2
Full
2
Fence
Bath #3
Full
2
Docs
Bath #4
Trees
LaundryRm
9X6
1
Topog
RecRm
Access
Flex Rooms
Basement Part Finished
Appliances
Misc
Inside
Outside
Deck,Wooded Lot
This Listing is Sold
Use Sched Show Link
LO
TRST01 Tri State Homes
513-451-0001
FAX 513-451-6532
Lmtd Srvc No
ERV
LAgt
377045 Paul M Krimmer CRS
513-451-0001
Sub 0%
Buy 3%
tristatehomes@fuse.net
Co-LO
Internet Y
Agt Hits 396
Pub Hits 89
Co-LAgt
Property Owner Corporate
List Date 10/13/14 Exp Date 01/11/15 Est Close Date 02/20/15
Occ/Owner
SO
MOVE01 RE/MAX On The Move
513-385-2424
Seller Pd Clo Costs Yes
Short Sale
No
Selling A 353112 Anthony Brown
513-646-1385
$ Amount or %
$3000
3rd Party Approval Req No
Information has not been verified, is not guaranteed and subject to change.
Copyright ©2015 MLS of Greater Cincinnati, Inc. All rights reserved.
NAR and Upstream sign ‘revolutionary’ deal for broker database
Backers say platform will allow brokers of all sizes to focus on customer experience, not data
Nov 5, 2015
Key Takeaways
 NAR and RPR have signed an agreement with Upstream to provide the project with funds and technology. The
project is slated to go into beta testing in Q2 2016.

Upstream will give brokers and agents one place to enter, store and edit data and the ability to distribute it
where they choose, thereby saving them time, effort and expense, backers say.

The platform will allow brokers to compete on the customer experience rather than on who handles listing data
better, according to Keller Williams' Cary Sylvester.
A platform that aims to provide brokers with a single point of entry to manage property data and where it goes is a big
step closer to reality today.
The million-member National Association of Realtors and its subsidiary Realtors Property Resource (RPR) have signed a
final contractual technology agreement with UpstreamRE LLC.
The company intends to build a non-public-facing platform that will function as a middleman between real estate
brokerages and the recipients of their data, including MLSs, website publishers, and vendors.
‘Revolutionary’
In a statement, Keller Williams’ vice president of industry development Cary Sylvester said the deal was “revolutionary.”
Sylvester is a member of the Upstream board of managers and the Upstream technology committee.
“For the first time since the formation of the MLS system, the entire real estate industry is working together to create an
environment that supports innovation,” Sylvester said.
“With the financial support of NAR and the technology software provided by RPR, Upstream has the foundation to move
forward and bring long overdue efficiency, accuracy and growth to the industry.”
This means that homebuyers and sellers will see consistent, timely and accurate data wherever brokers choose to send
it, Sylvester told Inman.
“By allowing brokers and agents one place to enter, store and edit data and the ability to distribute it where they
choose, Upstream will save associates time, effort and expense,” Sylvester said.
NAR considers the project “game changing.”
“Listing data are among brokers’ most valuable business assets, and it has become increasingly difficult to manage the
input and distribution of that data,” NAR spokeswoman Sara Wiskerchen said in an email.
“A back-end technology with a single entry point that brokers and their agents can use to easily manage the
dissemination and licensing of that data in a standard format will reinvent the way they transact business, saving brokers
and agents time, money and frustration.”
Funds and technology
In May, NAR and Upstream signed a letter of intent to partner that was approved by NAR’s board of directors. The board
also approved up to $12 million in funding over the next three years for the project.
While NAR and RPR will be providing Upstream with funds and technology, the company will remain governed mainly by
brokers and franchisors. Upstream increased its board of managers’ seats from 21 to 23 to give NAR two seats on the
board, Sylvester said.
Other board members include representatives of brokers, franchisors and brokerage networks, including Berkshire
Hathaway HomeServices, Century 21, Coldwell Banker, ERA, Leading Real Estate Companies of the World (LeadingRE),
The Realty Alliance, Re/Max and non-affiliated brokerages.
NAR has no ownership interest in Upstream, Wiskerchen said.
Who’s doing what
Upstream’s board will continue to provide strategic oversight for the project while RPR will be responsible for
development, implementation, operations, training and support, the companies said.
All three entities — Upstream, NAR and RPR — will be responsible for marketing and communications for the project.
“[T]his is a historic moment uniting common interests in a large and fragmented industry,” NAR/RPR and Upstream
leaders said in an announcement.
Upstream is in the process of hiring an owner’s representative to work directly with RPR while also conducting a search
for a CEO to head the company, the announcement said.
Beta testing is coming
Upstream is slated to begin beta-testing in several markets in second-quarter 2016. Those initial markets have not yet
been chosen, but will be based on MLS interest, vendors’ capabilities and local brokerage support, Sylvester said.
RPR CEO Dale Ross last month said the test markets would be where members of Upstream’s board of managers do
business, so they can see how the platform works firsthand.
After beta-testing, the platform will be available to all brokerages nationwide that choose to participate, the company
said.
RPR backbone with AMP leverage
Upstream will distribute data according to broker specifications through a rules-based engine. The backbone of the
Upstream platform will be RPR’s own platform and leverage another RPR project in the works called Advanced Multilist
Platform, or AMP.
AMP will offer small- and medium-sized MLSs a back-end database rich with RPR’s property data. While AMP is on a
separate development schedule from Upstream, it is also targeted to commence beta testing in second-quarter 2016
with interested AMP partner markets, Wiskerchen said.
“RPR is currently in productive conversations regarding RPR AMP with 44 markets representing over 133,000 members,”
she said.
The cost for brokers
NAR and Upstream have not yet decided what it will cost brokers to use Upstream.
“In the first quarter of 2017, all parties will work together to determine final costs associated with operating Upstream.
Any pricing will take effect on January 1, 2018,” Sylvester said.
Contrary to some critics’ assertions that Upstream is meant to quash competition, Sylvester said Upstream will allow
brokers to compete on the customer experience rather than who is better at wrangling listing data.
“For Keller Williams specifically, our brokerages belong to 700-plus MLSs that are all different and have different
standards and different viewpoints of how the data works,” she said. Rather than spending time and resources on
figuring out how to get all those data feeds into the right format, “we’d rather be able to compete on consumer
experience,” she added.
Data distribution at Keller Williams today
Data distribution at Keller Williams once Upstream is up and running
Data standards in 2016
Realtor-affiliated MLSs are required to comply with listing data standardsdevised by the nonprofit Real Estate Standards
Organization starting in 2016.
That will help some, but still leaves Keller Williams with 700 different data feeds in 700 different markets rather than, as
Upstream does, consolidating property information in one consistent file no matter how many MLSs brokers belong to,
Sylvester said.
Upstream itself will comply with RESO’s data standards in order to ensure the quality and accessibility of data across the
industry, the company said.
Fewer resources, bigger benefit
Devoting fewer resources to managing data is something that all brokers can benefit from, Sylvester said.
“There’s a lot of speculation that [Upstream] is just for big brokers to squeeze out the little guys. That’s so far from the
truth,” she said.
Upstream’s board has representation from brokers of all sizes and organized data benefits everybody, according to
Sylvester.
The platform will allow all brokers to create new products without having to maintain their own listing database, she
said, either by building them themselves or by hiring a local development firm to do so without the firm having to have
specialized knowledge in how to deal with listing data.
Fellow Upstream board member Pam O’Connor, CEO of brokerage network LeadingRE, agreed.
“We believe this will be a major benefit to all of our member brokerages, regardless of size or profile, based on
efficiency, leverage over the listing data they work so hard to generate, and the enhanced customer experience that
comes from more accurate, timely data,” she said in a statement.
“It allows brokers and their vendors to focus on innovation for consumers rather than spending so many resources on
entering and managing data.”
Buyers using ZipTours to get lockbox codes, tour listings without agents present
ZipTours draws ire of agents, scrutiny of MLSs in Detroit area
Oct 5, 2015
Key Takeaways

Buyers are using ZipTours to get lockbox codes and video-chat showings in the Detroit area
without agents being physically present.

ZipTours is looking to partner with real estate businesses, and is open to providing
brokerages and agents with free access to its system.

Some real estate agents say ZipTours creates security and legal risks, and at least two
MLSs are reportedly discussing how to handle ZipTours.
Realtor Lorraine Wiley recently saw two people stroll through the front door of a listing she’d just
shown to clients. She followed the pair into the house. “Oh, yeah, we’re the buyers,” she recalls
them telling her when she confronted them. “And here’s our agent.”
They pointed a smartphone at Wiley. A face on the phone greeted Wiley and confirmed that she
was, indeed, the couple’s agent.
Wiley clutched the listing’s lockbox and key, unsure how to respond. Then the agent on the
smartphone volunteered the correct lockbox code, so Wiley reluctantly handed over the security
devices.
“I needed to leave with my buyers,” said Wiley, an Ann Arbor, Michigan-based agent who works
at Coldwell Banker Weir Manuel. “What I wish I had done was write down the people’s names.”
The buyers that Wiley encountered were using ZipTours, a property-showing platform that’s
allowing buyers to get into listings throughout the Detroit metropolitan area without being
physically accompanied by agents.
Despite pushback from the industry, ZipTours may herald the emergence of technology that
allows many more buyers to tour at least some types of listings without an agent physically by
their side.
Some agents say ZipTours creates security and legal risks, but Livonia, Michigan-based
Marketplace Homes, the discount brokerage that developed ZipTours, points out that ZipTours
is built on the same foundation of mutual trust that underpins new-wave tech juggernauts like
Uber and Airbnb.
Moreover, ZipTours’ identity authentication and video-recording systems offer a layer of
protection that traditional showings lack, the brokerage argues.
The ‘safest system to show a home?’
“I can state with certainty that ZipTours is the SAFEST system to show a home in the world,”
wrote Marketplace Homes CEO Mike Kalis in an email.
He added that ZipTours is looking for partners and may be willing to offer some agents and
brokerages access to its system for free.
“We would love to offer the platform to top performing agents that would like to be more
efficient and not have to drive all over town,” Kalis wrote.
Born out of necessity
ZipTours was born out of necessity, Kalis said.
Marketplace Homes — which operates in more than 10 states and says it’s on track to generate
$34 million in revenue this year — created a basic version of the ZipTours in 2008 as a way to
service a growing number of clients more efficiently and eliminate the need to send agents into
the hardscrabble neighborhoods where many of its listings were located.
Instead of dispatching agents to unlock its listings, Marketplace Homes has long been
asking prospective buyers or renters to use a version of ZipTours to let themselves in.
The technology is part of the reason why Marketplace Homes can manage and sell builders,
lenders and landlords’ properties for low fees — and why the company offers to sell prospective
buyers’ homes for free if they buy their next home with Marketplace Homes.
How it works
ZipTours is a dressed-up and expanded version of the property-showing technology
Marketplace Homes has been using for seven years. Marketplace Homes launched the
platform about two months ago to attract more buyer clients.
Although previous iterations of ZipTours only let users to visit Marketplace Homes’ own listings,
ZipTours can allow users to see listings represented by other brokerages as well. Marketplace
Homes is offering buyers a 1 percent commission rebate if they buy through ZipTours and
Marketplace Homes.
Consumers can use ZipTours’ website or mobile app to search properties and schedule
showings. To tour a home after a showing is approved (either by a listing broker or seller), users
must initiate a video chat with a Marketplace Homes agent and then provide that agent with a
photo ID and Facebook account.
ZipTours says the agent uses the two forms of identification to validate a user’s identity. Once a
user is approved, a Marketplace Homes agent provides a listing’s lockbox code to the user.
The user can then retrieve the listing’s key and tour the home under the video supervision of the
Marketplace Homes agent. Every home tour video is recorded and stored by ZipTours.
Unnerving agents
Kalis says the showings it’s conducted using ZipTours technology over the last seven years has
never led to any incidents, including the 1,000 showings that Kalis says ZipTours facilitated in
September.
Yet some real estate agents say ZipTours showings still raise security concerns for
homeowners and creates legal liability for listing agents who might unwittingly sign off on home
tours that clients would reject.
They question whether matching photo IDs to Facebook profiles authenticates a person’s
identity and dismiss the idea that video recording provides an adequate level of supervision.
Only half joking, Michael McClure, the creator of the real estate Facebook group Raise the Bar,
quips that technology that makes it easy for consumers to obtain lockbox codes might inspire
some law-abiding citizens to conclude that, “maybe a life of crime is for me because here I have
perfect entre into homes because I can just walk in and steal stuff.”
Kalis counters criticism of ZipTours first by critiquing the traditional showing system. Plenty of
agents break the rules and share lockbox codes with buyers, and motivated wrongdoers can
easily get access to the MLS and impersonate agents to request showings, he said.
Kalis casts ZipTours as compensating for some of these vulnerabilities with its identityverification and video-recording systems.
Another criticism leveled at ZipTours is that the service doesn’t properly disclose how its home
tours are conducted, potentially creating situations where some listing brokers and sellers sign
off on showings that they would otherwise never approve. Marketplace Homes maintains that
ZipTours only shows listings after obtaining consent to show the listings through video chats.
But Martin Bouma, the listing agent representing the property where Wiley encountered
ZipTours buyers, claims that neither he nor his seller received word that the buyer would tour
his listing without an agent physically present.
“I had quite a problem with that,” he said, later adding in an email, “When my seller found out
that this occurred they were very upset and worried about a consumer now having access to
their lock box.”
The MLS factor
Sources have told Inman that they believe such concerns have prompted a local MLS to adopt
stricter property-showing rules and led at least one brokerage to advise its agents not to
approve showing requests from ZipTours.
Realcomp II, an MLS that covers a large swath of the Detroit metropolitan area, prohibits agents
from giving lockbox codes to anyone other than “those expressly approved by the seller or
listing broker” or face potential fines.
In what some agents believe was a bid to reign in ZipTours, the MLS also recently added a rule
that requires buyer’s agents to be physically present for all showings “unless prior written
express consent is given by the listing agent and/or seller to the contrary.”
“Tip: You may want to include this MLS policy verbiage in the showing remarks of your listing,”
the rule adds.
Realcomp II declined to comment on whether it beefed up its showing rules in response to
ZipTours, saying its CEO was away on business and unable to comment.
Some listing agents in the Detroit area have recently begun expressly stating in listing showing
remarks that buyer’s agents must physically accompany buyers when showing their listings,
said Nancy Duncanson, a Rochester, Michigan-based agent at Real Living Kee Realty.
“I think it’s a response to ZipTours,” she said.
Kalis says ZipTours obtains permission to conduct showings by disclosing in showing requests
that: “Marketplace Housing will accompany the buyer through a streaming live video feed that is
recorded and stored on our secure servers.” (Bouma says he never received this disclosure.)
ShowingTime
One reason agents may approve ZipTours showings without realizing the home tours aren’t
conducted by an on-site agent is because many agents in the Detroit area use the MLS
software ShowingTime to schedule showings.
Agents are accustomed to using the software to instantly approve or reschedule showings
through various communication channels, including by texting Y or N, and may not fully digest
disclosures included in many showing requests.
Does texting Y in response to a showing request constitute “prior written express consent” for a
buyer to tour a listing without an agent physically present?
Kalis thinks so. Others, including ShowingTime President Michael Lane, are skeptical.
ShowingTime has had informal discussions with both Realcomp and another Michigan MLS,
MiRealSource, on ways to address how ShowingTime is being used by ZipTours, Lane said.
MiRealSource did not immediately respond to a request for comment.
Electronic lockboxes a barrier to growth
One reason ZipTours can function in the markets covered by MiRealSource and Realcomp is
that the two MLSs do not use electronic lockboxes that require key cards.
Lane said about three-quarters of markets use electronic lockboxes. That presents a serious
barrier to growth for ZipTours because agents operating in markets with electronic lockboxes
are typically prohibited from sharing their key cards with consumers.
Following in the footsteps of Airbnb and Uber
But while ZipTours may face challenges ahead, the app piggybacks on the same guiding
principle that powers the driver-hailing app Uber and short-term rental site Airbnb: that complete
strangers are willing to place a great deal of trust in each other.
This would seem to bode well for ZipTours. Despite grinding up against industries and
regulators all around the world, Uber and Airbnb have become massively popular and are worth
tens of billions of dollars.
“The trust economy is enabling people to believe in humanity again,” Kalis said. “Uber helped us
trust a stranger to hitch hike in a car again. Airbnb helped us trust a weary traveling stranger to
stay on our couch again.”
ZipTours, Kalis said, is helping “us trust that a neighbor can look at our home that is for sale
again.”
Marketplace Homes isn’t the only real estate startup to place that level of faith in consumers.
Opendoor
Opendoor — a Phoenix, Arizona-based startup that makes instant offers on homes, buys
them in a matter of days and then flips them — recently launched a somewhat similar app.
It lets prospective buyers use mobile phone to unlock the doors of any of OpenDoor’s listings at
any time of day.
The app differs from ZipTours’ in that it only provides access to its own listings, but the propertytouring tool still suggests that buyers may soon find themselves with a growing number of ways
to visit at least some types of listings without an agent by their side.
Email Teke Wiggin.
Editor’s note: This story has been updated to correct the spelling of Nancy Duncanson’s name.