ancestral callings

This thread started on Dec 12th--it might read better if you start there--or not.

I'm examining technology in real estate and considering the costs and benefits to the public and the agents.

Only extreme technophiles believe there are no costs and infinite benefits. The cynical would point to the huge profits made by firms taking advantage of real estate agents who want the same stuff that everyone else has on the premise that technology can generate success. Trade organizations are cheerleaders for the tech is king theme. They get more power over the industry along with financial rewards through subsidiaries and affiliations.

Here's the thing--real people live in real houses, not virtual houses defined by alphanumeric data or a few photographs of varying quality. Those real people operate using brains evolved over millions of years--long before "humans" became such. Significant real estate technology is approximately 25 years old. One could argue that technology can, and has, changed the way people approach basic life decisions, such as which prospective dwelling "feels" best. An alternative view is that our ancestral, mid brain, hard wired sensitivities to certain attributes of dwellings may sustain prime consideration, regardless of the avalanche of equally weighted data fields MLS and Internet technology injects into our consciousness. The added danger is that real estate agents will also be seduced into the easy technology means of gaining information about real estate, information that may not be the Right Information for the Right Buyer. Agents are becoming tech support for Internet services, rather than purveyors of experience and insight into real world decisions that should be individually intuitive.

With the understanding that individuals are sure to differ on personal preferences, according to culture, experience, family history, etc., the following are among the standout general attributes of houses. Put another way-the decision to buy will be made based on an intuitive "feeling" largely determined by these features. Other characteristics will seldom tip the balance in the final decision--and yet agents keep taking photos of guest bedrooms, guest baths and utility rooms.

Neighborhood effects-topography, view panoramas, light on parcel (ie solar tracking), trees, creeks/ponds/ocean etc.

Safety/security-one of the main functions of a dwelling to provide a secure ambiance. Lacking that, all else falls away. This involves privacy outside the home, privacy inside-window placement vis a vie nearby properties, fencing, landscaping and such.

Adjacent houses-architectural style, setbacks. If you like craftsman and find a great example, but the two adjacent houses are ultra contemporary--might be a problem.

A quick note here--none of the three categories above are very well covered with MLS data or other online sources. Street View, like Google Maps offers help, but MLS systems are slow adopting and most Buyers don't utilize. The focus of IDX and MLS is very much "on site". Off site characteristics can be very important.

The way the house is sited on the parcel is important--curb appeal, driveway, approach to the entry area are all keys in determining the "feel" of the house, before the Buyer is even inside.

Main entry, porch, portico or whatever. Entry areas can make or break. Obviously a small bungalow is going to generate lower expectations than an estate quality home, but even so the door, exterior light and door hardware make an impression.

Once inside, the visual elements surrounding the entry foyer are significant and should offer a preview of the tone and ambiance of the interior.

Inside the primal basics prevail. Food preparation and dining--certainly THE primal tie between humans and dwellings.

Fire has an appeal going back to the dawn of the species. The hearth area and gathering space hearkens back to huts, tents and open campfires.

Master Bedroom offers sanctuary from the day's challenges and should feel secure and comfortable.

Master Bath is where preparations are made to leave the house to confront the outside world--dress for battle as it were.

These are the key elements. For a few Buyers there may be other spaces that are potential deal breakers, but these 10 or so areas will produce the intuitive "feel" that will drive the decision. Pictures or data about other aspects of the house just take up space. Surprise features, design detail and careful attention to lighting in these few areas warrant special attention and they don't receive it from the tech driven information stream.

All the data fields in MLS systems are given equal weight. Some are displayed on the main search page and others are access via an additional features search page, but they all have equal weight. That's inconsistent with real world perceptions. A "wow" factor needs to be available in MLS comparison applications used by buyers and agents.

The object of photos is to intrigue the buyer and induce a strong desire to see the property in person to check out just how amazing it is. This is a lesson for new construction and design as well. Spend the money where it will do the most good.

Photos can come closer to representing reality than alpha numeric data, even offering a glimpse of the subtle nuances that create "feel". An MLS system based on photos with tags to accommodate some alphanumeric data would be a major move toward organic comparison more in tune with ancestral callings.

Next post is about open houses--why I like them--do them every weekend. Many think that's strange, but I never tire of them. Why?