Abstract:
A method for scheduling real estate appointments. The method comprises receiving from a showing realtor a request to show property, and automatically communicating the request to show property to a seller of the property, the act of communicating including soliciting appointment approval from the seller.

Description:
RELATED APPLICATION  
       [0001]    This application is a continuation-in-part of U.S. Patent Application Ser. No. 09/477,573. filed Jan. 4, 2000, entitled “A Method and System for Coordinating Real Estate Appointments,” by Bahram Mozayeny and James E. Asbury, which is hereby incorporated by reference in its entirety. 
     
    
     
       TECHNICAL FIELD  
         [0002]    This invention relates to computerized methods and systems for the real estate business. More particularly, this invention relates to computerized methods and systems for communicating and setting up listings and showings for real estate and for monitoring real estate activity. The methods and systems are implemented in computer hardware and software.  
         BACKGROUND  
         [0003]    Real estate transactions typically involve the use of real estate agents to set up and coordinate real estate showings and sales. The seller of a property uses a listing agent to act as an agent to organize and facilitate the sale of the property. Potential buyers also use agents to set up showings and to facilitate the purchase of a property. Throughout this specification, an agent for a potential buyer who shows property to the buyer will be referred to as a “showing agent” or a “showing realtor.” Such a showing agent typically works for a real estate broker, which will be referred to as a “showing office.” Similarly, a “listing agent” or “listing realtor,” who typically works for a real estate broker referred to as a “listing office,” is an agent for the seller of the property. The term “seller” will be used in the specification to refer to the actual seller or occupant of the property and, more broadly, to the listing agent (or listing realtor) who acts as an agent for the seller. Similarly, the term “buyer” will be used in the specification to refer to the actual potential buyer of the property and, more broadly, to the showing agent (or showing realtor) who acts as an agent for the potential buyer.  
           [0004]    [0004]FIG. 1 illustrates the typical appointment process used in the prior art to set up an appointment for a showing agent to show a property to a potential buyer. A seller  10  uses a listing agent  12  to submit a listing  30  to the listing office  14  of the listing agent  12  and to the multiple listing service (“MLS”)  16 . The MLS  16  is a database of listed properties commonly used by listing agents  12  to list properties and used by showing agents  18  to find property that may be suitable for a potential buyer. After a showing agent  18  finds a suitable property listing from the MLS  16 , the showing agent requests  32  from the listing office  14  an appointment time by telephone to view and show the property. Such a request  32  may be for a specific time or may be an open-ended request for a suitable time from the seller  10 . An agent or staff member at the listing office  14  then communicates  34  with the seller  10 , typically over the telephone, to determine if the requested showing time is acceptable to the seller  10 . The seller&#39;s message is then communicated  36  from the listing office  14  to the showing office  20 , and the listing office  14  will also let the listing agent  12  know of scheduled showings (numeral  38 ).  
           [0005]    After a property is shown to a potential buyer, the showing agent  18  is typically required to give feedback  40  to the listing agent  12  about the property. Such feedback  40  typically occurs over the phone. The listing agent  12  may also communicate  42  with the seller  10 , sharing information about the property and deciding what further steps may be taken to facilitate the sale of the property.  
           [0006]    The method and system described above to schedule appointments for real estate transactions has a number of disadvantages. First, the method requires a great deal of human interaction on behalf of both the listing office  14  and the showing agent  18  or showing office  20 , which increase costs and requires real estate agents to spend a significant amount of time scheduling appointments. The MLS  16  contains listings of property and aids the showing agent  18  in finding properties to show, but it does not automate the scheduling process for showing property. The showing agent  18  must therefore request  32  a showing time over the phone, and the listing office  14  must communicate  34  this request to the seller  10 . Such a process requires a great deal of human interaction on behalf of both the listing office  14  and the showing agent  18  or showing office  20 . The connections shown in broken line in FIG. 1 indicate the need for human interaction in the appointment scheduling process. Reducing the amount of human interaction would decrease costs and would save real estate agents a significant amount of time in scheduling appointments.  
           [0007]    A second problem with the process of FIG. 1 is that the feedback  40  process between the showing agent  18  and the listing agent  12  makes it difficult to collect useful information. Feedback  40  is typically required by the showing agent  18 . The showing agent  18 , however, does not receive a tangible benefit from giving feedback  40  to the listing agent  12 , and the feedback  40  is therefore frequently not meaningful or timely.  
           [0008]    A third problem with the process of FIG. 1 is that it does not automatically mine and make available information about requests for information for a property, the number of showings for a property, the number of information requests that do not result in showings, the number of showings for which no further inquiries were made by the showing agent  18 , or other market information relevant to buyers and sellers of real estate. Such information may prove useful to a listing agent  12  if gathered and presented in a usable form.  
           [0009]    A method and system is needed to automate the appointment process for real estate transactions. Such a method and system is also needed to facilitate and automate the feedback process between showing agents and listing agents and to mine useful information for use by listing agents. In addition, a method and system that enables collecting and making available to buyers and sellers of real estate market information relevant in a usable form is desirable.  
         SUMMARY  
         [0010]    In one embodiment, the invention is a method for scheduling real estate appointments. In this embodiment, the method comprises receiving from a showing realtor a request to show property, and automatically communicating the request to show property to a seller of the property, the act of communicating including soliciting appointment approval from the seller. In this embodiment, the method may also comprise automatically requesting feedback from the showing realtor and communicating feedback results to a listing realtor after a property showing has occurred.  
           [0011]    Another embodiment of the invention is an apparatus for scheduling real estate appointments. In this embodiment, the apparatus comprises an appointment server containing instructions for receiving from a showing realtor a request to show property and instructions for automatically communicating the request to show property to a seller of the property, the act of communicating including soliciting appointment approval from the seller.  
           [0012]    In another embodiment of an apparatus for scheduling real estate appointments, the invention comprises a server for receiving a request from a buyer for showing a property and a communication system operably connected to the server for automatically communicating the request to a seller of the property and for communicating an answer to the buyer.  
           [0013]    Another embodiment of the invention is a method for scheduling real estate appointments. In this embodiment, the method comprises compiling in an appointment server showing information for a listed property, receiving in the appointment server from a showing realtor a request to show the property, determining from the showing information if the request to show the property is acceptable to a seller of the property, electronically communicating the request to show property to the seller of the property if the showing information is not sufficient to determine if the request to show the property is acceptable to the seller, the act of communicating including soliciting appointment approval from the seller, electronically receiving a response from the seller regarding appointment approval, and electronically communicating to the showing realtor the response from the seller.  
           [0014]    Yet another embodiment of the invention is an apparatus for scheduling real estate appointments. In this embodiment, the apparatus comprises means for receiving from a showing realtor a request to show property, and means for automatically communicating the request to show property to a seller of the property, the means for automatically communicating including means for soliciting appointment approval from the seller.  
           [0015]    Another embodiment of the invention is a method for gathering feedback from a property showing. In this embodiment, the invention comprises determining that a property showing has occurred and automatically requesting feedback from a showing realtor.  
           [0016]    Yet another embodiment of the invention is an apparatus for gathering feedback from a property showing. The apparatus of this embodiment comprises an appointment server containing instructions for determining that a property showing has occurred and automatically requesting feedback from a showing realtor.  
           [0017]    Another embodiment of the invention is an apparatus for gathering feedback from a property showing. In this embodiment, the apparatus comprises means for determining that a property showing has occurred and means for automatically requesting feedback from a showing realtor.  
           [0018]    Yet another embodiment of the invention is a method for displaying a map. This embodiment of the invention comprises accepting search instructions for listed properties from a showing realtor, searching an appointment database for listed properties fitting the search instructions, communicating property listings to the showing realtor and allowing the showing realtor to select property listings for showing, and generating a map of the selected property listings, wherein the map contains at least two property listings.  
           [0019]    Another embodiment of the invention is an apparatus for displaying a map. In this embodiment, the apparatus comprises an appointment server containing instructions for (i) accepting search instructions for listed properties from a showing realtor, (ii) searching an appointment database for listed properties fitting the search instructions, (iii) communicating property listings to the showing realtor and allowing the showing realtor to select property listings for showing, and (iv) generating a map of the selected property listings, wherein the map contains at least two property listings.  
           [0020]    In another embodiment of an apparatus for displaying a map, the invention comprises means for accepting search instructions for listed properties from a showing realtor, means for searching an appointment database for listed properties fitting the search instructions, means for communicating property listings to the showing realtor and allowing the showing realtor to select property listings for showing, and means for generating a map of the selected property listings, wherein the map contains at least two property listings.  
           [0021]    Another embodiment of the invention is a method for gathering information related to real estate transactions. In this embodiment, the invention comprises automatically requesting feedback from a showing realtor after a property showing for a property listing, gathering feedback results from the showing realtor, and generating reports for the property listing using the feedback results.  
           [0022]    Another embodiment of the invention is a method for displaying information related to real estate transactions. In this embodiment, the invention comprises accessing one or more databases to gather market relevant information concerning real estate transactions, and presenting the market relevant information in a meaningful form.  
           [0023]    Yet another embodiment of the invention is an apparatus for displaying information related to real estate transactions. In this embodiment, the invention comprises an appointment server containing instructions for (i) accessing one or more databases to gather market relevant information concerning real estate transactions, and (ii) presenting the market relevant information in a meaningful form.  
           [0024]    Another embodiment of an apparatus for displaying information related to real estate transactions comprises means for accessing one or more databases to gather market relevant information concerning real estate transactions, and means for presenting the market relevant information in a meaningful form.  
           [0025]    The above embodiments of the invention provide numerous benefits to buyers and sellers of real estate as well as the agents/entities involved in such transactions. Showings for property may be quickly and efficiently set up using the automated communication features of the invention. In addition, the automated features may benefit the seller of the property by providing for quicker sales and for making appointment scheduling less cumbersome. Other advantages of the invention are discussed throughout the remainder of this specification.  
           [0026]    These and other features and objectives of the present invention will become apparent with reference to the drawings, the description of the preferred embodiment, and the appended claims. 
       
    
    
     DESCRIPTION OF THE DRAWINGS  
       [0027]    [0027]FIG. 1 is a block diagram overview of a prior art method and system for making appointments for real estate showings.  
         [0028]    [0028]FIG. 2 is a basic block diagram overview of the system of one embodiment of the invention.  
         [0029]    [0029]FIG. 3 is a block diagram overview of one embodiment of the system of the invention that illustrates the flow of communications in the invention.  
         [0030]    [0030]FIG. 4 is a block diagram overview of an embodiment of the system of the invention.  
         [0031]    [0031]FIG. 5 is a web page or database entry for registration of realtors with the system and method of one embodiment of the invention.  
         [0032]    [0032]FIG. 6 is a web page or database entry for new property listings with the system and method of one embodiment of the invention.  
         [0033]    [0033]FIG. 7 is a flow chart showing the scheduling and appointment process of one embodiment of the invention.  
         [0034]    [0034]FIG. 8 is a web page or database entry for a feedback request for use in one embodiment of the invention.  
         [0035]    [0035]FIG. 9 is a web page or database display for a control panel with the system and method of one embodiment of the invention.  
         [0036]    [0036]FIG. 10 is a web page or database display for detailed request information with the system and method of one embodiment of the invention. 
     
    
     DETAILED DESCRIPTION  
       [0037]    a. General Overview and Equipment of an Embodiment of the Invention  
         [0038]    [0038]FIG. 2 shows one embodiment of the environment of the invention. In this embodiment, an appointment server  100  communicates with one or more listing realtors  12 , showing realtors  18 , and sellers  10  over communication path  50 . The communication path  50  used within the scope of the invention may be a Local Area Network (“LAN”) of any type, a Wide Area Network (“WAN”), a private network, a public network including the Internet and the Web, or a public telephone network using an interactive voice response system (“IVR”). Communications may be accomplished using standard devices or wireless devices such as cellular phones, palm pilots, satellite dishes, cable, or other electronic communication devices or mediums known to those skilled in the art. The MLS  16  may also be used within the scope of the invention, although the MLS  16  may also be replaced entirely in one embodiment of the invention by the appointment server  100 , which may contain real estate listings. In an embodiment using the MLS  16 , the appointment server  100  may communicate with the MLS  16  to gather information about listings, and listings added through the appointment server  100  may also be communicated to the MLS  16  so that those listings are listed in the MLS  16 . In some embodiments, the MLS  16  may be used for reference from the appointment server  100 , such as by providing an Internet link to the MLS  16  from a web page in the appointment server  100 . In another embodiment using the MLS  16 , addresses and pictures of property, as well as other information, may be uploaded from the MLS  16  to the appointment server  100 . The MLS  16 , therefore, may be either integral with the appointment server  100  or a completely separate system that is used only for reference from the appointment server  100 .  
         [0039]    In the embodiment shown in FIG. 2, the appointment process for real estate transactions is automated. The appointment server  100  may include, either separately or as part of the same computer system, a web server  102  that operates a web site that allows for communication with listing realtors  12 , showing realtors  18 , and possibly also with sellers  10  and buyers  5 . The web server  102  may manage all or a portion of the e-mail and Internet communications for the appointment server  100 . The appointment server  100  may be any standard computer known to those skilled in the art and may contain a processor, input and output devices, and other conventional features for computer servers. Although the appointment server  100  will be referred to throughout this specification as a single computer, it may be any number of computers networked together into a computer system or it may be one or more computer servers operating over the Web. In addition, the appointment server  100  may, in one embodiment, include an IVR system  104  that also allows for communication to the appointment server  100  through telephone rather than the Web.  
         [0040]    [0040]FIGS. 3 and 4 illustrate more detailed embodiments of the appointment server  100  of the invention. FIGS. 3 and 4 illustrate that the appointment server  100  may contain a number of databases or servers, which may be either separate computers or computer systems from the appointment server  100  or applications or databases running on the appointment server  100 . A database management server  110  and database  110   a  that stores listing information for listed properties, historical data, and other programs or information may be part of the appointment server  100 . The IVR system  104  may have a server and database  104   a  to provide for the operation and data storage of the voice response system of the invention. A map server  106  and database  106   a  may be used in one embodiment to access maps, geographic information, and directions to or from listed properties. An accounting server  112  and database  112   a  may be used to track listings, transactions, and service charges that may be incurred using the appointment server  100 . The accounting server  112  and database  112   a  may also be used for the automated generation of bills that may be sent via e-mail, a Web application, or standard mail to a realtor. It is to be understood that the databases and servers described above may be used together or separately, may exist within the appointment server  100  or separately or at a remote site. As such, these databases and servers are separately listed only to illustrate that a number of components to the appointment server  100  may exist. In addition, the system and method of the invention may coordinate in uploading and/or downloading information from the MLS  16 , as shown in FIGS. 2 and 3 (numeral  316  of FIG. 3).  
         [0041]    Any computer systems and software programs known to those skilled in the art may be used within the scope of the invention. In one embodiment, a SUN computer with the Solaris operating system may be used for the appointment server  100 , a Compaq computer with the LINUX operating system may be used for the web server  102 , and a Compaq computer with WindowsNT, Windows 95 or Windows 98 may be used for the map server  106  and IVR system  104 . An ORACLE database management system may be used for the database management server  110 , Dialogic communication hardware and software may be used for the telephony and voice communication applications, and Nuance software may be used for intelligent voice recognition. For the mapping features described below, TileGen and IPS software from VectorVision Corp. may be used for map selection and for property registration on maps, and Map Objects software from Environmental Sciences Research Institute may be used for map creation and for the Geographic Information System  108  to overlay different layers of information on a map. It is to be understood that other computer systems and software known to those skilled in the art may also be used. In addition, software or programs  103  within the servers or databases of the appointment server  100  or elsewhere may be used to carry out the functions and operations described above and below.  
         [0042]    The web server  102  or IVR system  104  may be set up so that only realtors  12 ,  18  have access thereto, via either password protection or secured communications paths, although full or partial access may be given to buyers  5  and/or sellers  10  in other embodiments. The references to listing realtor  12 , seller  10 , and showing realtor  18  in the Figures may refer to the person himself or herself and/or to the computer, computer system or telephone system used by that person for communication through the communication path  50 . The web page  120  operated by the web server  102  may have portions that are available generally to the public  125 , such as open house showings and maps to those showings, as well as portions that may be accessed only by agents with accounts. The web site may also have information such as online purchasing agreements and the like for purchase or use, brochures or riders for advertising purposes, and links to other web sites that contain valuable information.  
         [0043]    In one embodiment, a showing realtor  18  may communicate with the appointment server  100  and request an appointment to show a property using either IVR, as is well know in the art, or using the Web. In the common situation in which the seller  10  of the property will not allow the property to be shown at any time, the appointment server  100  may automatically communicate with the seller  10 , typically through the phone but possibly through e-mail or the Web, to request authorization to show the property. After the appointment server  100  has received a response from the seller  10 , the response may be automatically communicated to the showing realtor  18 , the listing realtor  12 , and the listing office  14 . In addition, records of requests for showings, showings that are actually set up, and records for other information may be saved in the appointment server  100  so that the records may be used for statistical or business purposes. The feedback process may also be automated by having the appointment server  100  automatically send an e-mail or other request to the showing realtor  18  requesting general or specific information about the showing. These and other features of the invention will be discussed further in the following section.  
         [0044]    b. Operation  
         [0045]    FIGS.  2 - 4  are block diagrams illustrating embodiments of the system and operation of the invention. FIGS.  5 - 6  and  8  illustrate potential web pages or database entries that may be used in the operation of the invention. The data listed in FIGS.  5 - 6  and  8  may be stored in the appointment server  100  of the invention or in the various servers and databases depicted in FIGS. 3 and 4. Although numerous data types are listed in each of FIGS.  5 - 6  and  8 , the invention may function with any subset of the data in the given Figures, such that each type of data is not required for the invention to function.  
         [0046]    1. Compiling Broker Information in the Appointment Server  
         [0047]    Real estate agent offices, which include both listing offices  14  and showing offices  18 , may enroll with a system proprietor of the appointment server  100  by providing certain information. FIG. 5 depicts one embodiment of the information that may be requested from real estate agent offices to sign up with the appointment server  100 . The information may be provided via web pages  120 , as depicted in FIG. 4, that are run through the web server  102  of the appointment server  100 . The information may also be collected in a variety of other methods, such as by using an IVR system  104 , through e-mail, traditional mail, or through in-person or telephone conversations. A web page such as that shown in simplified form in FIG. 5, may be used to gather the information, and any variety of data entry methods or systems, including drop down boxes, tab folders, and on and off buttons, used by those skilled in the art may be used to gather the information.  
         [0048]    Information for realtors may include the realtor name  502 , billing address  504 , an email address  506 , and a phone number  508 , and any other general information about the real estate office. A member identification number (“MIN”) may also be used along with a password for each realtor and/or agent for security purposes. Specific information  510  for each broker, agent, or manager of the real estate office may be collected. Such information may include the realtor&#39;s name  512 , e-mail address  514 , home address  516 , phone numbers  518  (which may include home, work, cell, and pagers), and affiliated boards  520 , such as the National Association of Realtors and/or state and local real estate boards. Other information  522 , including but not limited to web address and billing address and MINs, may also be collected for each agent. Contract terms  530  for the realtor&#39;s enrollment with the appointment server  100  may be printed on an enrollment web page or on forms. Such contract terms  530  may include waivers for errors in setting up showing appointments, fee agreements, and other contract terms for the engagement. In a web embodiment, a submit  540  or other button may be present to allow for the submission of the information to the appointment server  100 . In one embodiment, the realtor may also submit information regarding the types of property the realtor is looking for, and the appointment server  100  may automatically notify the realtor (by e-mail, the Internet, or otherwise) when a listing meeting the realtor&#39;s requirements is entered into the appointment server  100 .  
         [0049]    Real estate offices may also log on to the appointment server  100  and check billing information for accounts, generate reports on property listings, modify listings for property, and perform other managerial functions for their accounts.  
         [0050]    [0050] 2 . Compiling Listing Information in the Appointment Server  
         [0051]    A listing agent  12  or listing office  14  may submit a new listing or update an existing listing through the appointment server  100 . In an embodiment using the MLS  16 , listings submitted through the MLS  16  may be updated to the appointment server  100  on regular intervals so that the appointment server  100  has current information about the listing. Similarly, listings may be downloaded from the appointment server  100  to the MLS  16 . FIG. 3 indicates the uploading or downloading of information between the MLS  16  and the appointment server  100  as numeral  316 , and the submission of listings by the listing agent  12  to the MLS  16  as numeral  318 . In addition, listings added directly by listing agents  12  to the appointment server  100  may be downloaded to the MLS  16  so that the MLS  16  has current information about those listings. In the event that listing information is uploaded from the MLS  16  to the appointment server  100  instead of added directly to the appointment server  100 , the listing agent  12  may need to supply additional information, such as seller-specific information, to the appointment server  100  so that the method and system of the invention may operate. In such an embodiment, the appointment server  100  may send an email to the listing agent  12  or seller  10  to request the information, or, in another embodiment, place an IVR phone call to request the information. It should also be understood that in one embodiment of the invention the MLS  16  may not be used, such that only those listings added directly to the appointment server  100  will be used in operation of the invention.  
         [0052]    [0052]FIG. 6 illustrates some of the information that may be used for a new real estate listing. As for the information shown in FIG. 5, this information may be requested in a web page or through other methods, and the discussion with respect to the information of FIG. 5 applies to the new listing information of FIG. 6 as well.  
         [0053]    Basic information about a property for a new listing, such as the property address  602 , the type of property  604 , the style of home or property  606 , the price  608 , the number of bedrooms  610 , and the number of baths  612 , may be entered. In addition, the Property Identification Number (“PID”) for the property may be entered, which is generally assigned by the county of the property and identifies the property for several purposes, such as tax purposes. A description of any of these features may also be provided in one embodiment, and other comments  614  about the home may also be provided. Information about the seller  10  may also be entered, such as the seller&#39;s name  622 , phone numbers  624 , and facsimile numbers  628 . Other information  630  about reaching the seller  10 , such as the best time  636  to call the seller  10  or the location of the seller  10  at different times of the day, may also be entered. Specific or general showing instructions  632  and times to show the property  634  may also be entered. Lock box information  618 , which may, in one embodiment, be kept in a database separate from address information or seller information for security purposes, may be entered into the appointment server  100 . Status information  616 , such as whether a listing is a new listing or otherwise, may also be entered. The appointment server  100  may automatically update status information if the listing remains on the system (updating the status from “new” to “on market” after a set period of time, such as 10 days, or listing a property as being sold). Pictures  620 , drawings, or other artistic representations of property may also be submitted. Finally, information about real estate related services  642 , such as loan information, may also be included for advertising purposes.  
         [0054]    For each listing added to the appointment server  100 , a map may be associated with the listing to aid potential buyers  5  and showing agents  18  in finding the property. The map may be a simple, low detailed map, or a higher detailed map of the area. The map may be generated automatically by the appointment server by using well-known on-line map sources, such as Mapquest, or by asking listing agents  12  to supply a map for inclusion in the listing record. In addition to a map showing the location of the property, directions from well-known cities, landmarks, locations, highways, or roads may be included to aid in showing the property. In one embodiment, the maps may be large enough and detailed enough for use in a vehicle when driving to or between listings. The directions may also be provided by online sources or by the listing agent  12  himself or herself when listing the property.  
         [0055]    In one embodiment, a listing added by a listing agent  12  is not immediately available to all showing agents  18 . Instead, the availability of the listing to all showing agents  18  is delayed by a distribution delay factor so that only listing agents  12  from the listing office  14  of the listing agent  12  who added the listing will have immediate access to the listing. This allows agents from the listing office  14  of the listing agent  12  who added the listing to have the first opportunity to sell the property. The distribution delay factor can be any amount of time, such as from one hour to two weeks. After the period of the distribution delay factor is up, the listing will be generally available to all listing agents  12 .  
         [0056]    3. Setting Up Appointments to Show Property  
         [0057]    a. Searching for Property  
         [0058]    After real estate brokers have registered with the appointment server  100 , the server may be used to find property with specific characteristics and to arrange for a showing of the property. The appointment server  100  may contain a web page that allows for searching for property by showing agents  18  or, in another embodiment, by potential buyers  5 . The web page may be any type of web page known to those skilled in the art and may use any known searching software or technique. A showing agent  18  may be required to log on to the web site, which may require password control, prior to searching for property. Searches may be conducted by any data type contained in the listing information, such as searches by area code, city, property type or style, price range, number of bedrooms, or number of baths. In one embodiment, searches conducted through the appointment server  100  may search through the MLS  16  for property and display partial or entire records for any listings in the MLS  16  that are not included in the appointment server&#39;s  100  records. Through the use of a single appointment server  100 , or through a networked group of appointment servers  100 , showing agents  18  from many real estate offices can arrange for showings of property.  
         [0059]    After a search has been conducted, the showing agent  12  may view records for the property listing retrieved in the search. The records may contain all or a portion of the information depicted in FIG. 6, and the record may be displayed with pictures of the property, a map of the location, and directions to the location from nearby highways, roads, cities, or landmarks.  
         [0060]    The showing agent  18  may next request those listings that he or she desires to show to a potential buyer  5 . After the showing agent  18  selects those listings, the appointment server  100  (and more specifically the map server  106 ) may generate a map showing the location of each listing (with a number, letter, or otherwise). The map may also contain directions for the showing agent  18  so that the showing agent&#39;s  18  route from property listing to property listing is defined. In another embodiment, a map with each retrieved listing may be displayed to the showing agent  18 , and the showing agent  18  may be allowed to select a desired order to show the listings. FIG. 3 indicates requests for map information for appointment lists as numeral  310  and a response with map information from the appointment server  100  as numeral  312 . After the showing agent  18  has reshuffled the listings into a desired order for showing, a map may be depicted that shows the locations of the listings, a route to show the listings, and directions to get from one listed property to the next. The map and directions may be printable so that the showing agent  18  can use the map and directions for showings. In an embodiment where only showing agents  18  and not potential buyers  5  have access to the appointment server  100 , the maps and directions may be e-mailed or copied and electronically forwarded to potential buyers  5  so that the potential buyers  5  can see the locations of property and drive between properties themselves. A potential buyer  5  may also wish to view the properties himself or herself prior to scheduling a showing, and the potential buyer  5  may therefore eliminate certain properties prior to scheduling an actual showing.  
         [0061]    Certain information about property listings may be contained on a report that is for a showing agent&#39;s eyes only. Such information includes lock box combinations, showing instructions, and other pertinent information.  
         [0062]    A variety of other information may be presented to a showing agent  18  when results from a search are presented. Such information may include a color scheme showing the status of each listing (new, old listing, etc.), flags to indicate listings with open houses scheduled, a listing showing available times for showings, and whether multiple showings are allowed for the listing.  
         [0063]    b. Scheduling Showings  
         [0064]    Showings may be automatically scheduled for property listings through the appointment server  100  in one embodiment of the invention. In the event that a showing agent  18  wishes to show more than one listing on a tour, scheduling may take place prior to the generation of a map (described above) for the showing agent  18 , so that the showing agent  18  can have confirmed showing times prior to generation of a map and directions between showings. It should be noted that listing agents  12  and showing agents  18  may continue to communicate with sellers  10  and potential buyers  5  via telephone or other methods to keep professional relationships alive and to discuss steps to be taken to purchase property or to sell listed property.  
         [0065]    [0065]FIG. 7 is a flow chart of one embodiment of the scheduling and appointment process of one embodiment of the invention, and FIG. 3 also depicts communications used in an embodiment of the invention. A showing agent  18  may request to show a property listing at a certain time, as depicted by numeral  300  in FIG. 3. Referring again to FIG. 7, the appointment server  100  receives this request  702 . In some listings, a seller  10  may indicate that certain times are acceptable for showings and that only notification is required to the seller  10 . The appointment server  100 , therefore, may query whether the requested showing time is acceptable based on the listing record, as depicted by numeral  704  of FIG. 7. If the showing time is acceptable, the showing agent  18  will be notified (via the Web, e-mail, or telephone or IVR), and notification may be sent to the showing agent  18 , listing agent  12 , listing office  14 , and showing office  20 . FIG. 7 depicts these acts as numeral  718 , and FIG. 3 depicts these acts as numerals  302 ,  304 , and  306 . FIG. 3 also depicts communication between the listing agent  12  and the appointment server  100  for clarification or further information as numeral  303 . When the showing agent  18  is notified that the showing time is acceptable, the notification (Web, e-mail, telephone, or IVR) may include any combination of the following pieces of information, which may be accessed from the appointment server  100  or a database attached thereto: the lock box combination for the home, special showing instructions, and security issues for the home. In this embodiment, the showing agent  18  may be automatically provided with all of the information that is necessary for a property showing. In one embodiment, only a showing agent  18  with a MIN can access a web page or IVR messages that include responses from sellers  10  of property to requests to show property, so the lock box combination and other confidential information may be kept secure.  
         [0066]    In the event that the showing time is not automatically acceptable based on the listing record, the appointment server  100  may place a call, via the IVR system  104 , to the seller  10  to solicit appointment approval, as depicted by numeral  706  in FIG. 7 and numeral  306  in FIG. 3. The solicitation to the seller  10  may ask for a voice or touch-tone response indicating that the time is acceptable, not acceptable, or asking for some other response. If the showing time is acceptable (numeral  710  in FIG. 7), this information may be automatically communicated to the one or more of the listing agent  12  and showing agent  18 , as well as to the listing office  14  and showing office  20  (some realty boards require appointment confirmation with a showing office  20  and not just with a showing agent  18 ). Information, such as the lock box combination, may also be provided to the showing agent  18  as discussed above.  
         [0067]    If the showing time is not acceptable and the showing agent  18  should try another time, as indicated by numeral  712  in FIG. 7, a message may be sent via e-mail, telephone, or the Web to the showing agent  18  to communicate the seller&#39;s response and to solicit a new request to show the property (indicated by numeral  716  in FIG. 7). If the seller  10  has some response other than yes or no or try another time (as indicated by numeral  714  of FIG. 7), such as a need to talk with the listing agent  12 , this message may be automatically communicated to the listing agent  12  and/or showing agent  18 . In an embodiment in which the appointment server  100  contains a list of available times for showings in the listing for a property, the list of acceptable times may be provided to the potential buyer  5  or showing agent  18  in response to a request for a showing (if the requested showing time is not acceptable). The listing agent  12  may then contact the seller  10  via traditional methods to resolve issues relating to showing the property and, in one embodiment, the listing agent  12  or the seller  10  may phone in through the IVR system  104  (or enter via the web site) a response to a request to show property. In the event that the showing agent  18  is using the Web to request showing times, the response from the seller  10  may be received through the Web in a matter of moments and, if a response from the seller  10  is not received within a threshold time period, a message may be displayed to the showing agent  18  to indicate that a response will be posted later or that the showing agent  18  will be notified via IVR, e-mail, or otherwise.  
         [0068]    In one embodiment, information for listing agents and offices  12 ,  14 , such as scheduled or attempted showings and requests to contact the seller  10 , may be communicated via the IVR system  104  or via e-mail. In another embodiment, information for listing agents  12  or listing offices  14  may be compiled in the appointment server  100  for presentation over the Web. In such a situation, the listing agent  12  may log on to the web site at a convenient time and check the status of specific listings to determine whether showings have been scheduled or attempted and to determine if there have been requests to contact the seller  10 . Market intelligence and statistical reports may also be made available to the agents in such an embodiment.  
         [0069]    The present invention may employ a control panel for a listing agent or office. FIG. 9 shows an embodiment of a control panel screen used in the present invention. The control panel may contain a listing of all of the properties an agent has listed or may display all of the listings that a broker or listing office has for all of its agents. For example, as shown in FIG. 9, an office may have  3  listings. Of course a control panel may have more or less listings. Three listings are used for illustrative purposes only. These are designated as Listing 1 ( 900 ), Listing 2, ( 902 ) and Listing 3 ( 904 ). In one embodiment, the control panel can be presented as a Web page, and can contain not only the listing information  906 ,  908 ,  910 , but also the statistical data associated with each listing  912 ,  914 ,  916  and any feedback  918 ,  920 ,  922 . The control panel can be exclusive to the agent or office, by being created only to be viewed by the specific listing agent or listing agents in a specific office. This could be accomplished by requiring log on information such as a password in order to access the information.  
         [0070]    The control panel can obtain the listing data in a number of ways. In an embodiment in which the appointment server is linked to the MLS, the server can capture all of the listings for that agent or listing office from the MLS. The control panel can also list information entered into the system from the agent or agents from that office. In one embodiment, the control panel is a Web screen that allows an agent or broker to see all of the listing information for that agent or listing office, such as length of time on the market, number of showings the property has had, number of days since the last showing, leads generated through the listing, and any feedback obtained from showing agents on the property.  
         [0071]    The control panel can be used to notify the agent or broker of requests to show properties. For example, if a showing agent wants to show a property, a request can be submitted as described in this specification, either through the MLS or through a server as described herein. The control panel can then indicate to the broker or agent that a request has been submitted, by highlighting the specific listing, moving the listing to the top of the list, making the listing flash, changing the color of the listing on the screen, or any combination of these features. For example, in one embodiment, if a showing agent requests to show Listing 3 ( 904 ), Listing 3 will be moved ahead of Listing 1 ( 900 ) on the Web page, the color of the field or the font will change, and the listing will flash.  
         [0072]    In one embodiment, the agent or broker can then click on that listing, and a separate screen appears. An example of the screen is shown in FIG. 10. The screen can show the agent or broker the details of the request, such as the address of the listing  1000 , the requested date  1002 , the requested time  1004 , the showing agent  1006 , contact information  1008 , and any comments  1010 . The broker or agent can then accept the request by clicking on button  1012 , or reject the request by clicking on button  1014 . In one embodiment, the listing agent or broker can add comments  1016 , such as a suitable alternative time for a showing or comments specific to the property. The appointment server could then send an email, a fax, or an IVR telephone call to the requester, indicating the response.  
         [0073]    A showing agent  18  may, in one embodiment of the invention, request multiple showing times for different property listings based on search results of property listings through use of either the web server  102  of the appointment server  100  or through the IVR system  104 . The showing agent  18  may then log off the web site (or hang up the phone), and then check to determine the status of the requested showings by phone or through the web site at a later time. The showing agent  18  may therefore arrange for several property showings at one time, in effect setting up a “tour” of property showings. After the showing agent  18  receives the results, the showing agent  18  may request different showing times (depending on the seller&#39;s  10  response or changed circumstances) and then print a schedule and map for showings. In other embodiments, the map for the showings may be displayed and the showing agent  18  may click on listings to delete the listings or modify the showing times. For instance, if a desired showing time for one property is not available, a different showing time may be needed for a number of the properties of the tour. The appointment server  100  may assign an identification code to the tour, and, depending on the results of the requests for showings, the showing agent  18  may recall the tour and modify requested showing times or properties without having to re-enter all of the information for the desired showings a second time. The showing agent  18  may also change requested showing orders or dates. After the showing agent  18  has found an acceptable tour in terms of available showing times, maps (showing directions between showings) and any other information needed for a showing, such as lock box combinations and showing directions, may be provided to the showing agent  18  for each home as discussed above. In many situations, seller&#39;s  10  are communicated with by the appointment server  100  quickly and a response from the seller  10  to the requested showing is received by the showing agent  18  in a matter of minutes or even seconds.  
         [0074]    The appointment server  100  may, in one embodiment, notify the listing agent  12  or listing office  14  by e-mail or IVR when the seller  10  does not agree to a requested showing time or if the seller  10  has some response other than yes or no to a requested showing time. The listing agent  12  may then speak with the seller  10 , as indicated by numeral  314  in FIG. 3, to discuss and resolve issues related to showing the property.  
         [0075]    4. Gathering Feedback After Property Showings  
         [0076]    After a property has been shown by a showing agent  18 , the appointment server  100  may automatically request feedback from the showing agent  18 , as indicated by numeral  320  in FIG. 3. To automatically request this feedback, the appointment server  100  may simply request the feedback the day of the showing or the day after a showing was scheduled. The feedback may be requested by IVR, web page forms, or by e-mail. After the feedback has been received by the appointment server  100  from the showing agent  18 , the feedback may be automatically communicated by e-mail or otherwise to the listing agent  12  (numeral  322  of FIG. 3). In another embodiment, the feedback request may be directed to the showing agent  18  but then sent via e-mail directly to the listing agent  12 . The listing agent  12  may then communicate feedback and other information to the seller  10  of the property via traditional methods to ensure that a personal and professional relationship is maintained. FIG. 3 also depicts a thank you message  321  that may be sent from the listing agent  12  to the showing agent  18  after feedback has been received by the listing agent  12 .  
         [0077]    One suitable feedback request that may be sent via e-mail to a showing agent  18  is shown in FIG. 8. FIG. 8 illustrates one possible form of a feedback request, and such a request could also be solicited using an IVR system or through a web page. FIG. 8 indicates that the feedback request may contain property information  802  (such as an address, the style of the home, and the price, among other types of information) so that the showing agent  18  will recognize the property, as well as a picture  804  of the property and a map  806  showing the location of the property. The feedback request may solicit information on the realtor&#39;s likes  808  and dislikes  810 , as well as the potential buyer&#39;s  5  likes  812  and dislikes  814 . As with the other web pages or e-mails described in this specification, any variety of data solicitation and entry methods and systems known to those skilled in the art, such as data entry boxes, drop down boxes, and the like, may be used for the feedback request. The feedback request may also include a section for recommendations, including recommendations on pricing  816 , decorations  818  of the property, maintenance  820 , and location  822 , and whether the location of the property was properly indicated on maps generated by the appointment server  100 . The feedback request form may also contain a section for specific requests  824  that the listing agent  12  or seller  10  desires to be solicited, and a section for general comments  826 .  
         [0078]    5. Mining Information for Property  
         [0079]    Listing agents  12  (or possibly a showing agent  18 , the seller  10 , or a potential buyer  5 ) may check on the status of listed properties or view historical information through the appointment server  100 . FIG. 3 depicts the availability of such statistical reports and information as numeral  350 . Statistical information may be kept regarding how often a particular listing has been retrieved as relevant to a showing agent&#39;s  18  search, how many requests to show the listing have occurred, how many actual showings have occurred, how many showings have been canceled, and other information that may be relevant to the ability of the property to be sold. Because prior art methods and systems have no direct route of tracking this information, the system and method of the invention may aid sellers  10  and listing agents  12  in selling property. Such information may be available through web pages within the appointment server  100 , such that some web pages contain specific types of information for a property listing and other web pages contain information about the market as a whole, for instance, the number of homes sold or shown in a particular price range.  
         [0080]    The web site of the appointment server  100  may provide a center for information for sellers  10  and showing agents  12  that contains feedback information from showings, statistical information as described above for particular listings, and market activity. Such information may be viewed in yearly, monthly, weekly, or daily periods. Numerous types of information may be made available, including market activity trends pertaining to a particular style or price of property, showing activity for a listed property compared with activity for other similar listings, geographic distribution information for listings, and showing and sales information for particular realtor offices and for the market as a whole. In addition, other information may be provided, such as market activity with respect to the calendar time of the year.  
         [0081]    Other possible data mining features include online search capabilities for open houses that meet certain selection criteria, along with mapping information, as described above, for those open houses. Potential buyers  5  may be profiled and certain listed properties may be suggested as falling within categories (i.e., price, location, number of bedrooms) that such a profiled buyer  5  may be interested in. Another possible feature is the profiling of property along with the actual buyers  5  of the property in an effort to determine if certain classes of products and/or services are likely to sell to those purchasers. Information regarding buyers  5  may then be provided to vendors of products and/or services so that sales efforts may be made to the buyer  5 .  
         [0082]    The appointment server  100  may have automated accounting and billing systems, denoted as numeral  112  and  112   a  in FIG. 4, to automate the collection of billing information for the appointment server  100 . The proprietor of the appointment server  100  may charge realtors (listing agents  12 , listing offices  14 , showing agents  18 , and showing offices  20 ) based on usage of the appointment server  100 . The appointment server  100  may, in one embodiment, charge showing agents and offices  18 ,  20  based on searches for property, scheduled showings, calls made to and from the IVR system  104 , and based on usage of other features of the invention. In addition, listing agents and offices  12 ,  14  may be charged based on showings of listed property, listings of property with the appointment server  100 , feedback submissions, or other usages of the appointment server  100 . In other embodiments, showing agents and offices  18 ,  20  and listing agents and offices  12 ,  14  may be charged periodic fees, such as monthly fees, to use the appointment server  100 . The accounting and billing systems  112 ,  112   a  of the appointment server  100  may track such billing information to automate accounting and billing procedures.  
       C. SUMMARY  
       [0083]    The method and system of the invention provide numerous advantages over the prior art. The method and system benefit showing agents  18  and realtors by providing for timely and automated appointment scheduling. Showing agents  18  also benefit from the searching capabilities and mapping features of the invention that allow showing agents  18  to quickly and easily search for information on property listings, determine where the listings are located, schedule appointments for showing properties, and generate maps and further information about the listings.  
         [0084]    Listing agents  12  and realtors benefit from the system and method of the invention in that the appointment scheduling is automated so that human interaction from the listing agent  12  or listing office  14  may not be necessary to schedule showings of property. This decreased human intervention is not only convenient for the listing agent  12  and listing office  14 , but it saves in labor costs that prior art methods and systems require. Listing agents  12  may be able to sell property faster through the method and system of the invention, and labor-intensive desk activities may be removed. Both listing agents  12  and showing agents  18  benefit from the automated feedback requesting and reporting features of the invention. A feedback request may be automatically sent to the showing agent  18  from the appointment server  100  so that the showing agent  18  only has to take a few minutes to fill out and submit the feedback form at a convenient time. In addition, specific requests for feedback may be included in feedback requests, and, in one embodiment, responses to certain queries in feedback requests may be required for submission of a response to the feedback request. The automated feedback feature of the invention, therefore, not only simplifies the feedback process, but it allows for the collection of more detailed and more specific information from property showings that may allow a seller  10  or a listing agent  12  to adjust pricing, property features, or property presentation in order to complete a sale of the property. The feedback features of an embodiment of the invention may also provide industry uniformity and standards for the feedback process. In one embodiment, certain standard queries may be used for all property listings and specific queries may be used for particular listed properties.  
         [0085]    Sellers  10  of property, as well as potential buyers  5 , may also benefit from the features of the invention. Potential buyers  5  may be able to locate property listings easier than in prior art methods and systems, and mapping features aid in showings of properties. Sellers  10  may be aided by simplified appointment scheduling, information mining on scheduled and actual showings, and by the automated feedback mechanism of the invention.  
         [0086]    The accompanying Figures described above depict embodiments of the present invention, and features and components thereof. With regard to references in this specification to computers, the computers may be any standard computer including standard attachments and components thereof (e.g., a disk drive, hard drive, CD player or network server that communicates with a CPU and main memory, a sound board, a keyboard and mouse, and a monitor). The processor of the CPU in the computer may be any conventional general purpose single- or multi-chip microprocessor such as a Pentium® processor, a Pentium® Pro processor, a 8051 processor, a MIPS® processor, a Motorola Processor, a Power PC® processor, or an ALPHA® processor. In addition, the processor may be any conventional special purpose processor such as a digital signal processor or a graphics processor. The microprocessor has conventional address lines, conventional data lines, and one or more conventional control lines. With regard to references to software, the software may be standard software used by those skilled in the art or may be coded in any standard programming language to accomplish the tasks detailed below.  
         [0087]    The system and method of the invention may use the “World Wide Web” (“Web” or “WWW”), which is that collection of servers on the Internet that utilize the Hypertext Transfer Protocol (“HTTP”). HTTP is a known application protocol that provides users access to resources, which may be information in different formats such as text, graphics, images, sound, video, Hypertext Markup Language (“HTML”), as well as programs. Upon specification of a link by the user, the client computer makes a TCP/IP request to a Web server and receives information, which may be another “Web page” that is formatted according to HTML. Users can also access other pages on the same or other servers by following instructions on the screen, entering certain data, or clicking on selected icons.  
         [0088]    Servers run on a variety of platforms, including UNIX machines, although other platforms, such as Windows 95, Windows NT, and Macintosh may also be used. Computer users can view information available on servers or networks on the Web through the use of browsing software, such as Netscape Navigator, Microsoft Internet Explorer, Mosaic, or Lynx browsers. A typical Web page is an HTML document with text, “links” that a user may activate (e.g. “click on”), as well as embedded URL&#39;s pointing to resources, such as images, video or sound, that the client may activate to fully use the Web page in a browser. Furthermore, HTTP allows for the transmission of certain information from the client computer to a server. The server can then post this information on its web site, forward it on to another user or server, or save it to a database for later use.  
         [0089]    While the present invention has been described with reference to several embodiments thereof, those skilled in the art will recognize various changes that may be made without departing from the spirit and scope of the claimed invention. Accordingly, this invention is not limited to what is shown in the drawings and described in the specification but only as indicated in the appended claims, nor is the claimed invention limited in applicability to one type of computer or computer network. Any numbering or ordering of elements in the following claims is merely for convenience and is not intended to suggest that the ordering of the elements of the claims has any particular significance other than that otherwise expressed by the language of the claims.