There’s always something to howl about.

Author: Greg Swann (page 97 of 209)

Suburban Phoenix Real Estate Broker

Speaking in tongues: Parsing structured data on the fly

This is not ProjectBloodhound material, at least not first semester stuff. But if you find yourself running into highly structured data — such as the reports from a spreadsheet or a database application — you have the ability to easily manipulate that data in PHP.

This is a simple example, but you don’t have to limit yourself to doing simple things. Imagine a data structure like this:

Name[tab]Phone Number
Cathleen Collins[tab]602-369-9275
Greg Swann[tab]602-740-7531

In the file the code shown here as “[tab]” would be an actual tab character, and this kind of data goes by the arcane name of: A tab-delimited file.

Most programming languages were written by exacting people with abstract and elegant reasons for everything they did. PHP was written by overbooked programmers who needed to pound out new web pages as quickly as possible.

In consequence, PHP is optimized for dealing with highly structured data. Here is a short program that will take a tab-delimited phone number file as input and output reformatted phone numbers into the HTML stream. In other words, this code could produce a dynamically-updated phone list in what what might otherwise be a static web page:

<?PHP
auto_detect_line_endings;

$fi = fopen("PhoneNums.txt","r");
$line = fgets ($fi, 4096); // throw away fieldDef line

echo ("<b>Phone Numbers</b><br>");

while (!feof($fi))
    {
    $line = fgets ($fi, 4096);

    list ($Name, $Phone_Number) = explode ("\t", $line);

    if ($Name)
        {
        echo ("$Phone_Number <i>($Name)</i><br>");
        }
    }

fclose ($fi);
?>

There is one line that makes all the difference for this kind of work:

    list ($Name, $Phone_Number) = explode ("\t", $line);

The stuff between the parenthesis are our known field names, and we’re using them as variable names for clarity’s sake. The explode function will create an array of separate fields from the text stored in the $line variable, splitting the fields on the tab character. The list function then inherits the array just created by explode and assigns each field to the appropriate field name variables. We only have two fields Read more

The just-exactly-how-dumb-are-you Realtor-spam of the day: Piggy-back riding through the grave-yards of real estate

Okay, we’ll start with a certified Vegas-quality stand-up joke:

So I got this piece of spam email that said, “Make love to your wife like a pro!” I thought that sounded like a good idea, so I locked her in a closet and stole her purse. [Ba-dum-bump!]

This

is a charming discussion by Carl White of how you can “grave rob” the Yellow Pages ads of all of your failed former competitors by “piggy-backing” on their disconnected phone numbers. This is sleazy, but it’s clever enough that I signed up for the free tips, just to see what else he comes up with. In due course he will become yet another by-the-month training guru, but I will never pay him one red cent. But for sheer chutzpah, this guy is hard to beat.

(If you’re having a hard time wrapping your mind around the morality of this issue, consider the ethical implications of being lied to on a first date. If you answer someone else’s phone line, even if that person is out of business, you are starting a relationship with a lie. What other lies should your clients expect from you? And if you are honest in all other respects, why would you undermine your credibility in this way?)

I’ve had a bunch of email this morning from people passing along their ludicrous spam. Keep ’em coming. We’ll knock them down one by one.

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Who wants to play the ProjectBloodhound game? Teri and I are avid to inflict some excellence on a few hapless volunteers, provided you will pitch in your own unique Social Media Marketing skills

Hunter Jackson came up with the idea of revisiting ProjectBloodhound the other night, and that was a stroke of pure genius. It gnawed at me as soon as he brought it up, and I wasn’t alone: Teri Lussier was thinking along the same lines.

Here’s why: Even though we documented our thinking in RealEstateWeblogging101.com, we think differently now. There are things we’ve come up that we want to deploy, and there are a host of half-germinated ideas we want to bring to flower.

On my own plate:

  • Teri and I need to rebuild TheBrickRanch.com to make it engenu-friendly
  • Cathy has plans for me to build weblogs for our handy-man, for our doggie day-care provider, etc.
  • I have had as a post-Unchained project the daunting task of moving all of our existing weblogs over to WordPress Multi-user

The last project subsumes the others, and it also creates a ProjectBloodhound opportunity. I have thought that, while implementing WP-mu, I would build a prototype of a perfect-in-the-abstract hyperlocal real estate weblog — best practices in everything.

And that’s where it all comes together. I kindasorta hated Project Blogger, because it seemed to me to become just another cliquescene beauty contest, and we never win anything like that. But I didn’t care about that, anyway. We got a frolicking book out of our efforts, for goodness’ sakes, influencing a bunch of real estate webloggers along the way.

And we can do our own thing now, with no contest to cause distractions: Invite one or a few wannabloggers over to play with us, help to build weblogs, help to build a Social Media presence, help to launch people who want to do better into a better orbit in their home markets.

What’s in it for us? By helping them, we’ll help ourselves. There are things that each of us could be doing better. By going through everything in detail, we can figure out what we should be changing in our own marketing.

But: There’s a catch: I’m overbooked on blue-sky projects, and Teri doesn’t want to do this alone. We want to bring the best of everything we have at BloodhoundBlog to this effort, so we Read more

Contra Cammarosano: “You will know when BloodhoundBlog has attained its goals when there is no more carney-barker jive to be found anywhere in real estate.”

This is a response to a comment that grew up to be a post:

Louis Cammarosano: “[I]f it wasn’t for “Vendor” Zillow, Unchained Phoenix would have shown a loss.”

No, we would have done the show in a different facility, without food. Zillow.com paid for our guests to have a much better experience than they would have had otherwise. I’m very grateful for this, but it had nothing to do with what were doing. If we can, I want to pay for Orlando entirely from receipts, so that we will have heard the last of these specious charges.

Louis Cammarosano: “The anti vendor rhetoric falls flat when your conference was sponsored by one and you have become one yourself.”

Falls flat for whom? Is there anyone reading this who thinks that we are casting about for a way to make milch cows out of Realtors and lenders, in the way that virtually everyone associated with the Inman.com/Realtor.com/Move.com world seeks to milk Realtors and lenders? I’m completely serious. If you really think that, let me know, because I will want to dial up the anti-vendor/anti-broker/anti-NAR rhetoric quite a bit. I am sick to death of putatively self-employed business people being swindled by one huckster after another, and I am doing everything I can think of to put a stop to it. If I haven’t made that abundantly clear by now, the fault is mine, and I will mend my ways with renewed vigor.

I actually agree with the point you don’t quite make: Zillow.com — and possibly some other vendors fully within the Web 2.0 world — don’t deserve to be lumped together with the other companies making up the milking-machinery branch of the Inmanosphere. What can one say about this grievous injustice? How about: Dang.

BloodhoundBlog is a very costly endeavor. Our bandwidth needs are huge, so our hosting fees are fairly high. BloodhoundRealty.com absorbs all of that, along with any other costs associated with running this site. But those numbers pale when compared with the labor value — and the market value — of the content accumulated here — provided by me and by three dozen Read more

BloodhoundBlog evangelism: How, by working together, we are going to reinvent real estate representation, convert the best real estate professionals to the wired life and put the bums out of the business

First, this is important: The easiest way to get someone to BloodhoundBlog is to type “BloodhoundBlog” into any web browser. The “.com” will be assumed by default, and BloodhoundBlog.com redirects to the full address of the weblog. If there is someone you work with whom you would like to see get involved in our world, all that person has to remember is that one word: BloodhoundBlog.

Why is that important? Because you are the most important factor in BloodhoundBlog’s growth. We don’t even have Google working for us right now, but it doesn’t matter. We have always grown on the strength of the content and on the strength of very bright people like you reading, commenting on, subscribing to, linking to and recommending that content.

Last night I looked in on Cheryl Johnson talking about the coffee-table books we build for high-end listings. One of the comments was an eye-opener for me:

Thanks for the BLOODHOUND link, I had not run across them yet and man what a good read, blew my 30 min quick.

Of the weblogs written by actual working real estate professionals — Realtors, lenders, investors, technologists, vendors — BloodhoundBlog has the deepest penetration: Most pages, most Technorati links, etc. It’s easy for me to forget that new people are coming on line every day — and that they have no automatic way of knowing about BloodhoundBlog.

So far, we have depended on viral effects to be found by those folks. But I want for people like Cheryl’s commenter to find us. You want it, too: It’s the people who care about doing their very best who will matter most to the world of real estate, going forward. We are each of us here for our own reasons, but, at the same time, we are all of us here out of a shared commitment to excellence. When you run across someone like the person who posted that comment, you need to send him or her here like a BloodhoundBlog evangelist. Not for our sakes, but for your own.

There’s more. After weeks of phone tag, it seems all but certain that we will not Read more

Don’t hang Vlad Zablotskyy out to dry: Making a donation to his legal defense fund is what matters most right now

Here’s what doesn’t matter:

Here’s what matters:

Of the money Vlad Zablotskyy has had to spend so far on legal fees, three-fourths of every dollar has come out of his own pocket.

It doesn’t matter who says what about whom. It doesn’t matter if this issue draws more attention up the food chain. It doesn’t matter if people write posts or post the donation button.

But it does matter if you hang Vlad Zablotskyy out to dry.

I don’t know if the cause is cowardliness or cliquishness or simply cluelessness, but I have been all but completely dismayed by the response of the RE.net to this vicious attack on one of our own. A few principled people stepped up to the plate right away — last week, but also in the months leading up to last week. A far greater number have ignored the issue, with the result that Vlad has found more vocal champions outside the real estate weblogging world.

How sad for us that Vlad is willing to stand as a martyr for our right to speak as we choose, and we can’t even be bothered to make a donation in his defense — much less stand up on our own two legs and cry havoc — not even when we’re offered choice bribes for doing so!

We’re alone right now, you and I, just words on phosphors silently invading your mind. I don’t care if you’re a coward, or if you’re clique-ridden or clueless. It suits me fine to think that you’ve been distracted, and you’ve been meaning all week to make a donation. That’s perfectly wonderful. Read more

Speaking in tongues: A very simple A/B switch for testing the pull-power of landing-page variations

We talked about landing pages at Unchained: When someone who is interested in relocating to Phoenix lands on our brokerage weblog, I want for that party to land on my relocation page, rather than just at the top of the blog. Why? Because if I provide the exact information my visitor is looking for, I have a much better chance of converting that person into a client.

This is important: Social media marketing is direct marketing — target marketing, not viral marketing. WordPress sells itself by viral marketing. You sell your business on a WordPress weblog by direct marketing, by focusing your attentions on particular, identifiable prospects. Of all the people writing on BloodhoundBlog, the on who has the most to teach us about this is Richard Riccelli, Delphic and sphinx-like but overflowing with brilliant direct marketing ideas.

So what’s better than a landing page? Richard can beat me up, if he wants, for getting this all wrong, but the direct marketer’s answer is simple: Better than a landing page are two landing pages — pitted against each other.

Advertising is a prayer to the heavens, but direct marketing is testable. Is long copy more effective that than a shorter appeal? Test it. Will a question or a promise work better as the headline? Test it. Do brief forms produce more leads? Do more rigorous forms produce stronger leads? These are testable propositions.

But: There is a caveat: You have to be getting enough traffic to make testing worthwhile. If your long copy beats your short copy two-to-one, it means nothing if you only have three instances to judge from. A Google Adwords campaign is eminently testable, as is a Zillow EZ Ads promotion. On your hyperlocal real estate weblog, you may have to let your tests run for a while before you draw any conclusions.

And what should you do when you do prove that one way works better than another? Test two variations of the winning strategy against each other. And test everything else while you’re at it.

Okayfine. There is no limit to what you can learn about direct marketing, and Brian and I Read more

Price matters — but so does everything else: When buyers come to see your home, they’re looking for reasons to reject it, not to buy it

This is my column for this week from the Arizona Republic (permanent link). Incidentally, as tough as it might be to take, this same principle applies to consumers shopping for Realtors or lenders: They’re not looking for reasons to accept and embrace you, they’re looking for reasons to reject you and move on to the next candidate. If you want the business, you have to take away their objections before they think to raise them.

 
Price matters — but so does everything else: When buyers come to see your home, they’re looking for reasons to reject it, not to buy it

If price matters more than anything else in the sale of a home, why bother to clean, repair, stage and market the property for sale?

In a buyer’s market, if a home is priced above its market value, it probably will not show. If it doesn’t show, it can’t sell, and this by itself is all the argument anyone should need to price a home to the current market.

The corollary proposition is that, if your home is properly priced, it should get frequent showings.

So the battle is won, right? All you had to do was price your home to the current market, and you attracted the attention of buyers. Victory is at hand.

Not quite.

Your home is showing, and that’s good. But if it is dirty, if there are obvious repair issues, if the space is cluttered and confusing, if no one has worked to point out why it’s such a good buy — other houses will sell and yours will languish on the market.

As long as you’re priced right — and price can be a moving target in this market — you’ll get showings. But if your home is not a better value than the other houses your buyers are seeing, they’ll buy those homes instead.

That’s exactly what you would do in their place, isn’t it? When you’re picking through the melons at the grocery, you aren’t looking for the ones that are bruised and shopped over, unsightly and unappetizing. Why would you expect buyers to buy a property that you would pass Read more

How are you gonna keep ’em up in your vertical real estate search portal when the future of home search is horizontal — and Google’s?

Do this: Go to Google and search for Phoenix, AZ real estate. We don’t compete for that term — we’re coming in like 34th place — but a lot of people do — like 3.5 million hits for the keyword without quotes.

Here’s what’s interesting:

Out of those 3.5 million search results, Google Base’s Housing Search comes first. That would be true for any other City, ST real estate search you might want to run. You don’t need the state if the search is unambiguous.

Yes, Google Base doesn’t have a lot of listings so far — only about 4.7 million. That’s twice as many as Zillow.com has right now, but it’s still not very many. The data sources are many and disparate, so it’s plausible that there are some duplicates in there, too.

And, yes, the search interface is horrible. It hasn’t changed much, if at all, in the past year. But who is willing to bet it won’t change in the next year?

For plain vanilla horizontal search — of practically anything — Google is god — omniscient, omnipresent, omnibenevolent. If you need more than plain vanilla horizontal search, you have to go vertical — but google wants your vertical real estate search to go vertical with them, too.

There’s more. The upshot of the DOJ/NAR settlement is that the IDX level of real estate search is likely to become ubiquitous. Right now, Google Base is limping along like Trulia.com and Zillow.com — partnering relationships with a few MLS systems, a few big brokerage chains, a few listings remarkers like flyer and virtual tour vendors, and direct entry by home-sellers and their real estate agents. That’s about to change as MLS systems, either directly or through IDX vendors or VOWs, make every MLS listing available to all takers.

If you’re Realtor.com, how are you going to hang onto an audience that can get essentially the same results from the same place they get all their other results — from Google.com?

If you’re Trulia.com — Realtor.com in pastels — what do you have to offer end-users that will be so much more valuable — a year from now Read more

The fall and rise of a real estate titan: “Tony has the most valuable asset known to man: unwavering spirit and confidence in himself”

In line with Chris Johnson’s post this morning, a charming real estate story from The American Spectator:

Recently, I was contacted about a hot deal in Buckeye (the fast-growth, west side of Phoenix) by a very bright, young Phoenix wheeler-dealer.

We’ll call him Tony (not his real name). Tony was, and still is, one of the smartest guys I have ever met. I first met him as super-charged go-getter sitting in one of the thousands of real estate cubicles on Camelback Road. At that time, he brought me a deal that turned out very well, and he was pleasant and honest throughout the whole process. Over the years, as I predicted at the time, Tony would quickly move out of the cubicle and into something bigger and better. History proved me correct and by 2004, Tony had a fancy office on the Camelback Miracle Mile with a secretary that looked like she just stepped out of Vogue.

Sitting in his plush office, Tony was still Tony, going 1,000 miles per hour and talking up deals, but in a nice and pleasant way. He had picked up a few nice souvenirs of the ongoing boom, including a fancy spread in the 85253 zip code where he entertained lavishly, a sleek new private jet, and a very cool yacht in Marina Del Rey. At Tony’s 2005 Christmas Party, I could have sworn that half the Dallas Cowboys cheerleaders were there at Tony’s Paradise Valley house.

Anyway, Tony was calling me after a long absence. I had missed the ’06 and ’07 Christmas parties, but I can only imagine their lavish scale. Tony was now on the phone saying he had a great deal that I should look at “right away…this one you’re gonna love.” I have heard that line a million times, but in Tony’s case, I trusted his judgment and agreed to meet that day at my office. Tony arrived, pitched the deal (I was already fairly familiar with the location and the dynamics of the site), and indeed, it was a deal. It was exactly right for one of my clients in Read more

iPhone 2.0 debuts with faster 3G wireless and a built-in GPS system — and a $199 price tag for the 8GB model. Video? Flash? Javascript? Ask later, but third-party apps also debut on July 11. [Updated]

TechCrunch, but this news will be everywhere:

Apple announced its new 3G iPhone today. It is much thinner, much faster, and much cheaper than its predecessor. Starting at $199, you get an 8 gigabyte device with GPS that works on AT&T’s high-speed 3G network (as opposed to the slower EDGE network all previous iPhones are bound to). A 16 gigabyte version will go for $299. Considering that the current 8 GB iPhones cost $399, that is quite a steal. The battery is supposed to support 300 hours of standby time, 5 to 6 hours of Web browsing, 7 hours of video, and 24 hours of audio. But talk time is cut in half from 10 hours to 5 hours, when using the 3G network. The launch date is July 11.

The New York Times:

The biggest news from Apple is what Steve Jobs didn’t say: It has completely changed the basis of its deals with AT&T and other wireless carriers.

According to a press release from AT&T, the carrier will no longer give a portion of monthly usage fees to Apple. Instead carriers will pay Apple a subsidy for each phone sold, in order to bring the price from $399 down to $199 for the 8 Gigabyte model. The company did not specify the amount of the subsidy. Subsidies of $200 to $300 are common in the industry.

What is more, consumers will now pay $30 a month for unlimited data service from AT&T, compared to $20 under the plan introduced last year. So even though the phone will now cost $200, consumers will be out more cash at the end of a two-year contract compared to the previous deal.

Of course, that includes faster 3G data service, so the price increase may be worth it. But we should call it an iPhone price increase, not a cut.

Unlimited data service for business users will cost $45 a month.

[….]

AT&T also said in its release that it now has 3G data service in 280 metropolitan areas, and that will increase to 350 areas by the end of the year.

For Apple, this move to getting all its money up front Read more

Support the Vlad Zablotskyy Legal Defense Fund: A real estate weblogger is being throttled by corporate bully ePerks.com. The free speech rights you will be fighting for are your own

Update: It seems likely that Vlad’s cost to defend himself from this specious claim (if you read the complaint, you will discover that the alleged offense is entirely absent from Exhibit A) is going to start with a $5,000 retainer. It seems unlikely to me that the matter will go to court, but, if it does, things will get really expensive. If you haven’t done so already, click on the “Donate” button. You’re not defending Vlad, you’re defending yourself.

 
The months’ long persecution of real estate weblogger Vlad Zablotskyy by ePerks.com’s Ben Behrouzi came to a head today. Behrouzi has served Zablotskyy with a lawsuit claiming that a post on Zablotskyy’s weblog caused Behrouzi to suffer “harm and damage.”

Behrouzi also claims that Zablotskyy has exposed him to “hatred, contempt, ridicule and disdain.” The petition itself is a bad joke, but it is beyond all doubt that that Behrouzi has exposed himself to “hatred, contempt, ridicule and disdain” by the months of ludicrous posturing he and his attorney have engaged in.

At some point the full petition will be available for us to read. [Amending this: You can read the complaint on Vlad’s weblog.] In the mean time, Vlad Zablotskyy needs your help. The lawsuit was filed in California, but Vlad lives in New Jersey. He will have to fight a lawsuit seeking compensatory and punitive damages by remote control, paying law firms in both states. The suit itself is a complete joke — a Personal Injury law firm with a drive-up window comes to mind — but it will still cost serious money to defend.

I’ve set up a Vlad Zablotskyy Legal Defense Fund through our PayPal account — and I’m about to put the bite on you in two ways.

First, click on one of the “Donate” buttons you see in this post or on our sidebar and give as much as you can. I know that many Realtors and lenders are hurting for money right now, but there is no better cause for you to fight for than your own right to speak and write as you choose. If you happen to be Read more

Has the Phoenix real estate market turned the corner? It’s too early to tell, but May’s results suggest we may be nearing the bottom

This is my column for this week from the Arizona Republic (permanent link).

 
Has the Phoenix real estate market turned the corner? It’s too early to tell, but May’s results suggest we may be nearing the bottom

Are you in the mood for some good real estate news for a change? How about some news that’s not all bad? Here’s what news there is, in any case:

May was a very strong month for clearing bread-and-butter inventory in the Phoenix real estate market. BloodhoundRealty.com tracks sales of newer suburban tract homes — three bedroom, two bath, single-story homes with tile roofs and two-car garages — the middle of the housing-supply bell curve.

We have records going back to January of 2004, so we have tracked both the boom and the bust in our recent real estate history. May 2008 was the strongest month for the homes we track since May of 2007, with the best month before then being November of 2006. A total of 170 of these homes sold in May, up from 114 in April.

Prices were down, month over month, and not by just a little bit, so May’s results no doubt reflect the sale of a lot of lender-owned properties. But inventories of the homes we track are down by 7% from April and by over 14% from March.

The implied absorption rate from May’s results is 5.2 months, down from 8.4 months for April. Absorption rate is the amount of time it would take to absorb all currently-available inventory at the current rate of sales.

The absorption rate calculation is less than reliable, since it uses backward-looking numbers to make a forward-looking projection. But substantially greater sales taken together with substantially lower inventories is a very good sign.

As a matter of anecdotal evidence, earlier this week I phoned the listing agent of a very market-weary short sale. After months of no activity, three offers came in over the weekend. The seller issued multiple counter-offers, with the high-bid being $17,000 over the list price.

So has the Phoenix real estate market finally turned the corner? We won’t know for sure for two or three months Read more