Alamoliving...

The MLS database contains information on about 12,000 homes currently for sale in Bexar and the surrounding counties... which includes San Antonio and the nearby cities. It also contains information on about 2 years' worth of "sold" homes as well as information about rental properties and land for sale. Under an agreement between the 4,500 or so members, we show and sell each others' listings. The listing agent and the selling agent split a commission normally paid by the seller. Selling agents (the agent who is working with the buyer) may be either a traditional "sub-agent" of the listing agent or may be a "buyer's agent".

The current MLS system run by the San Antonio Board of Realtors was significantly upgraded in 1996, and was partially linked to the internet. The database now contains pictures of listed properties and allows searches by size categories as determined by tax records.

Accessing MLS Through the Internet:

Current "active" home listings are available for San Antonio through the World Wide Web. Access is through www.Realtor.com. Visitors enter the main menu, then go to searches, state and city. Visitors search by zip code, price range, and bed/bath rooms. The system provides color photographs, room sizes and some of the key features of the homes listed.

The newest access point for local MLS listings is through www.sahomesearch.com. This is a joint project between the Express News newspaper and the San Antonio Board of Realtors. Like Realtor.com, sahomesearch has limited search capabilities, however, these are good places to begin your search. If you find interesting homes through either of these systems, I would be happy to show them to your or obtain additional information.

Accessing MLS Through Your Realtor®: Defining your search parameters:

A Realtor® (member of MLS) will have a great deal more search power than provided by the internet. In having your Realtor do an MLS search for homes, defining the search is critical to identifying those homes which really meet your needs and wants. The following list gives some of the search parameters commonly used in finding a home:

Location: You have a number of choices for defining geographical location: Major Area or MA (see MLS Map), county, city, subdivision name, school district (see District Map), individual school attendance area, and page/grid from the Ferguson's Map book.

Type & Style: The MLS database differentiates between detached homes, garden homes, condominiums, mobile homes, and duplexes. You can also specify whether you want 1, 2 or 3 stories.

Size: Using tax district records MLS will sort or select listing within a given size range (increments of 250 square feet in living space). This information is only as accurate as the tax records and may not be available for recently constructed homes. Also, size is not always an accurate measure of really useable or liveable space.

Master Bedroom & Bath: Master bedrooms may be upstairs, downstairs or split from the other bedrooms. They may have walk-in closets or sitting rooms. Master baths may have separate tub and shower or a tradition combination. It may also have double or single vanities.

Parking: Searchers may require 1 or 2 car or larger garages, detached or side entry garages, or RV parking.

Age: Searches can specify minimum and maximum age of a home. New homes are generally listed a "0" while older homes of unknown age may be coded "99". Age is in years.

Exterior & External Features: The is a large list of "outside" features cataloged and available for search parameters: exterior construction (wood vs. brick, etc.), cul-de-sac or oversized lots, mature trees, pools (in yard or neighborhood), fencing, decks/patios, sprinkler systems and outbuildings are the most commonly used.

Interior Features: The range of interior features available as search parameters is quite large and sometimes difficult to standardize. Single living area vs. 2 living areas is pretty clear. But a "combined living/dining room" is not always distinct from adjoining living and dining rooms. Other frequently requested features are study, fireplace, game room, island kitchen, shop, and high ceilings.

Other Features & Financing: There are special search categories for such items as disability access, "controlled access" neighborhoods, and special financing such as assumptions and owner financing.

In helping your Realtor design the specific search criteria for your home search, it is important not to over specify your home. Prioritize your wants or needs. And, realize that "coding" a home when listing it for MLS is not an exact science. Not all agents view "open floor plan" the same way. Yet, if you take the time to adequately communicate your desires, the MLS search capabilities can take a lot of the leg work out of the home search process. Also, the MLS search can exclude unwanted items or features through its "not" parameter. If you really don't want a fireplace, for example, requesting "not-fireplace" can save you a lot of wasted looking.

The MLS database is a tremendous tool for homebuyers and agents. Realtors pay a pretty hefty pricetag for the use of the system. However, the benefits far outweigh the cost. Adequately communicating your desires to your Realtor can go a long way in eliminating wasted looking.

Knowing how much to offer:

While the MLS is most commonly thought of as a source for finding homes, the "Solds" portion of the database can be equally important. Once you have found a home and are interested in making an offer, "sold" information can be used to figure out a fair offer and one that is more likely to be acceptable to your mortgage company when the home is appraised. If you don't already have the information, your Realtor can run the "actives" for the neighborhood to see the "list" or asking price for all of the homes currently on the market, there. At the same time, the Realtor runs the neighborhood for "pendings" and "solds" particularly in the same size range. From these printouts you will find what the homes actually sold for, how many dollars per square foot the sale price represents, how long the homes were on the market before selling, how much the seller came down off the list price and what concessions the seller made to the buyer in terms of points, closing costs or repairs. While interpreting this information needs the experience eye of a professional, having this material in front of you is a great confidence builder when it comes to making a fair offer.

Putting your home on the market?

The same process listed in the above paragraph on "Knowing how much to offer" is an abbreviated version of the method used to help you establish a listing price and some expectation of how long it will take your home to sell. Realtors and appraisers undergo specialized training in how to interpret the information. However, your Realtor should be able to review the information with you and explain how you home compares. In the industry we call this a CMA or Comparable Market Analysis. Like many Realtors, I provide this information free of charge to owners seriously thinking about putting their homes on the market.

Obtaining Home Size Information:

Another database that is available to your Realtor® is also available to you over the internet: Bexar County tax rolls. The tax data base is available at www.bcad.org. Select the "search" feature. Enter the house number followed by the word "and" and then the street name. The search should result in a listing of the owner's name followed by another hyperlink (http:) address. Clicking on this link will take you to the size and other information.

If you are interested in having me do an MLS search for you or a CMA on your present home, please e-mail me, or call me direct to discuss your interests or situation.