Why You Might Need More Than An Online Real Estate Search Site

My main website is very popular and I constantly get buyers that register to use my IDX (or MLS) property search.  Although my IDX search is pretty easy to use, there is a limitation to how many items you can specifically search for.  That goes with most real estate search portals, no matter how good they seem to be.

Many search portals do not keep their database up-to-date.  These are portals that allow agents to post and/or syndicate their listings, and these listings are not coming from an MLS feed.  Because of that, these listings could have been sold, closed, cancelled or expired years ago.  You call the listing agent or another agent you "like" from the portal site and find out that listing is long off the market, and you probably won't visit that site again since you feel it is not accurate and wasted your time.

If you use a website, like mine, that provides listings directly from the MLS (the data feed is usually acquired once a day, sometimes twice or more), you will still find listings that are technically Active Status, but they are truly Contingent on Financing.  That means there is an accepted contract and there are no further showings.  So why is it showing up on sites like mine and many others?

Because as I mentioned, Contingent listings are technically Active, even though they have an accepted offer and do not allow further showings.  There are different types of Contingent listings, and some do allow further showings.  These are Contingent on Sale and Contingent on Close and some Contingent on Other.  But you won't know the difference on your end.  All Contingent listings are bundled together in our MLS, so you'll see those that are still allowing showings and those that are not.

Because of this, you really need to allow your agent to create an automated search for you via their access to the MLS (Multiple Listing Service).  They can leave out the listings that have accepted contracts and do not allow showings, thereby only sending you listings that are active and ready to see.  You don't have to continue creating searches and wasting your time with those listings that have accepted offers on them.

Keep in mind, our MLS requires status to be changed within 72 hours of contract acceptance, so there still might be lag time between when an offer was accepted on a property and when it is changed in the MLS, but the majority of listings will be truly active when you have your agent set you up with an automated search.  In fact, your first search will provide a large amount of inventory and subsequent searches will be New listings, Reactivated/Back on Market listings or listings that had a Price Change.

For example, if you're looking in the southwest suburbs and might be interested in Homer Glen homes, if you're just starting and want to get a feel for the market you can set up your search on the website.  However, if you're ready to start looking for homes, you should fill out the Automated Home Finder Form and have Judy Orr create a specific search using your personal choices and sending you properties that are currently up for sale and ready to view.

How Are Buyers Searching for Palos Park Homes?

When you run a website and you're serious about it producing for you, you have to periodically check how people are finding you.  There are analytics with most sites and many of us use Google webmaster tools.  Another source I use is Google Adwords keyword tool.

That tool told me that most people looking for property in Palos Park are using the term Palos Park homes.  But I was surprised to learn that the amount of those searches is very low.  This has been a prestigious southwest Chicago suburb for as long as I can remember.  In fact, it was always the highest priced area suburb until 2010, when Lemont real estate took the top spot.

Does that mean Palos Park has lost its appeal?  I personally think many buyers figure they're priced out of Palos Park because of its high priced reputation.  I've shown many homes in the village and a buyer can certainly get better value in some of the neighboring suburbs.  I remember showing homes in the $300,000's that were pretty original (old fashioned).  Many of the homes in that price range had standing water in basements and smelled musty with or without obvious water damage.  Quite a few were true handyman specials.

So why is the value so high?  This is a beautiful village that first attracted artists and the village was considered an artist's colony.  The beautiful forest preserves can definitely give one inspiration.

Lots were usually larger in Palos Park than surrounding villages and had a more country, almost rural feel but shopping and "city living" amenities were close by in the other towns.  It is also one of the southwest suburbs that isn't too far out where horses are allowed.

Although there have been some subdivisions built in Palos Park over the years, most people associate the beautiful village with the unique custom homes built into the surrounding forest preserves.  Time will tell when and where prices will stabilize in the village.