IDX information display-logic vs consistency

[sonjay]

I'm looking for input from real estate agents who have a handle on what information people want to see for listings and how best to organize it to make it usable for the visitor. The background: I'm building a real estate web site that's pulling listing data from a database (from an IDX feed downloaded from the local MLS board). I have no control over the contents of the db, and many, many of the fields are often left empty by the agents when they list a property.

I've organized the data in a particular way: Type of property, list price, square feet, etc., are presented in the same order on every page. So as people go browsing through the listings, they come to expect to see certain information in a certain place for each listing.

When those fields are left empty by the listing agent, is it better to use if/then logic to not display those fields at all, or is it better to list the field name but with no information in it? For example, which of the below is more "usable" for a home buyer?

3 Bedroom/2 Bath Home
Price: $500,000
Taxes: N/A
Year built: N/A
Address: 1313 Mockingbird Lane, Anytown
Square feet: 2,500
Living room: N/A
Master bedroom: 18x23

OR

3 Bedroom/2 Bath Home
Price: $500,000
Address: 1313 Mockingbird Lane, Anytown
Square feet: 2,500
Master bedroom: 18x23

There's a great deal of data to display -- 125 fields in the main Residential/Ag database. I'll be using about 60 or 80 or those fields, and for any given listing more than half of those might be empty. I think it looks bad (and awkward) to have 40 or more fields listed as N/A.

Of course I organize it into groupings of similar information and break it up with subheadings -- but I'm just not sure how best to organize it and display it.

On another message board I frequent (a non-real-estate webmaster's board) there seems to be a growing consensus to use a hybrid approach: Divide all the data into two groups, "must know" and "nice to know": Put the "must know" info at the top and list all fields, including empty ones (with an asterisk or N/A). Put the "nice to know" info below that, and leave the field out altogether if the realtor didn't enter anything for it (e.g., number of outbuildings).

So: What's the take from the real estate professionals here? Any thoughts on that approach? Yes/no/it depends/even more confusing for the user?

If that's the approach I take, then I have to make some decisions regarding "must know" information vs. "nice to know." What would be considered the absolute "must know" information that buyers want when they're looking at property listings? Obviously, these:
Type of property
Price
Square feet
Beds/baths (for homes & condos).

What else? Year built? Number of stories? Heated and/or AC square feet? Total square feet?

Here in Florida, waterfront is a must-know piece of information. Pool? Probably. Fireplaces? Probably in the "nice to know" category.

What about Subdivision? Property taxes? Lot size? Schools? Garage?

Thanks for any and all insight on this issue!

[CyberSun]

I know it's been awhile since you posted but as the VP of a real estate development company in Florida I can tell you that you should show as many fields of data as you are allowed and group them in a logical order. Show the most important and general things first- mls#, property type (single family, condo, etc.) price, location, subdivision, view (waterfront, ocean), beds, baths, address if available and square feet. Community name, especially in Florida, is really important. If you can, link the community names to more information about a community. (We have tools to help you do that, if you're interested: Sales@CyberSunshine.com) I would then recommend you list all of the 'amenties' below that in a list format that is easy to follow. I would also suppress any fields of data that are empty. The user doesn't want to see a bunch of blank fields and it just looks like something is missing or wrong with the page. Keep the page as clean as possible. Most importantly, be sure there is a 'contact' or 'request information' button close by so the user doesn't have to hunt around to get in touch with you. Hope that helps, and good luck!

[gostar_baiter]

Spam deleted

[webmaster]

I think using if statements for fields would work out well, and just construct your fields architecture so that if there are 5 or 10 fields (depending on if they entered the data) it will still look normal - if not constructed properly I could forsee, not showing certain divs creating ugly looking details pages so try to listing your amenities in a linear fashion.

[maxxipotamus]

I think aside from the few pieces of information that's most important to buyers (i.e. price, size, age of property, room sizes if any, area, tax information, HOA dues, descriptions), the rest of the information isn't that critical. Few people asked me about data beyond these few anyway. I don't display address on my IDX at all to make sure that people call me. It gives me a chance to interact with the customer and hopefully convert them.

[sonjay]

Thanks for the responses, folks. My question went so long without a reply that I consulted with others on this issue and finished the site. But I have another real estate site I'm just starting on, so your responses will be helpful anyway.

While this thread is getting some attention, may I take it in this direction:

I think aside from the few pieces of information that's most important to buyers (i.e. price, size, age of property, room sizes if any, area, tax information, HOA dues, descriptions)

Would most of you consider maxxi's list to be all-inclusive as far as the "few pieces of information that's most important"? Which information is considered critical info was part of my original question, and I would to love to get feedback on that list. Here in Florida, waterfront and whether the property has a pool are probably also considered "critical info." Is there anything else that generally would be considered absolutely necessary? Anything on maxxi's list that you wouldn't consider critical?

[webmaster]

I think that it really depends on the area, like you say, in Florida waterfront is very important, in some areas other amenities are much more important. (Indoor garage if you are in a very cold area for instance) - It is best to work with your client and get an FAQ for ammenities developed and try to match that with your fields.
Good luck

[drpatt]

I think that it really depends on the area, like you say, in Florida waterfront is very important, in some areas other amenities are much more important. (Indoor garage if you are in a very cold area for instance) - It is best to work with your client and get an FAQ for ammenities developed and try to match that with your fields.
Good luck

Exactly. Present what is important (and don't bury people under data). In my area (a 2nd home market) that would include water frontage, view, availability of amenities, topography. Nobody cares about room sizes (we don't measure them anyway), financing terms (mostly cash buyers), or schools (mostly Summer people or retirees). Buyers in a suburban market would have completely different priorities.

I think the IDX should answer their questions, but not force them to wade through stuff that doesn't matter to them. We all have short attention spans on the Web.

Doug