Posts by: ARMLS

What is the Best Way to Find a CBS Code?

lockbox code screen over homeowners seeing a new house

Every lockbox is programmed with a 7-digit CBS code, which stands for “Call Before Showing”. Sometimes you need to know the code for another agent’s lockbox, and sometimes you need to know it for your own lockbox.

How to Get the CBS Code For Another Agent’s Lockbox
Have you ever tried to obtain a key from a box only to get the error code “Not Authorized?” When that happens, it means the listing agent who owns the box has turned on the CBS code as an extra security feature. That is to say, before you can enter your PIN to obtain the property key from the box, you’ll have to enter the box’s CBS code. How do you get the box’s CBS code? Call the listing agent. Neither Supra nor ARMLS will be able to give you the CBS code to another agent’s box.

How to Get the CBS Code for Your Lockbox
Visit the SupraWEB You will need the serial number of the lockbox and shackle code. A SupraWeb account is required and you can sign-up for a free account here.

If you have a Supra eKey, you can find the CBS code for each box in your Inventory. To view a CBS code, click on the box’s serial number, click Edit at the bottom of the screen and turn on Require CBS. (If you don’t want to actually turn on the CBS code, do not click Program at the bottom.)

Call ARMLS at 480-921-7777. We will verify your identity and provide the CBS code to you.

How to Change a Listing from Pending to UCB/CCBS

First, the seller must have directed you to continue to market the property via written permission. See our UCB/CCBS checker tool for guidance. Next, a listing must be placed in Active status first to be able to select the sub-status. Sub-status? UCB and CCBS are not a standalone status, they are sub-statuses found under Active. On the Change Residential Listing screen, select Back on Market (Active):

UCB-Back-on-market

Then select Add/Remove UCB/CCBS and complete the Add UCB/CCBS screen: 

 

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Are You Using The Default Map in flexmls?

There might be a time saving tip you’re not using – the default map. Begin a map search in your neck-of-the-woods. Instead of starting out with the full map of the Valley in a map search, a default map starts you out in a section of your choice. Most Subscribers work a territory, making the default map a great time-saver when starting searches in your area. This setting can be found in Preferences > Default Map.

Before:
default-map-before

After (setting the default map to north Mesa or anywhere you like):
default-map-after

Monsoon Definitions

GSE? Reverted? Bulk? In the Monsoon Tax system, there are several categories of transactions and other terms you may not know. Here is a short list of definitions:

Monsoon-Blog3rd Party
Successful Trustee’s Sale purchase.

Bulk
Multiple property sale, properties may be scattered across the Valley with a single transaction recorded, usually between investors.

FCV / FCVR
FCV, Full Cash Value is calculated by the County Assessor, and is what they consider to be the value of the home. FCVR is the ratio between the FCV and the last Sold Price. A FCVR of 1.0 would mean that the property’s sales price and FCV were the same.

Flip
Property purchased by an investor then resold within 180 days.

GSE
Sale by Government-Sponsored Enterprise (Fannie-Mae, FHL, etc.).

Prelim vs. Final Tax Assessment
The Prelim Tax Assessment is the County Assessor’s estimate of the total tax bill for that year. The Final Tax Assessment is the actual amount of taxes billed for that property.

Reverted
Failed Trustee’s sale, property reverts to beneficiary (mortgage holder).

Want more Monsoon info? Check out the Monsoon Wiki.

Don’t 99 Yourself

99-listing-prices
There are 457 residential listings, listed by 392 Subscribers who may be losing buyer traffic because of the “99” pricing gimmick.

price-rangeOnline buyers most often search in zeros, on many sites they have no choice. If a Buyer is looking for a home priced $100,000 to $110,000, your $99,999 listing isn’t going to show up. Missed by $1. If the same listing was priced at $100,000 it would likely show up in more searches – here’s how:

Take the following two scenarios into consideration:

Buyer #1 does a home search, selects $100,000 to $110,000
Buyer #2 does a home search, selects $75,000 to $100,000

If your listing was priced at $99,999, only Buyer #2 would see your listing.
If your listing was priced at $100,000, Buyer #1 and Buyer #2 would see your listing.

Monsoon Season is Here

new-Monsoon-design-approach

It’s not the monsoon season you already know but Monsoon, a new tax system choice for ARMLS Subscribers from The Information Market. Today it officially launched. Brokers were given a sneak preview a couple months ago but now the system is ready for all Subscribers. Monsoon information can be found here and training info here. Monsoon can be accessed in any of these 3 ways:

MyMonsoon.com with your flexmls username and password

• The Taxes tab in flexmls from the main navigation bar

As you default tax provider in flexmls – see instructions here

The Top 3 Syndication Myths

real-estate-map-of-internet

Map of the Internet

Whenever the topic of syndication re-enters the real estate trade news, we see an increase in inquires about syndication here at ARMLS. So, what a better time than now to answer some common syndication myths:

Myth 1. ARMLS sells data to third parties.
We don’t sell listing data, it’s not ours to sell. Brokers own the listings.

Myth 2. ARMLS secretly sends listings to X website.
Your broker decides where listings go through ListHub, which has 79 options, and a handful of options in flexmls. We have simply put the technology in place. All syndication options must be opted-in. Some MLSs do the opposite, where data is sent unless the broker opts-out.

Myth 3. There is a consensus among Subscribers on where listings should be syndicated.
Decisions on where to syndicate are all over the map. There are some vocal opinions against sending listings to third parties, especially the big portals (ZIllow, Trulia, Realtor.com), yet a majority of listings are sent by brokers to third-parties.

At ARMLS, we believe it isn’t our place to tell a broker where they can or cannot send their listings. Luckily, the decision is at the hands of the brokers who have to make the tough call. The idea of “voting with your feet” applies if a portal won’t play ball or doesn’t fit your needs.

Keep in Contact

gmail2Not getting any offers? No phone calls? Keep your contact information current in flexmls. It’s not only a good idea, having a valid email address is also a rule (16.2). A valid updated email address is also how the ARMLS Billing department will send your official annual invoice for Subscriber Fees next month.

If you are with any association other than PAR, you may update your email address and phone in flexmls. PAR members should contact PAR to update this information (602-246-1012).

Active Subscribers with no primary email address: 34
Email addresses with possible misspellings (@Yaho.com instead of @Yahoo.com): 25
Active Subscribers with no phone number on file: 1,083 

Under Rule 16.2, email address is required, a phone number is not required.

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