Commercial Complete - Contents -

Geocoding Button, Latitude/Longitude Fields, Functions

  This image on a help screen indicates that the feature is only available with Commercial Complete Plus 4 and above


Filter Conditions

Geocoding Overview


Geo Button - Property Data Screen Header

A Geo On/Geo Off button is located in the information header at the top of the Property Data screen.  



This button has two states, On or Off.  Clicking the button will toggle the state from On to Off and vise versa. On the right side of the button is a dropdown arrow that presents additional options when clicked.


When a Subject analysis is displayed and the Geo button is set to Geo On, the distance of a property record from the Subject is displayed in this information header, as seen in the graphic above.


Why Turn Off Geocoding?

In most cases, you will want Geocoding to be ON.  But there may be circumstances where you will want to turn geocoding OFF temporarily.  Geocoding information is retrieved from a TAMU GeoServices server on the Internet.  Each time that an address is geocoded, Commercial Complete must connect to this server.  If the server is unavailable because you have no active Internet connection or the TAMU server is down or busy, then there will be a delay of approximately 2 seconds when moving from record to record.  To eliminate this delay, toggle the Geo On/Geo Off button off until a reliable Internet connection can be made.




Latitude/Longitude Fields

Geocoding refers to the process of taking non-coordinate based geographical identifiers, such as a street address, and finding associated geographic coordinates (Latitude and Longitude).  


The Latitude and Longitude fields are located on the Custom Data tab that is in the center of the Data Entry view.  When an address is geocoded by Commercial Complete, brackets are placed around the latitude/longitude data to indicate that CC geocoded the address.  


The brackets also serve another purpose.  



Latitude/Longitude coordinates can optionally be entered manually.  If you omit the brackets, these coordinates will be used by the Map It function when communicating with Bing Maps and placing the property on the map.



Displayed below the Latitude/Longitude fields is a Get Lat/Long button. Use this button to retrieve new cooridinates if the fields are empty or if you have changed the address information of a record.  This same functionality is provided in the dropdown list of the Geo On/Geo Off button mentioned above.



Geocoding Functions


Calculating Distance between the Subject and another Property Record

When a Subject analysis is displayed by clicking the green Subject button at the lower left of the Property Data screen, CC automatically geocodes the address of the subject if the Latitude/Longitude fields are empty and the Geo On/Geo Off button is ON.  Upon moving to another record, that record is automatically geocoded and the distance between the subject and the record in current view is displayed in the information header at the top of the screen.  We have found that this distance information greatly enhances your ability to quickly decide whether the record may qualify as a comparable for your subject.


Performing a Radius Search

The Radius Search function is located near the top of the List View, above the Filter Conditions.  It is available only when a Subject analysis is displayed; i.e. the Subject tab and Comp tabs are visible on the left side of the Property Data screen.  


To use the Radius Search, Filter Conditions must be set and the Apply Filter button must be clicked.  For example, you may be looking for all warehouse sales within a 3 mile radius of the subject.





Your Filter settings might look like this.






Upon clicking the Apply Filter button, the filter conditions will be applied to display only warehouse sales between 01/01/2012 and 01/01/2014.  Then Commercial Complete will geocode the addresses of these records and display only those records that are within a 3 mile radius of the subject.


The time that it takes to perform a Radius Search depends upon the number of records that meet the Filter Conditions and whether those records have been previously geocoded.  For example, if 200 records meet the Filter Conditions and none of those records have been previously geocoded, it may take one or two minutes to perform the Radius Search.  The next time that the same search is run, it may only take a few seconds.  Over time, as more records in your database are geocoded, the time to perform a Radius Search will go down.


A Radius Search will not be applied if the filtered recordset contains more than 400 records.  In the above example, if there are more than 400 warehouse sales between 01/01/2012 and 01/01/2014, you will be informed that the Radius Search cannot be applied.  In this case, you might further restrict the Filter Conditions to find only those warehouses with a GBA of more than 10,000 s.f., or restrict the filtered records by some other criteria.


Note that the records included in a Radius Search depend upon accurate address information being entered for each record.  If the record is not correctly geocoded, it may not appear in your Radius Search.  See the topic The Reliability of Geocoding below.



Displaying the Distance on a Comparison Grid

On the Sales Grid Window (fifth tab on left of Property Data screen), there is a Show Distance checkbox at the lower right of the window.  When this box is checked, the distance of each comp from the subject will be displayed on the grid, under the pictures.  


Whether the distance is displayed is optional for each grid.  For example, you may want to display the distance on the grid for Sale Comps, but not for Rent Comps or you may want to display the distance for Sales Comps in one analysis but not another.  


You must check the Show Distance box to display the distance.



The Reliability of Geocoding

New GIS technology has improved the process of geocoding addresses considerably.  But the process is not perfect and sometimes addresses cannot be geocoded, or the data returned will be incorrect.  


A quote from the TAMU GeoServices web site says it best:

So you tried our geocoding services and were not happy. Do not worry, we're not offended. We know we still have work to do - reference data will fail you, weighting algorithms will be wrong for a region, those darn "Farm to Market" roads in Texas aren't processing right - endless opportunities for research. Stuff happens and good geocodes go bad. Lucky for you there is no shortage of geocoding systems out there in the wild just waiting to take in your data and spit you out a lat/lon.


The most common cause of incorrect geocoding is the failure to provide accurate address information.  Be sure to enter the correct street address, city, state, and zipcode for each record.


Incorrect Latitude/Longitude data for a record can be manually corrected by entering the Latitude/Longitude coordinates that you obtain from another source.  These fields are located on the Custom tab in the center of the Data Entry view.


There are many web sites that provide address geocoding.  We recommend that you do an Internet search to find the web site that best serves your needs.