SYSTEMS AND METHODS FOR TRADING REAL ESTATE SECURITIES

• US 20080046353A1
• Filed: 04/26/2007
• Published: 02/21/2008
• Est. Priority Date: 04/26/2006
• Status: Abandoned Application

• Current Assignee: Home Equity Exchange LLC
• Original Assignee: Home Equity Exchange LLC
• Inventors: Poltorak, Alexander I, Krasnjanski, Joseph
• Application Number:
  US11/740,873
• Publication Number:
  US 20080046353A1
• Time in Patent Office: Days
• US Class Current: 705/37
• CPC Class Codes: G06Q 40/00 Finance; Insurance; Tax strategies; Processing of corporate or income taxes
• CPC Class Codes: G06Q 40/04 Trading; Exchange, e.g. stocks, commodities, derivatives or currency exchange

Abstract

Publicly traded securities and security derivatives are created based on underlying real properties, such as single family houses. An occupant of a house may be a majority holder of the public securities of a business entity owning the house. An exchange and a quotation system specializing in trading and quoting such securities may be implemented using computer systems. Various value metrics specific to real property may be used to screen the securities and to run a value fund of the securities.

Claims

1. A method of creating a publicly traded security, the method comprising:

forming a real property holding company with a plurality of partial interest units;

transferring ownership of a real property to the real property holding company; and

complying with applicable requirements for making the partial interest units publicly traded;

wherein at least one of the partial interest units belongs to an occupant of the real property.

2. The method of claim 1, further comprising conferring occupancy right to the occupant for at least an initial predetermined period.

3. The method of claim 2, further comprising requiring the occupant to pay current expenses of the real property during the initial predetermined period, the current expenses comprising casualty insurance, property taxes, and ordinary repairs and maintenance.

4. The method of claim 3, further comprising requiring the occupant to pay rent during the initial predetermined period.

5. The method of claim 4, further comprising adjusting the rent in accordance with variation in at least a cash-settled real estate index.

6. The method of claim 5, wherein the cash-settled index is computed based on rents payable for real estate.

7. The method of claim 5, wherein the cash-settled index is computed based on values of real estate.

8. The method of claim 5, wherein the cash-settled index is a nationwide index.

9. The method of claim 5, wherein the cash-settled index is a regional index.

10. The method of claim 5, wherein the cash-settled index is a state-wide index.

11. The method of claim 5, wherein the cash-settled index is a geographic index.

12. The method of claim 1, further comprising complying with applicable exchange-imposed requirements for listing the partial interest units on a public exchange.

13. A computer-based method of operating the exchange to trade the partial interest units created in accordance with claim 12, the method comprising:

listing the partial interest units on the exchange; and

providing for trading of the partial interest units on the exchange.

14. The method of claim 13, wherein the step of providing for trading comprises:

receiving buy and sell orders for the partial interest units; and

matching the buy and sell orders.

15. The method of claim 14, wherein the step of listing comprises providing quotation of prices of the partial interest units.

16. The method of claim 15, former comprising providing at least one value metric for the partial interest units.

17. The method of claim 16, wherein the step of providing at least one value metric comprises:

determining a first value estimate of the real property on a first date; and

adjusting the first value estimate in accordance with variation in a cash-settled real estate index between the first date and date on which the value metric is provided, thereby obtaining an adjusted value of the real property.

18. The method of claim 17, wherein the cash-settled index is computed based on nationwide values of real estate.

19. The method of claim 17, wherein the cash-settled index is computed based on regional values of real estate.

20. The method of claim 17, wherein the cash-settled index is computed based on state-wide values of real estate.

21. The method of claim 17, wherein the cash-settled index is computed based on values of real estate with the same number of residences as the real property.

22. The method of claim 17, further comprising dividing the adjusted value of the real property by number of the partial interest units outstanding, thereby obtaining adjusted value of the real property per unit.

23. The method of claim 22, wherein the step of providing at least one value metric further comprises transmitting the adjusted value of the real property per unit over a network.

24. The method of claim 22, wherein the step of providing at least one value metric further comprises displaying the adjusted value of the real property per unit.

25. The method of claim 1, wherein the step of forming the real property holding company is performed by the occupant.

26. The method of claim 1, wherein the real property is a primary residence of the occupant.

27. The method of claim 1, wherein the real property is a single family residence.

28. The method of claim 27, wherein:

the real property is sole investment asset of the real property holding company.

29. The method of claim 1, wherein the real property holding company is a corporation and wherein the units are shares of the corporation.

30. The method of claim 1, wherein the real property holding company is a limited partnership and wherein the units are equal limited partnership interests.

31. The method of claim 1, wherein the real property holding company is a limited liability company and wherein the units are equal membership interests of the limited liability company.

32. The method of claim 1, wherein the real property is a residential real property.

33. The method of claim 1, wherein the real property is a two-family house.

34. The method of claim 1, wherein the real property is selected from the group consisting of a two-family house, a three-family house, and a four-family house.

35. The method of claim 1, further comprising:

obtaining a title report for the real property;

obtaining an appraisal report for the real property; and

obtaining an inspection for the real property.

36. The method of claim 35, wherein the step of complying comprises:

preparing a registration statement for a public offering, said registration statement comprising information about the real property, the title report, the appraisal report, and the inspection report;

clearing the registration statement with applicable regulatory authorities; and

distributing the registration statement to a plurality of prospective investors.

37. A system comprising:

a network;

at least one server connected to the network;

a plurality of electronic devices connected by the network to interact with the at least one server;

a database storing information associated with publicly traded partial interest units in real properties, said database being implemented on said at least one server, said information comprising;

addresses of the real properties associated with the fractional interest units,

area information regarding the real properties, and

number of shares of fractional interest in real property holding companies owning the real properties; and

memory storing machine executable instructions for implementing a computerized quotation system for quoting prices of the fractional interest units, wherein the instructions, when executed by said at least one server, configure said at least one server to perform steps comprising;

quoting an ask price,

quoting a bid price,

accepting sell offers,

accepting buy offers,

matching at least one of said sell offers with at least one of said buy offers; and

executing a sale satisfying the at least one of said sell offers and the at least one of said buy offers.

38. The system of claim 37, wherein said network comprises an intranet or an extranet.

39. The system of claim 37, wherein said database is a relational database.

40. The system of claim 37, wherein said database is configured to be queried by said plurality of electronic devices.

41. The system of claim 37, wherein said database contains records with information about the properties, each record comprising:

geographic location of the real property associated with said each record;

purchase price and year of last purchase of the real property associated with said each record;

a general description of the real property associated with said each record; and

a picture of the real property associated with said each record.

42. The system of claim 41, wherein said each record further comprises information about appraisal of the real property associated with said each record.

43. The system of claim 41, wherein said each record further comprises information about title insurance on the real property associated with said each record.

44. The system of claim 41, wherein said each record further comprises information about historic trading prices for the fractional interest units of the real property holding company owning the real property associated with said each record.

45. The system of claim 37, wherein the bid and ask prices are quoted in real time.

46. A method of underwriting a public offering of units of a real property holding company, the method comprising:

selecting a real property;

performing a due diligence on said real property;

reviewing a title report;

reviewing an inspection report;

reviewing an appraisal report;

reviewing a registration statement;

setting an initial price for the units;

complying with requirements for public trading of the units;

executing an underwriting commitment agreement;

marketing said shares to prospective investors; and

charging a commission on sales of the units.

47. A method of transferring ownership of a real property owned by an owner to public through air initial public offering of shares, wherein said real property is encumbered by at least one mortgage, comprising the steps of:

setting up an escrow account;

collecting proceeds from sale of said shares of the real property from said initial public offering into said escrow account, wherein said proceeds are not less than said at least one mortgage;

repaying said at least one mortgage from said proceeds held in said escrow account; and

disbursing at least a portion of remaining funds in said escrow account to said owner of said real property.

48. A method of transferring fractional ownership in a privately-owned real property from an owner of the property to public, the method comprising:

forming a holding company;

assigning a title and interest in said real property to said holding company;

selling shares in said holding company to public;

paying rent to said holding company;

charging repairs and maintenance to said holding company; and

distributing profits as dividends to shareholders of said holding company.

49. The method of claim 48, wherein said holding company is selected from the group consisting of general partnership, limited liability partnership, limited liability company, corporation, and real estate investment trust.

50. A method of trading fractional ownership interests in a real property, the method comprising:

forming a corporation;

assigning said real property to said corporation as said corporation'"'"'s only investment asset; and

listing said corporation on a stock exchange.

51. The method of claim 50, further comprising the step of trading shares of said corporation.

52. The method of claim 51, further comprising the step of trading derivative securities associated with said shares of said corporation.

53. A method of trading derivative securities associated with fractional ownership in a real property traded on a securities exchange, the method comprising the step of pricing said derivative securities based on price of underlying fractional ownership in said real property and time to expiration of said derivative securities.

54. The method of claim 53, wherein said derivative securities are futures.

55. The method of claim 53, wherein said derivative securities are options.

56. The method of claim 55, wherein said options are calls.

57. The method of claim 55, wherein said options are puts.

58. A method of selling interest in a real property, the method comprising the steps of:

selecting an appraiser from a predetermined set of appraisers;

securing an appraisal of said property by the selected appraiser;

selecting a property inspector from a predetermined set of property inspectors;

securing an inspection of said real property specifying at least one physical condition of said property by the selected property inspector;

dividing said real property into equal transferable fractional units of undivided non-possessory interest in said real property; and

selling said equal transferable fractional units of undivided non-possessory interest in said real property to a plurality of buyers.

59. The method of claim 58, wherein:

the step of selling said equal transferable fractional units of undivided non-possessory interest in said real property to a plurality of buyers is done through an exchange;

wherein said real property is listed on said exchange;

wherein said predetermined set of appraisers is comprised of appraisers authorized by said exchange; and

wherein said predetermined set of property inspectors is comprised of appraisers authorized by said exchange.

60. The method of claim 59, wherein said exchange is an online Internet-based exchange having a website, said website having a list of appraisers authorized by said exchange, a list of property inspectors authorized by said exchange, and a list of appraisers authorized by said exchange.

61. A method of publicly trading fractional interests in a real property, the method comprising:

dividing said real property into a plurality of equal units of fractional undivided non-possessory interest in said property;

issuing a plurality of shares, each share of said plurality of shares corresponding to one unit of fractional undivided non-possessory interest in said property, said each share entitling its owner to a corresponding unit of fractional undivided non-possessory interest in said property;

listing said shares on a public exchange adapted to trade fractional interests in real properties; and

selling said shares to a plurality of buyers on said exchange.

62. A method of operating a real property exchange for trading units of fractional undivided non-possessory interest in real properties, the method comprising the steps of:

maintaining a list of approved appraisers;

obtaining an appraisal by at least one of said approved appraisers in respect of each real property sought to be listed on said real property exchange;

creating a set of criteria for listing a real property on said real property exchange;

accepting for listing on said real property exchange a real property that meets said set of criteria; and

listing said units of fractional undivided non-possessory interest in said real property on said real property exchange, thereby making said units available for purchase by public.

63. The method of operating a real property exchange of claim 62, further comprising creating said list of approved appraisers.

64. The method of operating a real property exchange of claim 62 further comprising the step of requiring a property inspection.

65. The method of operating a real property exchange of claim 64, further comprising:

maintaining a list of approved property inspector'"'"'s; and

requiring that said property inspection be performed by a property inspector selected from said list of approved property inspectors.

66. The method of operating a real property exchange of claim 65, further comprising creating said list of authorized property inspectors.

67. A combination comprising:

a real property;

a title insurance for said real property;

a homeowner'"'"'s insurance for said real property;

an inspection report for said real property;

an appraisal of for said real property; and

a plurality of transferable shares corresponding to equal fractional units of undivided non-possessory interests in said real property for public trading of said shares on an exchange.

68. The combination of claim 67, further comprising said exchange for public trading of said shares.

69. The combination of claim 68, wherein said exchange comprises:

a network;

at least one server connected to said network;

a database for storing information associated with said real property, said database being implemented on said at least one server, said information comprising;

addresses of said real property,

area information regarding said real property, and

number of said transferable shares corresponding to equal fractional units of undivided non-possessory interests in said real property;

memory storing machine executable instructions for implementing a computerized quotation system for quoting prices of said transferable shares, wherein the instructions, when executed by said at least one server, configure said at least one server to perform steps comprising;

quoting an ask price,

quoting a bid price,

accepting sell offers,

accepting buy offers,

matching at least one of said sell offers with at least one of said buy offers, and

executing a sale satisfying the at least one of said sell offers and the at least one of said buy offers.

70. Financial instruments for trading fractional undivided non-possessory interests in real properties created by the process comprising the steps of:

selecting a real property;

subdividing said real property into a plurality of equal shares of fractional undivided non-possessory interest in said real property; and

issuing said shares for public trading on an exchange.

71. The financial instruments of claim 70, wherein said equal shares correspond to area units of said real property.

72. The financial instruments of claim 70, wherein said exchange is a stock exchange.

73. The financial instruments of claim 70, wherein said exchange is a commodity exchange.

74. The financial instruments of claim 70, wherein the process further comprises a step of issuing derivative securities based on said shares.

75. The financial instruments of claim 70, wherein said derivative securities are futures.

76. The financial instruments of claim 70, wherein said derivative securities are options.

77. A method of selling a real property, said real property being owned by a corporation having a plurality of shareholders, wherein the property was bought at a first price, wherein shares of said corporation are publicly traded, the method comprising the steps of:

selling said property to a second owner at a second price;

computing capital gain as the difference between the second price and the first price;

paying applicable capital gain tax on the sale of said property;

computing a net profit as the capital gain less said capital gain tax less legal fees and disbursements associated with closing of sale of said real property to the second owner;

computing a pro rata share of said net profit of the first owner of said property;

distributing the remaining net profits to said plurality of shareholders; and

cancelling the shares of said corporation.

78. The method of claim 77, further comprising:

setting an escrow account;

collecting money from the sale of said property into said escrow account; and

distributing pro rata shares of net profits to the first owner and to the shareholders from said escrow account.

79. The method of claim 78, wherein said shares are issued and registered by a transfer agent, wherein distributing pro rate shares and cancelling are performed by the transfer agent.

80. A computer-based method of operating an online real property exchange for trading shares of real properties comprising the steps of:

establishing a secure network for operating said exchange over said network;

establishing a first website for listing a plurality of fractional shares of undivided non-possessory interest in at least one real property;

establishing a second website for hosting information about said at least one real property;

establishing an account for the owner of said at least one real property;

establishing accounts for traders of said shares of said at least one real property;

providing secure login to said owner of said at least one real property for login into said account for the owner of said at least one real property;

providing secure logins to said traders for logging into said accounts for traders of said shares of said at least one real property;

listing the fractional shares of real property on said real property exchange; and

providing for trading of said shares in said at least one real property listed on said real property exchange.

81. A method of claim 80, wherein said first website and said second website are integrated into a single Internet portal.

82. A method of claim 80, wherein said information about said at least one real property includes:

a picture of said at least one real property;

an area of said at least one real property;

information about inspection of said at least one real property; and

information about an appraisal report of said at least one real property.

83. A system for operating a real property exchange for trading shares of real properties, the system comprising at least one server connected to a secure network for hosting:

information about at least one real property listed on said real property exchange said information further comprising information about an area of said at least one real property, information about inspection of said at least one real property, an appraisal report of said at least one real property and at least one picture of said at least one real property;

account information about the owner of said at least one real property listed on said real property exchange; and

account information about buyers and sellers of said shares of said at least one real property listed on said real property exchange;

said system further comprising a central processing unit, non-volatile storage and computer memory with loaded software program to match shares offered for sale by said sellers with offers to buy shares by said buyers.

84. A method of creating units of a real property owned by an occupant, the method comprising subdividing the real property into a plurality of indivisible units, wherein each of said units is an equal fractional share of non-possessory undivided interest in the real property.

85. A method of selling units of real property created according to claim 84, the method comprising:

listing said property on an exchange adapted to trade units of real property; and

selling at least one of said units on said exchange;

wherein the occupant of the real property owns one or more of said units.

86. A method of auctioning off units of real property created according to claim 84, the method comprising:

listing at least one of the units on an auction;

receiving funds from a highest bidder for the at least one of the units; and

transferring the at least one of the units to the highest bidder in response to the step of receiving funds;

wherein the occupant of the real property owns one or more of said units.

87. The method of claim 86, further comprising setting a reserve price for the at least one of the units.

88. The method of claim 86, further comprising setting a “

Buy it Now”

price for the at least one of the units.

89. The method of claim 86, wherein said auction is an online auction.

90. The method of claim 89, wherein said auction is an Internet-based auction.

91. A method of investing, comprising buying a unit created according to claim 84, wherein the occupant owns at least one of the units.

92. The method of claim 91, wherein said units are listed for public trading on an exchange.

93. A computer-based method of operating a real property exchange to trade the units created in accordance with claim 84, the method comprising:

listing the units on the real property exchange; and

providing for trading of the units on the real property exchange.

94. The method of claim 93, wherein the step of providing for trading comprises:

receiving buy and sell orders for the units; and

matching the buy and sell orders.

95. The method of claim 94, wherein the step of listing comprises providing quotation of prices of the units.

96. The method of claim 95, further comprising providing at least one value metric for the units.

97. The method of claim 96, wherein the step of providing at least one value metric comprises:

determining a first value estimate of the real property at a first date; and

adjusting the first value estimate in accordance with variation in a cash-settled real estate index between the first date and current date on which the value metric is provided, thereby obtaining an adjusted value of the real property.

98. The method of claim 97, wherein the cash-settled index is computed based on nationwide values of real estate.

99. The method of claim 97, wherein the cash-settled index is computed based on one of regional values of real estate, state-wide values of real estate, and values of real estate with the same number of residences as the real property.

100. The method of claim 93, wherein said real property exchange is an Internet-based exchange.

101. The method of claim 93, further comprising:

establishing listing criteria for listing real properties on said real property exchange;

verifying that applications for listing real properties on the real property exchange satisfy said listing criteria;

monitoring real properties listed on said real property exchange for compliance with said listing criteria; and

delisting from said real property exchange those real properties that no longer comply with said listing criteria.

102. The method of claim 97, further comprising dividing the adjusted value by number of the units created, thereby obtaining adjusted value of the real property per unit.

103. The method of claim 102, wherein the step of providing at least one value metric further comprises transmitting the adjusted value of the real property per unit over a network.

104. The method of claim 97, wherein the step of providing at least one value metric further comprises displaying the adjusted value of the real property per unit.

105. A method of creating units of real estate investment instrument for investment in a real property, the method comprising:

obtaining an appraisal of the real property to determine initial market value of said real property; and

offering for sale to at least one investor at least one unit of property appreciation in the real property from a plurality of units of property appreciation in the real property;

wherein;

property appreciation is a difference between (1) a future sale price of the real property, and (2) sum of the initial market value of the real properly as indicated by the appraisal and closing costs associated with the future sale;

the property appreciation is set to zero if the difference is negative; and

each of the units is obtained by dividing the property appreciation into equal parts.

106. The method of claim 105, further comprising setting a maximum time for the property appreciation to be distributed to the at least one investor, and making each of the units indivisible according to contract.

107. The method of claim 106, further comprising providing an occupant of the real property a right of first refusal to buy the property upon expiration of the maximum time for the property appreciation to be distributed to said at least one investor.

108. The method of claim 106, further comprising providing a seller of the units of property appreciation with an option to purchase back said at least one unit of property appreciation from said at least one investor within the maximum time, said future sale price being imputed in accordance with fair market value of the property at the time of the purchase back, the fair market value being determined by an appraisal.

109. The method of claim 105, further comprising listing said units of property appreciation on an auction.

110. The method of claim 109, wherein said auction is an online auction.

111. The method of claim 110, wherein said auction is an Internet-based auction.

112. The method of claim 111, wherein said auction is an eBay auction.

113. A method of investing in real estate, the method comprising buying one or more of the units of property appreciation created according to claim 105.

114. The method of claim 105, wherein the step of offering comprises:

listing the units of property appreciation on an exchange; and

providing for trading of said units of property appreciation on said exchange.

115. The method of claim 114, wherein the step of providing for trading comprises:

receiving buy and sell orders for the units of property appreciation; and

matching the buy and sell orders.

116. The method of claim 115, wherein the step of listing comprises providing quotation of prices of the units of property appreciation.

117. A method of creating a real-estate-backed derivative security, the method comprising the steps of:

selecting a real property;

obtaining an appraisal of said real property to determine the market value of said real property;

setting a strike price;

setting an expiration date;

complying with legal requirements for public trading of options on said real property; and

selling an option on said real property wherein an exercise price of the option is the strike price and an exercise date of the option is the expiration date.

118. The method of claim 117, wherein said real-estate-backed security is one of a call option and a put option.

119. The method of claim 117, wherein selling comprises auctioning off said option on an online auction.

120. The method of claim 117, wherein selling comprises listing said option on an exchange for public trading.

121. A method of creating real-estate options, the method comprising the steps of:

identifying a real property;

subdividing said real property into a number of equal units of fractional non-possessory undivided interest in said real property;

obtaining an appraisal of said real property to determine the market value of said real property;

setting a strike price;

setting an expiration date;

complying with legal requirements for public trading of options on said real property; and

selling an option on at least one of said units of fractional non-possessory undivided interest in said real property, wherein an exercise price of said option is the strike price and an exercise date of said option is on or before the expiration date.

122. The method of claim 121, wherein said real-estate option is one of a call option and a put option.

123. The method of claim 121, wherein selling comprises listing said option for auction on an online auction.

124. The method of claim 121, wherein selling comprises listing said option on an exchange for public trading.

125. The method of claim 121, wherein said units of fractional non-possessory undivided interest in said real property are traded on an exchange.

126. A method of direct public offering of a real property comprising the steps of:

selecting a real property occupied by an occupant;

forming a corporation, wherein said occupant is a president of the corporation;

transferring said real property to said corporation;

registering shares of said corporation under Small Corporate Offering Registration to obtain registered shares; and

offering the registered shares to investors;

wherein the amount of money raised from said investors through said offering does not exceed one million dollars in any one year.

127. A method of providing for public investing in real property holding companies, the method comprising:

setting criteria for initial listing on an exchange for public trading of a real property holding company, wherein the real property holding company has a plurality of fractional interest units, the real property holding company owns a real property occupied by an occupant, the occupant owns at least one of the fractional interest units, applicable legal requirements for public trading in the fractional interest units have been satisfied, and the real property is the sole investment asset of the real property holding company;

qualifying the fractional interest units for listing on the exchange based on the criteria;

listing the fractional interest units on the exchange;

providing for trading of the fractional interest units on the exchange;

monitoring compliance of the fractional interest units with criteria for continuing listing on the exchange; and

delisting the fractional interest units from the exchange in response to the fractional interest units failing to meet the criteria for continuing listing.

128. The method of claim 127, wherein the criteria for initial listing is identical to the criteria for continuing listing.

129. The method of claim 127, wherein the criteria for initial listing is different from the criteria for continuing listing.

130. The method of claim 127, further comprising operating a computer-based quotation system configured to quote ask and bid prices for the fractional interest units traded on the exchange.

131. The method of claim 130, wherein the computer-based quotation system comprises a network, and the exchange is configured for online trading over the network.

132. The method of claim 130, wherein the computer-based quotation system is further configured to provide at least one value metric of the fractional interest units, the at least value metric being computed by reference to a cash-settled real estate price index.

133. A method of facilitating trading, the method comprising:

listing units on an exchange;

providing for trading in the units on the exchange; and

making market in units by maintaining a bid and an ask price on the units;

wherein the units are fractional interest units of a real property holding company, the real property holding company owns a real property, the real property is the sole investment asset of the real property holding company, and applicable requirements for making the fractional interest units available for public trading have been complied with.

134. The method of claim 133, wherein the step of maintaining comprises:

buying at least one of the fractional interest units from a seller at a bid price; and

selling at least one of the fractional interest units to a buyer at an ask price;

thereby retaining a spread between bid and ask prices.

135. An apparatus comprising:

a local area network connected through a firewall to a wide area network;

at least one server connected to said local area network;

a portal for a plurality of electronic devices to connect through the wide area network to the at least one server;

a database for storing information associated with publicly traded shares of real properties, wherein said shares are equal indivisible transferable fractional units of non-possessory undivided interest in said real properties, the database being implemented on the at least one server, the information comprising addresses of the real properties associated with the shares of real properties, area data associated with the real properties, property type data associated with the real properties, market value data associated with the real properties, and number of said shares of real properties; and

memory storing machine executable instructions for implementing a computerized quotation system for quoting prices of the shares of real properties, wherein the instructions, when executed by the at least one server, configure the at least one server to perform steps comprising;

quoting an ask price;

quoting a bid price;

accepting sell offers;

accepting buy offers;

matching at least one of the sell offers with at least one of the buy offers; and

executing a sale satisfying the at least one of the sell offers and the at least one of the buy offers.

136. The apparatus of claim 135, wherein the information further comprises data about market value of the real properties.

137. The apparatus of claim 135, wherein the information further comprises data about appraisal and inspection of the real properties.

138. A method of transferring fractional ownership in a privately-owned real property from an owner of said real property to public, the method comprising:

forming a real estate holding company;

assigning title to and interest in said real property to said real estate holding company;

recording deed for said real property in the name of said real estate holding company;

listing said real estate holding company on an exchange;

offering shares in said real estate holding company for sale to public on said exchange; and

receiving money from sale of said shares in said real estate holding company.

139. The method of claim 138, wherein offering shares comprises making a Small Corporate Offering Registration (SCOR) offering.

140. The method of claim 138, wherein said real estate holding company is a real estate investment trust.

141. The method of claim 138, wherein said real estate holding company is a limited partnership, said owner of said property is a general partner, and the shares offered for sale on said exchange are shares of the limited partnership.

142. The method of claim 138, wherein said real estate holding company is a corporation.

143. The method of claim 138, wherein said real estate holding company is a limited liability company.

144. The method of claim 138, further comprising trading said shares of said real estate holding company.

145. The method of claim 144, further comprising trading derivative securities associated with said shares of said real estate holding company.

146. A method of assisting in a transfer of interest in a real property, the method comprising:

soliciting a person owning the real property to form a real property holding company with a plurality of partial interest units, transfer ownership of the real property to the real property holding company, comply with applicable requirements for making the partial interest units publicly traded, retain at least one of the partial interest units, and sell at least one of the remaining partial interest units to public; and

charging real estate brokerage commission to the person;

wherein formation documents of the real property holding company grant occupancy rights to the person.

147. The method of claim 146, further comprising:

arranging for an inspection report of the real property; and

arranging for an appraisal report of the real property.

148. The method of claim 146, further comprising:

submitting said inspection report to a public exchange; and

submitting said appraisal report to the public exchange.

149. The method of claim 146, further comprising:

arranging for a title insurance report of the real property; and

complying with applicable requirements for listing the fractional interest units on a public exchange, the step of complying comprising;

submitting said inspection report to said exchange,

submitting said appraisal report to said exchange, and

submitting said title insurance report to said exchange.