#!/usr/bin/env python3
# -----------------------------------------------------------------------------
# Home-Ka — build data/brokerages_seed.json : initial base of 500+ real US
# brokerages worth pursuing for direct feeds (RealTrends-scale firms, franchise
# majors, strong regional independents). Estimates are rough prospecting
# figures; the discovery pipeline (homeka/discovery.py) inspects each website
# live and fills IDX/RESO/contacts/scores, and flags dead/wrong websites in
# inspect_error.
#
# Tuple format: (name, website, [states], [cities], est_agents, est_listings,
#                [mls_affiliations])
# -----------------------------------------------------------------------------
import json
from pathlib import Path

D = []

# --- National / multi-state majors -------------------------------------------
D += [
 ("Compass", "www.compass.com", ["NY","CA","FL","TX","MA","DC","WA","IL","CO","NJ","CT","PA","GA","AZ","NV","TN","NC","MD","VA","HI"], ["New York","Los Angeles","Miami","San Francisco","Washington"], 28000, 45000, []),
 ("eXp Realty", "www.exprealty.com", ["ALL"], [], 82000, 120000, []),
 ("Redfin", "www.redfin.com", ["WA","CA","TX","FL","IL","CO","GA","AZ","MD","VA","OR","NC"], ["Seattle"], 1900, 8000, []),
 ("HomeSmart", "www.homesmart.com", ["AZ","CA","CO","FL","TX","NV","GA","WA","NM","UT"], ["Phoenix","Scottsdale"], 25000, 30000, ["ARMLS"]),
 ("Realty ONE Group", "www.realtyonegroup.com", ["NV","AZ","CA","FL","TX","CO","WA","NC","TN"], ["Las Vegas","Irvine"], 19000, 26000, []),
 ("Fathom Realty", "www.fathomrealty.com", ["TX","NC","VA","GA","FL","AZ","CO","WA","TN","MO"], [], 11000, 15000, []),
 ("United Real Estate", "www.unitedrealestate.com", ["TX","KS","MO","IL","PA","NC","FL","GA","OH","NJ"], ["Dallas","Kansas City","Chicago","Philadelphia"], 21000, 24000, []),
 ("The Real Brokerage", "www.onereal.com", ["ALL"], [], 24000, 30000, []),
 ("Weichert Realtors", "www.weichert.com", ["NJ","NY","PA","CT","MD","VA","DC","DE","FL","SC","NC","GA","TX"], ["Morris Plains"], 10000, 15000, []),
 ("Douglas Elliman", "www.elliman.com", ["NY","FL","CA","CT","NJ","MA","CO","TX","NV"], ["New York","Miami","Los Angeles"], 6600, 12000, ["OneKey","MiamiMLS"]),
 ("Corcoran", "www.corcoran.com", ["NY","FL","CA","MA","NJ","CT","SC","GA"], ["New York","Palm Beach"], 5100, 9000, ["OneKey"]),
 ("Coldwell Banker Realty", "www.coldwellbankerhomes.com", ["CA","FL","TX","IL","MN","MA","CT","NJ","NY","MD","VA","GA","CO","AZ","WA","OH","MI","WI","PA","NC","SC","UT","NV"], [], 52000, 90000, []),
 ("Berkshire Hathaway HomeServices (network)", "www.bhhs.com", ["ALL"], [], 50000, 80000, []),
 ("Sotheby's International Realty", "www.sothebysrealty.com", ["NY","CA","FL","CO","TX","MA","AZ","NV","HI","WA","CT","NJ"], [], 26000, 40000, []),
 ("Christie's International Real Estate", "www.christiesrealestate.com", ["NY","CA","FL","IL","TX","NJ"], [], 10000, 15000, []),
 ("Engel & Völkers Americas", "www.evrealestate.com", ["FL","NY","CA","TX","CO","GA","MN","AZ","SC","NV"], [], 6500, 10000, []),
 ("Keller Williams Realty International", "www.kw.com", ["ALL"], ["Austin"], 160000, 200000, []),
 ("RE/MAX", "www.remax.com", ["ALL"], ["Denver"], 60000, 110000, []),
 ("Century 21 Real Estate", "www.century21.com", ["ALL"], [], 55000, 90000, []),
 ("ERA Real Estate", "www.era.com", ["ALL"], [], 15000, 25000, []),
 ("Better Homes and Gardens Real Estate", "www.bhgre.com", ["ALL"], [], 13000, 20000, []),
 ("EXIT Realty Corp International", "www.exitrealty.com", ["ALL"], [], 14000, 20000, []),
 ("NextHome", "www.nexthome.com", ["ALL"], [], 5600, 9000, []),
 ("HomeServices of America", "www.homeservices.com", ["MN","CA","TX","GA","NC","VA","PA","NJ","DE","IA","NE","KS","MO","AZ","OR","WA"], ["Minneapolis"], 40000, 70000, []),
 ("Howard Hanna Real Estate Services", "www.howardhanna.com", ["PA","OH","NY","VA","NC","MI","WV","MD"], ["Pittsburgh","Cleveland"], 11000, 22000, []),
 ("William Raveis Real Estate", "www.raveis.com", ["CT","MA","NY","FL","RI","NH","ME","VT","NJ","SC"], ["Shelton","Boston"], 4500, 9000, ["MLSPIN"]),
 ("@properties Christie's International", "www.atproperties.com", ["IL","IN","WI","MI"], ["Chicago"], 4000, 8000, ["MRED"]),
 ("John L. Scott Real Estate", "www.johnlscott.com", ["WA","OR","ID","CA"], ["Seattle","Bellevue","Portland"], 3000, 7000, ["NWMLS","RMLS"]),
 ("Windermere Real Estate", "www.windermere.com", ["WA","OR","CA","AZ","CO","ID","MT","NV","UT","HI"], ["Seattle"], 6500, 12000, ["NWMLS"]),
 ("Long & Foster Real Estate", "www.longandfoster.com", ["VA","MD","DC","PA","NJ","DE","WV","NC"], ["Chantilly"], 9000, 16000, ["BRIGHT"]),
 ("Baird & Warner", "www.bairdwarner.com", ["IL"], ["Chicago"], 2400, 5000, ["MRED"]),
 ("Edina Realty", "www.edinarealty.com", ["MN","WI"], ["Minneapolis","Saint Paul"], 2300, 5500, ["NorthstarMLS"]),
 ("Ebby Halliday Realtors", "www.ebby.com", ["TX"], ["Dallas","Plano","Frisco"], 1800, 4000, ["NTREIS"]),
 ("Allen Tate Realtors", "www.allentate.com", ["NC","SC"], ["Charlotte","Raleigh","Greensboro"], 1800, 4200, ["Canopy"]),
 ("Crye-Leike Real Estate Services", "www.crye-leike.com", ["TN","AR","MS","GA","AL","KY","FL"], ["Memphis","Nashville"], 3200, 7000, ["Realtracs"]),
 ("Michael Saunders & Company", "www.michaelsaunders.com", ["FL"], ["Sarasota"], 700, 2000, ["Stellar"]),
 ("Watson Realty Corp", "www.watsonrealtycorp.com", ["FL","GA"], ["Jacksonville","Orlando"], 1400, 3200, ["Stellar"]),
 ("BHHS Fox & Roach Realtors", "www.foxroach.com", ["PA","NJ","DE"], ["Philadelphia"], 5500, 9000, ["BRIGHT"]),
 ("Houlihan Lawrence", "www.houlihanlawrence.com", ["NY","CT"], ["Rye","Greenwich"], 1300, 2800, ["OneKey"]),
 ("Daniel Gale Sotheby's International Realty", "www.danielgale.com", ["NY"], ["Long Island"], 950, 2200, ["OneKey"]),
 ("Brown Harris Stevens", "www.bhsusa.com", ["NY","FL","CT","NJ"], ["New York","Palm Beach"], 2500, 5000, []),
 ("SERHANT.", "www.serhant.com", ["NY","NJ","CT","FL"], ["New York"], 500, 1500, []),
 ("First Team Real Estate", "www.firstteam.com", ["CA"], ["Irvine","Newport Beach"], 2000, 3500, ["CRMLS"]),
 ("HomeSmart Evergreen Realty", "www.homesmartevergreen.com", ["CA"], ["Irvine"], 1500, 2200, ["CRMLS"]),
 ("Anywhere Real Estate (Coldwell Banker parent)", "www.anywhere.re", ["ALL"], [], 180000, 250000, []),
 ("Weichert, Realtors - Capital Properties", "www.weichertcp.com", ["DC","MD","VA"], ["Washington"], 300, 700, ["BRIGHT"]),
 ("RedKey Realty Leaders", "www.redkeystl.com", ["MO"], ["Saint Louis"], 150, 400, ["MARIS"]),
]

# --- Texas --------------------------------------------------------------------
D += [
 ("JB Goodwin Realtors", "www.jbgoodwin.com", ["TX"], ["Austin","San Antonio"], 700, 1500, ["ACTRIS","SABOR"]),
 ("Kuper Sotheby's International Realty", "www.kuperrealty.com", ["TX"], ["San Antonio","Austin"], 425, 1100, ["SABOR","ACTRIS"]),
 ("Phyllis Browning Company", "www.phyllisbrowning.com", ["TX"], ["San Antonio"], 200, 500, ["SABOR"]),
 ("Better Homes and Gardens RE Gary Greene", "www.garygreene.com", ["TX"], ["Houston","The Woodlands"], 1100, 2600, ["HAR"]),
 ("Greenwood King Properties", "www.greenwoodking.com", ["TX"], ["Houston"], 180, 450, ["HAR"]),
 ("Martha Turner Sotheby's International Realty", "www.marthaturner.com", ["TX"], ["Houston"], 300, 700, ["HAR"]),
 ("John Daugherty Realtors", "www.johndaugherty.com", ["TX"], ["Houston"], 120, 300, ["HAR"]),
 ("Heritage Texas Properties", "www.heritagetexas.com", ["TX"], ["Houston"], 200, 450, ["HAR"]),
 ("Compass RE Texas", "www.compass.com/tx", ["TX"], ["Houston","Dallas","Austin"], 2200, 5000, ["HAR","NTREIS","ACTRIS"]),
 ("Briggs Freeman Sotheby's International Realty", "www.briggsfreeman.com", ["TX"], ["Dallas","Fort Worth"], 380, 900, ["NTREIS"]),
 ("Allie Beth Allman & Associates", "www.alliebeth.com", ["TX"], ["Dallas"], 400, 900, ["NTREIS"]),
 ("Dave Perry-Miller Real Estate", "www.daveperrymiller.com", ["TX"], ["Dallas"], 350, 800, ["NTREIS"]),
 ("Williams Trew Real Estate", "www.williamstrew.com", ["TX"], ["Fort Worth"], 200, 500, ["NTREIS"]),
 ("Coldwell Banker Apex Realtors", "www.cbapex.com", ["TX"], ["Dallas","Rockwall"], 900, 2000, ["NTREIS"]),
 ("Monument Realty", "www.monumentrealty.com", ["TX"], ["Frisco","Dallas"], 700, 1400, ["NTREIS"]),
 ("Keller Williams Realty Austin", "www.kwaustin.com", ["TX"], ["Austin"], 2200, 3500, ["ACTRIS"]),
 ("Moreland Properties", "www.moreland.com", ["TX"], ["Austin"], 110, 300, ["ACTRIS"]),
 ("Realty Austin (Compass)", "www.realtyaustin.com", ["TX"], ["Austin"], 600, 1400, ["ACTRIS"]),
 ("All City Real Estate", "www.allcityagents.com", ["TX"], ["Austin"], 900, 1500, ["ACTRIS"]),
 ("Spyglass Realty", "www.spyglassrealty.com", ["TX"], ["Austin"], 130, 350, ["ACTRIS"]),
 ("Orchard", "www.orchard.com", ["TX","CO","GA","NC"], ["Austin","Denver","Atlanta"], 500, 1200, []),
 ("Redfin Texas", "www.redfin.com/state/Texas", ["TX"], [], 250, 1500, ["NTREIS","HAR","ACTRIS"]),
 ("RE/MAX DFW Associates", "www.rmdfw.com", ["TX"], ["Dallas","Coppell"], 400, 900, ["NTREIS"]),
 ("Ultima Real Estate", "www.ultimarealestate.com", ["TX"], ["Dallas"], 600, 1000, ["NTREIS"]),
 ("Central Metro Realty", "www.centralmetrorealty.com", ["TX"], ["Austin","San Antonio","Houston"], 1300, 1800, ["ACTRIS"]),
 ("Texas United Realty", "www.texasunitedrealty.com", ["TX"], ["Houston"], 800, 1200, ["HAR"]),
 ("Norhill Realty", "www.norhillrealty.com", ["TX"], ["Houston"], 60, 180, ["HAR"]),
 ("Fathom Realty Texas", "www.fathomrealty.com/tx", ["TX"], [], 2500, 3500, ["NTREIS","HAR"]),
 ("Rogers Healy and Associates", "www.rogershealy.com", ["TX"], ["Dallas"], 700, 1300, ["NTREIS"]),
 ("The Agency Texas", "www.theagencyre.com/tx", ["TX"], ["Austin","Dallas"], 150, 400, []),
]

# --- California ----------------------------------------------------------------
D += [
 ("The Agency", "www.theagencyre.com", ["CA","NY","FL","CO","AZ","TX","NV","WA"], ["Beverly Hills","Los Angeles"], 2100, 4500, ["CRMLS"]),
 ("Hilton & Hyland", "www.hiltonhyland.com", ["CA"], ["Beverly Hills"], 120, 300, ["CRMLS"]),
 ("Carolwood Estates", "www.carolwoodre.com", ["CA"], ["Beverly Hills"], 90, 220, ["CRMLS"]),
 ("Westside Estate Agency", "www.weahomes.com", ["CA"], ["Beverly Hills"], 60, 150, ["CRMLS"]),
 ("Rodeo Realty", "www.rodeore.com", ["CA"], ["Los Angeles","Beverly Hills"], 1100, 2200, ["CRMLS"]),
 ("John Aaroe Group / Pacific Union LA", "www.aaroe.com", ["CA"], ["Los Angeles"], 300, 600, ["CRMLS"]),
 ("Vanguard Properties", "www.vanguardproperties.com", ["CA"], ["San Francisco","Sonoma"], 450, 900, ["SFAR"]),
 ("Zephyr Real Estate (Corcoran Icon)", "www.corcoranicon.com", ["CA"], ["San Francisco","Oakland"], 900, 1600, ["SFAR"]),
 ("Golden Gate Sotheby's International Realty", "www.goldengatesir.com", ["CA"], ["San Francisco","Marin"], 500, 1100, ["SFAR","BAREIS"]),
 ("Intero Real Estate Services", "www.intero.com", ["CA"], ["San Jose","Cupertino"], 1600, 2600, ["MLSListings"]),
 ("Sereno (Christie's)", "www.sereno.com", ["CA"], ["Los Gatos","Palo Alto"], 600, 1100, ["MLSListings"]),
 ("Compass California", "www.compass.com/ca", ["CA"], ["San Francisco","Los Angeles","San Diego"], 6000, 10000, ["CRMLS","SFAR","MLSListings","SDMLS"]),
 ("Berkshire Hathaway HomeServices California Properties", "www.bhhscalifornia.com", ["CA"], ["San Diego","Los Angeles","Santa Barbara"], 3000, 5500, ["CRMLS","SDMLS"]),
 ("Willis Allen Real Estate", "www.willisallen.com", ["CA"], ["La Jolla","San Diego"], 200, 450, ["SDMLS"]),
 ("Pacific Sotheby's International Realty", "www.pacificsir.com", ["CA"], ["San Diego"], 750, 1500, ["SDMLS"]),
 ("Big Block Realty", "www.bigblockrealty.com", ["CA"], ["San Diego"], 1200, 1800, ["SDMLS"]),
 ("eXp Realty of California", "www.exprealty.com/ca", ["CA"], [], 8000, 11000, ["CRMLS"]),
 ("Realty Masters & Associates", "www.realtymasters.com", ["CA"], ["Riverside","Chino"], 1800, 2500, ["CRMLS"]),
 ("KW Advisors Bay Area", "www.kwadvisorsbayarea.com", ["CA"], ["San Francisco","Oakland"], 900, 1400, ["SFAR"]),
 ("Lyon Real Estate", "www.golyon.com", ["CA"], ["Sacramento"], 800, 1600, ["Metrolist"]),
 ("Nick Sadek Sotheby's International Realty", "www.nicksadeksir.com", ["CA"], ["Sacramento","Roseville"], 250, 500, ["Metrolist"]),
 ("Coldwell Banker Grass Roots Realty", "www.cbgrassroots.com", ["CA"], ["Grass Valley"], 90, 220, ["Metrolist"]),
 ("Village Properties", "www.villagesite.com", ["CA"], ["Santa Barbara","Montecito"], 200, 400, ["SBMLS"]),
 ("Bennion Deville Homes", "www.bdhomes.com", ["CA"], ["Palm Springs","Rancho Mirage"], 900, 1600, ["CRMLS"]),
 ("Monterey Coast Realty", "www.montereycoastrealty.com", ["CA"], ["Carmel"], 70, 180, ["MLSListings"]),
 ("Alain Pinel / Golden Gate (legacy)", "www.apr.com", ["CA"], ["Palo Alto"], 300, 600, ["MLSListings"]),
 ("Keller Williams Larchmont LA", "www.kwlarchmont.com", ["CA"], ["Los Angeles"], 600, 900, ["CRMLS"]),
 ("Harcourts Auctions USA", "www.harcourtsusa.com", ["CA"], ["San Diego","Orange County"], 500, 900, ["CRMLS"]),
 ("Realty World Northern California & Nevada", "www.realtyworld-nca.com", ["CA","NV"], ["Sacramento"], 1200, 1900, ["Metrolist"]),
 ("PLG Estates", "www.plgestates.com", ["CA"], ["Beverly Hills"], 250, 400, ["CRMLS"]),
]

# --- Florida --------------------------------------------------------------------
D += [
 ("The Keyes Company", "www.keyes.com", ["FL"], ["Miami","Fort Lauderdale","West Palm Beach"], 3800, 7000, ["MiamiMLS","BeachesMLS"]),
 ("Coldwell Banker Florida (Realty)", "www.coldwellbankerhomes.com/fl", ["FL"], ["Orlando","Tampa","Miami"], 6000, 11000, ["Stellar","MiamiMLS"]),
 ("Lang Realty", "www.langrealty.com", ["FL"], ["Boca Raton","Palm Beach Gardens"], 450, 1000, ["BeachesMLS"]),
 ("Illustrated Properties", "www.ipre.com", ["FL"], ["Palm Beach Gardens"], 600, 1300, ["BeachesMLS"]),
 ("The Corcoran Group Florida", "www.corcoran.com/fl", ["FL"], ["Palm Beach","Miami"], 700, 1400, ["MiamiMLS","BeachesMLS"]),
 ("ONE Sotheby's International Realty", "www.onesothebysrealty.com", ["FL"], ["Miami","Fort Lauderdale"], 1300, 2800, ["MiamiMLS"]),
 ("Premier Sotheby's International Realty", "www.premiersothebysrealty.com", ["FL","NC"], ["Naples","Sarasota"], 1400, 3200, ["Stellar","NABOR"]),
 ("John R. Wood Christie's", "www.johnrwood.com", ["FL"], ["Naples","Fort Myers"], 800, 1900, ["NABOR"]),
 ("Royal Shell Real Estate", "www.royalshellrealestate.com", ["FL","NC"], ["Fort Myers","Sanibel"], 500, 1100, ["NABOR"]),
 ("Smith & Associates Real Estate", "www.smithandassociates.com", ["FL"], ["Tampa","Saint Petersburg"], 300, 800, ["Stellar"]),
 ("Berkshire Hathaway HomeServices Florida Properties Group", "www.bhhsfloridaproperties.com", ["FL"], ["Tampa"], 650, 1400, ["Stellar"]),
 ("Charles Rutenberg Realty Orlando", "www.orlandocrr.com", ["FL"], ["Orlando"], 2000, 2800, ["Stellar"]),
 ("Charles Rutenberg Realty Clearwater", "www.crrfl.com", ["FL"], ["Clearwater","Tampa"], 2200, 3200, ["Stellar"]),
 ("La Rosa Realty", "www.larosarealty.com", ["FL"], ["Orlando","Kissimmee"], 2500, 3500, ["Stellar"]),
 ("Olympus Executive Realty", "www.olympusexecutiverealty.com", ["FL"], ["Orlando"], 800, 1200, ["Stellar"]),
 ("Dalton Wade Real Estate Group", "www.daltonwade.com", ["FL"], ["Saint Petersburg"], 2200, 3000, ["Stellar"]),
 ("LPT Realty", "www.lptrealty.com", ["FL","TX","GA","NC","SC","TN","AL","CO","AZ","NV"], ["Lake Mary"], 12000, 16000, ["Stellar"]),
 ("Robert Slack LLC", "www.robertslack.com", ["FL"], ["Ocala","Orlando"], 600, 1400, ["Stellar"]),
 ("Florida Homes Realty & Mortgage", "www.floridahomesrealty.com", ["FL"], ["Jacksonville"], 1500, 2200, ["realMLS"]),
 ("Berkshire Hathaway HomeServices Florida Network Realty", "www.floridanetworkrealty.com", ["FL"], ["Jacksonville"], 500, 1000, ["realMLS"]),
 ("Ponte Vedra Club Realty", "www.pvclubrealty.com", ["FL"], ["Ponte Vedra Beach"], 90, 220, ["realMLS"]),
 ("Berkshire Hathaway HomeServices EWM Realty", "www.ewm.com", ["FL"], ["Miami","Coral Gables"], 800, 1600, ["MiamiMLS"]),
 ("Fortune International Realty", "www.fir.com", ["FL"], ["Miami"], 1000, 1800, ["MiamiMLS"]),
 ("Cervera Real Estate", "www.cervera.com", ["FL"], ["Miami"], 300, 700, ["MiamiMLS"]),
 ("Related ISG Realty", "www.relatedisg.com", ["FL"], ["Miami","Aventura"], 900, 1500, ["MiamiMLS"]),
 ("Luxe Properties", "www.luxeknows.com", ["FL"], ["Miami"], 500, 900, ["MiamiMLS"]),
 ("Avanti Way Realty", "www.avantiway.com", ["FL"], ["Miami"], 1200, 1800, ["MiamiMLS"]),
 ("United Realty Group", "www.urgfl.com", ["FL"], ["Fort Lauderdale"], 2500, 3400, ["BeachesMLS"]),
 ("RE/MAX Fine Properties Florida", "www.remaxfineproperties.com", ["FL"], ["Sarasota"], 200, 500, ["Stellar"]),
 ("Michael Saunders Rentals & New Homes", "www.msandc.com", ["FL"], ["Sarasota"], 150, 350, ["Stellar"]),
 ("Coastal Properties Group (Christie's)", "www.coastalpgi.com", ["FL"], ["Tampa","Clearwater"], 400, 900, ["Stellar"]),
 ("Engel & Völkers Florida", "www.florida.evrealestate.com", ["FL"], ["Naples","Miami"], 700, 1400, ["NABOR","MiamiMLS"]),
]

# --- Northeast ------------------------------------------------------------------
D += [
 ("Coldwell Banker Warburg", "www.cbwarburg.com", ["NY"], ["New York"], 130, 300, []),
 ("Halstead / BHS merged", "www.halstead.com", ["NY","NJ","CT"], ["New York"], 1200, 2400, []),
 ("Bond New York", "www.bondnewyork.com", ["NY"], ["New York"], 500, 900, []),
 ("Level Group", "www.levelgroup.com", ["NY"], ["New York"], 900, 1300, []),
 ("Nest Seekers International", "www.nestseekers.com", ["NY","NJ","FL","CA"], ["New York","Hamptons"], 1400, 2500, []),
 ("The Modlin Group", "www.modlingroup.com", ["NY"], ["New York"], 40, 100, []),
 ("Saunders & Associates", "www.saunders.com", ["NY"], ["Bridgehampton","Southampton"], 120, 400, []),
 ("Town & Country Real Estate Hamptons", "www.townandcountryhamptons.com", ["NY"], ["East Hampton"], 90, 260, []),
 ("Julia B. Fee Sotheby's International Realty", "www.juliabfee.com", ["NY"], ["Rye","Scarsdale"], 200, 450, ["OneKey"]),
 ("William Pitt Sotheby's International Realty", "www.williampitt.com", ["CT","NY","MA"], ["Stamford"], 1100, 2300, ["SmartMLS"]),
 ("Berkshire Hathaway HomeServices New England Properties", "www.bhhsneproperties.com", ["CT","RI","NY"], ["Hartford"], 1500, 2900, ["SmartMLS"]),
 ("The Riverside Realty Group", "www.riversiderealtyct.com", ["CT"], ["Westport"], 60, 160, ["SmartMLS"]),
 ("Higgins Group Private Brokerage", "www.higginsgroup.com", ["CT"], ["Fairfield"], 400, 800, ["SmartMLS"]),
 ("Gibson Sotheby's International Realty", "www.gibsonsothebysrealty.com", ["MA"], ["Boston"], 400, 900, ["MLSPIN"]),
 ("Jack Conway & Company", "www.jackconway.com", ["MA"], ["Norwell","Boston South Shore"], 700, 1300, ["MLSPIN"]),
 ("Lamacchia Realty", "www.lamacchiarealty.com", ["MA","NH","CT","RI","FL"], ["Waltham"], 500, 1100, ["MLSPIN"]),
 ("William Raveis Boston", "www.raveis.com/ma", ["MA"], ["Boston"], 700, 1300, ["MLSPIN"]),
 ("Compass Massachusetts", "www.compass.com/ma", ["MA"], ["Boston","Cambridge"], 1300, 2300, ["MLSPIN"]),
 ("Berkshire Hathaway HomeServices Commonwealth Real Estate", "www.commonmoves.com", ["MA"], ["Natick"], 900, 1700, ["MLSPIN"]),
 ("Barrett Sotheby's International Realty", "www.barrettsothebysrealty.com", ["MA"], ["Concord","Lexington"], 150, 350, ["MLSPIN"]),
 ("Residential Properties Ltd", "www.residentialproperties.com", ["RI"], ["Providence","Barrington"], 200, 500, ["RIMLS"]),
 ("Mott & Chace Sotheby's International Realty", "www.mottandchace.com", ["RI"], ["Providence","Newport"], 130, 320, ["RIMLS"]),
 ("Lila Delman Compass", "www.liladelman.com", ["RI"], ["Newport"], 100, 260, ["RIMLS"]),
 ("Badger Peabody & Smith Realty", "www.peabodysmith.com", ["NH"], ["Franconia","Plymouth"], 90, 260, ["PrimeMLS"]),
 ("Bean Group", "www.beangroup.com", ["NH","ME","MA","VT"], ["Portsmouth"], 300, 700, ["PrimeMLS"]),
 ("KW Coastal and Lakes & Mountains Realty", "www.kwlakesandmountains.com", ["NH"], ["Portsmouth","Wolfeboro"], 500, 900, ["PrimeMLS"]),
 ("Legacy Properties Sotheby's International Realty", "www.legacysir.com", ["ME"], ["Portland","Kennebunk"], 130, 350, ["MREIS"]),
 ("Portside Real Estate Group", "www.portsiderealestategroup.com", ["ME"], ["Portland"], 90, 240, ["MREIS"]),
 ("Camden Real Estate Company", "www.camdenre.com", ["ME"], ["Camden"], 30, 90, ["MREIS"]),
 ("Four Seasons Sotheby's International Realty", "www.fourseasonssir.com", ["VT","NH"], ["Stowe","Manchester"], 250, 600, ["PrimeMLS"]),
 ("Coldwell Banker Hickok & Boardman", "www.hickokandboardman.com", ["VT"], ["Burlington"], 90, 240, ["NEREN"]),
]

# --- Mid-Atlantic ----------------------------------------------------------------
D += [
 ("McEnearney Associates", "www.mcenearney.com", ["VA","DC","MD"], ["Alexandria","McLean"], 400, 900, ["BRIGHT"]),
 ("TTR Sotheby's International Realty", "www.ttrsir.com", ["DC","VA","MD"], ["Washington","Georgetown"], 500, 1100, ["BRIGHT"]),
 ("Washington Fine Properties", "www.wfp.com", ["DC","VA","MD"], ["Washington"], 200, 450, ["BRIGHT"]),
 ("Samson Properties", "www.samsonproperties.net", ["VA","MD","DC","WV","NC"], ["Chantilly"], 5500, 7500, ["BRIGHT"]),
 ("Pearson Smith Realty", "www.pearsonsmithrealty.com", ["VA","MD","DC","WV"], ["Ashburn"], 1200, 2000, ["BRIGHT"]),
 ("KW Metro Center", "www.kwmetrocenter.com", ["VA","DC"], ["Alexandria","Arlington"], 900, 1400, ["BRIGHT"]),
 ("Joyner Fine Properties", "www.joynerfineproperties.com", ["VA"], ["Richmond"], 200, 500, ["CVRMLS"]),
 ("Shaheen, Ruth, Martin & Fonville Real Estate", "www.srmfre.com", ["VA"], ["Richmond"], 300, 700, ["CVRMLS"]),
 ("Howard Hanna William E. Wood", "www.howardhanna.com/va", ["VA","NC"], ["Virginia Beach","Norfolk"], 900, 2000, ["REIN"]),
 ("BHHS RW Towne Realty", "www.rwtowne.com", ["VA","NC"], ["Virginia Beach"], 500, 1100, ["REIN"]),
 ("Cummings & Co Realtors", "www.cummingsrealtors.com", ["MD"], ["Baltimore","Towson"], 800, 1400, ["BRIGHT"]),
 ("Northrop Realty", "www.northroprealty.com", ["MD","DE"], ["Columbia","Annapolis"], 400, 900, ["BRIGHT"]),
 ("Monument Sotheby's International Realty", "www.monumentsothebysrealty.com", ["MD","DE"], ["Baltimore","Annapolis"], 300, 700, ["BRIGHT"]),
 ("Patterson-Schwartz Real Estate", "www.pattersonschwartz.com", ["DE","PA","MD"], ["Wilmington","Hockessin"], 400, 900, ["BRIGHT"]),
 ("Jack Lingo Realtor", "www.jacklingo.com", ["DE"], ["Rehoboth Beach","Lewes"], 150, 450, ["BRIGHT"]),
 ("Berkshire Hathaway HomeServices Homesale Realty", "www.homesale.com", ["PA","MD"], ["Lancaster","York"], 1300, 2600, ["BRIGHT"]),
 ("RE/MAX of Reading", "www.gopennsylvania.com", ["PA"], ["Reading","Wyomissing"], 130, 350, ["BRIGHT"]),
 ("Kurfiss Sotheby's International Realty", "www.kurfiss.com", ["PA","NJ"], ["Philadelphia","New Hope"], 200, 450, ["BRIGHT"]),
 ("Elfant Wissahickon Realtors", "www.elfantwissahickon.com", ["PA"], ["Philadelphia"], 250, 500, ["BRIGHT"]),
 ("Compass Pennsylvania", "www.compass.com/pa", ["PA"], ["Philadelphia"], 700, 1300, ["BRIGHT"]),
 ("RE/MAX Main Line", "www.remaxmainline.com", ["PA"], ["Paoli","Wayne"], 200, 500, ["BRIGHT"]),
 ("Piatt Sotheby's International Realty", "www.piattsothebysrealty.com", ["PA"], ["Pittsburgh"], 150, 400, ["WestPennMLS"]),
 ("Realty ONE Group Gold Standard", "www.rogGoldStandard.com", ["PA"], ["Pittsburgh"], 250, 450, ["WestPennMLS"]),
 ("Coldwell Banker Realty Pittsburgh", "www.coldwellbankerhomes.com/pa/pittsburgh", ["PA"], ["Pittsburgh"], 700, 1500, ["WestPennMLS"]),
 ("Prominent Properties Sotheby's International Realty", "www.prominentproperties.com", ["NJ"], ["Tenafly","Ridgewood"], 700, 1500, ["NJMLS"]),
 ("Christie's International Real Estate Northern New Jersey", "www.specialproperties.com", ["NJ"], ["Saddle River"], 300, 700, ["NJMLS"]),
 ("Coldwell Banker Realty New Jersey", "www.coldwellbankerhomes.com/nj", ["NJ"], ["Madison","Princeton"], 3000, 5500, ["GSMLS","BRIGHT"]),
 ("Keller Williams NJ Metro Group", "www.kwnjmetro.com", ["NJ"], ["Montclair"], 400, 800, ["GSMLS"]),
 ("Halo Realty", "www.halorealtynj.com", ["NJ"], ["Edison"], 400, 700, ["GSMLS"]),
 ("Diane Turton, Realtors", "www.dianeturton.com", ["NJ"], ["Point Pleasant","Jersey Shore"], 400, 900, ["MOMLS"]),
 ("Berkshire Hathaway HomeServices Fox & Roach NJ Shore", "www.foxroach.com/nj", ["NJ"], ["Avalon","Margate"], 700, 1500, ["SJSRMLS"]),
]

# --- Southeast -------------------------------------------------------------------
D += [
 ("Harry Norman Realtors", "www.harrynorman.com", ["GA"], ["Atlanta","Buckhead"], 1000, 2100, ["FMLS","GAMLS"]),
 ("Atlanta Fine Homes Sotheby's International Realty", "www.atlantafinehomes.com", ["GA"], ["Atlanta"], 500, 1100, ["FMLS"]),
 ("Ansley Real Estate Christie's", "www.ansleyre.com", ["GA"], ["Atlanta","Alpharetta"], 500, 1100, ["FMLS"]),
 ("Dorsey Alston Realtors", "www.dorseyalston.com", ["GA"], ["Atlanta"], 250, 550, ["FMLS"]),
 ("Palmer House Properties", "www.palmerhouseproperties.com", ["GA"], ["Atlanta"], 1800, 2500, ["FMLS","GAMLS"]),
 ("Maximum One Realty", "www.maximumonerealty.com", ["GA"], ["Atlanta","Marietta"], 3000, 4200, ["GAMLS"]),
 ("Virtual Properties Realty", "www.virtualpropertiesrealty.com", ["GA"], ["Duluth"], 3500, 5000, ["GAMLS"]),
 ("BHGRE Metro Brokers Atlanta", "www.metrobrokers.com", ["GA"], ["Atlanta"], 2200, 3400, ["GAMLS","FMLS"]),
 ("Seabolt Real Estate", "www.seaboltrealestate.com", ["GA"], ["Savannah"], 80, 220, ["SavannahMLS"]),
 ("Daniel Ravenel Sotheby's International Realty", "www.danielravenelsir.com", ["SC","GA"], ["Charleston","Savannah"], 120, 320, ["CharlestonMLS"]),
 ("Carolina One Real Estate", "www.carolinaone.com", ["SC"], ["Charleston"], 900, 2000, ["CharlestonMLS"]),
 ("The Boulevard Company", "www.theboulevardcompany.com", ["SC"], ["Charleston"], 200, 450, ["CharlestonMLS"]),
 ("Dunes Properties of Charleston", "www.dunesproperties.com", ["SC"], ["Charleston","Isle of Palms"], 100, 280, ["CharlestonMLS"]),
 ("ERA Wilder Realty", "www.erawilder.com", ["SC"], ["Columbia"], 300, 700, ["ColumbiaMLS"]),
 ("Coldwell Banker Caine", "www.cbcaine.com", ["SC"], ["Greenville"], 400, 850, ["GreenvilleMLS"]),
 ("Berkshire Hathaway HomeServices C Dan Joyner Realtors", "www.cdanjoyner.com", ["SC"], ["Greenville"], 450, 950, ["GreenvilleMLS"]),
 ("CENTURY 21 Boling & Associates", "www.century21boling.com", ["SC"], ["Myrtle Beach"], 150, 420, ["CCARMLS"]),
 ("Howard Perry & Walston (Corcoran HPW)", "www.hpw.com", ["NC"], ["Raleigh","Durham"], 900, 1900, ["TriangleMLS"]),
 ("Fonville Morisey Realty", "www.fmrealty.com", ["NC"], ["Raleigh"], 700, 1400, ["TriangleMLS"]),
 ("Hodge & Kittrell Sotheby's International Realty", "www.hodgekittrell.com", ["NC"], ["Raleigh"], 130, 320, ["TriangleMLS"]),
 ("Dickens Mitchener", "www.dickensmitchener.com", ["NC"], ["Charlotte"], 130, 320, ["Canopy"]),
 ("Cottingham Chalk", "www.cottinghamchalk.com", ["NC"], ["Charlotte"], 70, 180, ["Canopy"]),
 ("Helen Adams Realty", "www.helenadamsrealty.com", ["NC","SC"], ["Charlotte"], 250, 550, ["Canopy"]),
 ("Premier South (KW)", "www.premiersouth.com", ["NC","SC"], ["Charlotte"], 400, 800, ["Canopy"]),
 ("Intracoastal Realty", "www.intracoastalrealty.com", ["NC"], ["Wilmington","Wrightsville Beach"], 400, 950, ["CapeFearMLS"]),
 ("Landmark Sotheby's International Realty", "www.landmarksir.com", ["NC"], ["Wilmington"], 90, 240, ["CapeFearMLS"]),
 ("Premier Sotheby's International Realty NC Mountains", "www.premiersir.com/nc", ["NC"], ["Asheville"], 200, 500, ["CanopyMLS"]),
 ("Beverly-Hanks Allen Tate Realtors", "www.beverly-hanks.com", ["NC"], ["Asheville"], 400, 900, ["CanopyMLS"]),
 ("RE/MAX Executive Carolinas", "www.remaxexec.com", ["NC","SC"], ["Charlotte"], 500, 1000, ["Canopy"]),
 ("Village Realty Outer Banks", "www.villagerealtyobx.com", ["NC"], ["Nags Head"], 60, 200, ["OBXMLS"]),
]

# --- South / Tennessee-Alabama-Kentucky-Louisiana ---------------------------------
D += [
 ("Parks Compass Nashville", "www.parksathome.com", ["TN"], ["Nashville"], 1400, 2600, ["Realtracs"]),
 ("Benchmark Realty", "www.benchmarkrealtytn.com", ["TN"], ["Nashville","Franklin"], 1600, 2600, ["Realtracs"]),
 ("Zeitlin Sotheby's International Realty", "www.zeitlin.com", ["TN"], ["Nashville"], 200, 450, ["Realtracs"]),
 ("Fridrich & Clark Realty", "www.fridrichandclark.com", ["TN"], ["Nashville"], 200, 450, ["Realtracs"]),
 ("simpliHOM", "www.simplihom.com", ["TN"], ["Nashville"], 700, 1100, ["Realtracs"]),
 ("Marx-Bensdorf Realtors", "www.marx-bensdorf.com", ["TN"], ["Memphis"], 70, 180, ["MAARMLS"]),
 ("Alliance Sotheby's International Realty", "www.alliancesir.com", ["TN"], ["Knoxville"], 90, 240, ["KnoxvilleMLS"]),
 ("Wallace Real Estate", "www.wallacetn.com", ["TN"], ["Knoxville"], 400, 900, ["KnoxvilleMLS"]),
 ("RE/MAX Advantage Alabama", "www.remaxadvantagesouth.com", ["AL"], ["Birmingham"], 200, 500, ["GALMLS"]),
 ("ARC Realty", "www.arcrealtyco.com", ["AL"], ["Birmingham"], 400, 900, ["GALMLS"]),
 ("RealtySouth", "www.realtysouth.com", ["AL"], ["Birmingham"], 800, 1700, ["GALMLS"]),
 ("LAH Sotheby's International Realty", "www.lahsothebysrealty.com", ["AL"], ["Birmingham"], 150, 380, ["GALMLS"]),
 ("Bellator Real Estate & Development", "www.gobellator.com", ["AL"], ["Mobile","Gulf Shores"], 250, 600, ["BaldwinMLS"]),
 ("Semonin Realtors", "www.semonin.com", ["KY","IN"], ["Louisville"], 500, 1100, ["GLARMLS"]),
 ("Lenihan Sotheby's International Realty", "www.lsir.com", ["KY"], ["Louisville"], 90, 240, ["GLARMLS"]),
 ("Kentucky Select Properties", "www.kyselectproperties.com", ["KY"], ["Louisville"], 90, 230, ["GLARMLS"]),
 ("The Brokerage / Bluegrass Sotheby's", "www.bluegrasssir.com", ["KY"], ["Lexington"], 100, 260, ["LBARMLS"]),
 ("Latter & Blum (Compass)", "www.latter-blum.com", ["LA","MS","TX"], ["New Orleans","Baton Rouge"], 2500, 5000, ["GSREIN"]),
 ("Gardner Realtors", "www.gardnerrealtors.com", ["LA","MS"], ["New Orleans","Metairie"], 700, 1500, ["GSREIN"]),
 ("Keller Williams Realty New Orleans", "www.kwneworleans.com", ["LA"], ["New Orleans"], 400, 800, ["GSREIN"]),
 ("Burns & Co. Realtors", "www.burnsandco.com", ["MS"], ["Jackson","Ridgeland"], 60, 160, ["MGCMLS"]),
 ("Coldwell Banker Smith Homes Realtors", "www.cbsmithhomes.com", ["MS"], ["Gulfport","Biloxi"], 90, 240, ["MGCMLS"]),
]

# --- Midwest ----------------------------------------------------------------------
D += [
 ("Jameson Sotheby's International Realty", "www.jamesonsir.com", ["IL"], ["Chicago"], 500, 1100, ["MRED"]),
 ("Dream Town Real Estate", "www.dreamtown.com", ["IL"], ["Chicago"], 500, 1000, ["MRED"]),
 ("Berkshire Hathaway HomeServices Chicago", "www.bhhschicago.com", ["IL","WI","IN","MI"], ["Chicago"], 1500, 3000, ["MRED"]),
 ("Redco Realty (Chicago)", "www.redcorealty.com", ["IL"], ["Chicago"], 150, 300, ["MRED"]),
 ("John Greene Realtor", "www.johngreenerealtor.com", ["IL"], ["Naperville"], 200, 480, ["MRED"]),
 ("Charles Rutenberg Realty of Illinois", "www.crrealtyil.com", ["IL"], ["Naperville","Chicago"], 1300, 1900, ["MRED"]),
 ("RE/MAX Suburban Chicago", "www.remaxsuburban.com", ["IL"], ["Arlington Heights"], 200, 480, ["MRED"]),
 ("F.C. Tucker Company", "www.talktotucker.com", ["IN"], ["Indianapolis"], 1500, 3200, ["MIBOR"]),
 ("Carpenter Realtors", "www.callcarpenter.com", ["IN"], ["Indianapolis"], 600, 1300, ["MIBOR"]),
 ("Encore Sotheby's International Realty", "www.encoresothebysrealty.com", ["IN"], ["Indianapolis","Carmel"], 130, 320, ["MIBOR"]),
 ("Berkshire Hathaway HomeServices Indiana Realty", "www.bhhsin.com", ["IN"], ["Indianapolis","Bloomington"], 500, 1100, ["MIBOR"]),
 ("Sibcy Cline Realtors", "www.sibcycline.com", ["OH","KY","IN"], ["Cincinnati"], 1100, 2300, ["CincyMLS"]),
 ("Comey & Shepherd Realtors", "www.comey.com", ["OH","KY"], ["Cincinnati"], 400, 850, ["CincyMLS"]),
 ("Cutler Real Estate", "www.cutlerhomes.com", ["OH"], ["Canton","Columbus"], 500, 1100, ["ColumbusMLS","YesMLS"]),
 ("Berkshire Hathaway HomeServices Professional Realty", "www.bhhspro.com", ["OH","KY","IN"], ["Columbus","Dayton"], 700, 1500, ["ColumbusMLS"]),
 ("Coldwell Banker Realty Columbus", "www.coldwellbankerhomes.com/oh/columbus", ["OH"], ["Columbus"], 600, 1300, ["ColumbusMLS"]),
 ("Street Sotheby's International Realty", "www.streetsir.com", ["OH"], ["Columbus","New Albany"], 100, 260, ["ColumbusMLS"]),
 ("Keller Williams Greater Metropolitan Cleveland", "www.clevelandrealestateexperts.com", ["OH"], ["Cleveland"], 400, 800, ["YesMLS"]),
 ("Chestnut Hill Realty (Cleveland)", "www.chestnuthillrealty.com", ["OH"], ["Cleveland"], 60, 150, ["YesMLS"]),
 ("Real Estate One", "www.realestateone.com", ["MI"], ["Detroit","Southfield"], 2000, 4200, ["Realcomp"]),
 ("Max Broock Realtors", "www.maxbroock.com", ["MI"], ["Birmingham","Detroit"], 600, 1300, ["Realcomp"]),
 ("The Charles Reinhart Company", "www.reinhartrealtors.com", ["MI"], ["Ann Arbor"], 200, 500, ["AnnArborMLS"]),
 ("@properties Detroit (Christie's)", "www.atproperties.com/detroit", ["MI"], ["Detroit","Birmingham"], 300, 600, ["Realcomp"]),
 ("Coldwell Banker Schmidt Family of Companies", "www.cbgreatlakes.com", ["MI","OH","FL"], ["Traverse City"], 2000, 4500, ["NGLRMLS"]),
 ("Shorewest Realtors", "www.shorewest.com", ["WI"], ["Milwaukee","Brookfield"], 1200, 2600, ["Metro MLS"]),
 ("First Weber Realtors", "www.firstweber.com", ["WI"], ["Madison","Milwaukee"], 1400, 3000, ["SCWMLS"]),
 ("Stark Company Realtors", "www.starkhomes.com", ["WI"], ["Madison"], 450, 950, ["SCWMLS"]),
 ("Mahler Sotheby's International Realty", "www.mahlersir.com", ["WI"], ["Milwaukee"], 80, 210, ["Metro MLS"]),
 ("Lakes Sotheby's International Realty", "www.lakessir.com", ["MN"], ["Edina","Minneapolis"], 150, 380, ["NorthstarMLS"]),
 ("Coldwell Banker Realty Minneapolis", "www.coldwellbankerhomes.com/mn", ["MN"], ["Minneapolis"], 1500, 3200, ["NorthstarMLS"]),
 ("RE/MAX Results Minnesota", "www.results.net", ["MN","WI"], ["Eden Prairie","Minneapolis"], 1200, 2600, ["NorthstarMLS"]),
 ("Kris Lindahl Real Estate", "www.krislindahl.com", ["MN","WI"], ["Blaine","Minneapolis"], 200, 550, ["NorthstarMLS"]),
]

# --- Plains / Mountain --------------------------------------------------------------
D += [
 ("Reece Nichols Real Estate", "www.reecenichols.com", ["KS","MO"], ["Kansas City","Overland Park"], 2600, 5200, ["Heartland"]),
 ("Keller Williams Realty Partners KC", "www.kwkc.com", ["KS","MO"], ["Overland Park"], 700, 1400, ["Heartland"]),
 ("Compass Realty Group KC", "www.compassrealtygroupkc.com", ["MO","KS"], ["Kansas City"], 300, 650, ["Heartland"]),
 ("Berkshire Hathaway HomeServices Kansas City Realty", "www.bhhskcrealty.com", ["KS","MO"], ["Kansas City"], 300, 650, ["Heartland"]),
 ("Coldwell Banker Gundaker (Realty STL)", "www.cbgundaker.com", ["MO","IL"], ["Saint Louis"], 2000, 3800, ["MARIS"]),
 ("Janet McAfee Real Estate", "www.janetmcafee.com", ["MO"], ["Saint Louis"], 130, 320, ["MARIS"]),
 ("Dielmann Sotheby's International Realty", "www.dielmannsothebysrealty.com", ["MO"], ["Saint Louis"], 100, 260, ["MARIS"]),
 ("Murney Associates Realtors", "www.murney.com", ["MO"], ["Springfield"], 700, 1500, ["SOMOMLS"]),
 ("Berkshire Hathaway HomeServices Ambassador Real Estate", "www.bhhsamb.com", ["NE","IA"], ["Omaha"], 800, 1600, ["GPRMLS"]),
 ("NP Dodge Real Estate", "www.npdodge.com", ["NE","IA"], ["Omaha"], 800, 1700, ["GPRMLS"]),
 ("Nebraska Realty", "www.nebraskarealty.com", ["NE","IA"], ["Omaha","Lincoln"], 1000, 1900, ["GPRMLS"]),
 ("Iowa Realty", "www.iowarealty.com", ["IA"], ["Des Moines","West Des Moines"], 900, 2000, ["DMAAR"]),
 ("RE/MAX Concepts Iowa", "www.remax-concepts.com", ["IA"], ["Des Moines"], 300, 700, ["DMAAR"]),
 ("Ruhl & Ruhl Realtors", "www.ruhlhomes.com", ["IA","IL","WI"], ["Davenport","Quad Cities"], 400, 950, ["QCARMLS"]),
 ("Skogman Realty", "www.skogman.com", ["IA"], ["Cedar Rapids"], 200, 500, ["CRMLS-IA"]),
 ("Fischer Rounds Real Estate (SD)", "www.fischerrounds.com", ["SD"], ["Pierre","Rapid City"], 40, 120, ["MtPlainsMLS"]),
 ("Hegg Realtors", "www.hegg.com", ["SD"], ["Sioux Falls"], 200, 450, ["RASE MLS"]),
 ("Century 21 Morrison Realty", "www.century21morrison.com", ["ND"], ["Bismarck"], 90, 240, ["BisManMLS"]),
 ("Park Co. Realtors", "www.parkcompany.com", ["ND","MN"], ["Fargo"], 130, 320, ["FMAAR"]),
 ("Berkshire Hathaway HomeServices First Realty Montana", "www.bhhsmt.com", ["MT"], ["Bozeman","Billings"], 300, 700, ["MontanaMLS"]),
 ("PureWest Christie's International Real Estate", "www.purewestrealestate.com", ["MT"], ["Whitefish","Bozeman"], 400, 1000, ["MontanaMLS"]),
 ("ERA Landmark Real Estate", "www.eralandmark.com", ["MT"], ["Bozeman"], 90, 260, ["GallatinMLS"]),
 ("Jackson Hole Sotheby's International Realty", "www.jhsir.com", ["WY","ID"], ["Jackson"], 130, 350, ["TetonMLS"]),
 ("Live Water Properties", "www.livewaterproperties.com", ["WY","MT","ID"], ["Jackson"], 40, 140, ["TetonMLS"]),
 ("Coldwell Banker Antlers Realty", "www.codyrealestate.info", ["WY"], ["Cody"], 20, 70, ["ParkCountyMLS"]),
 ("The Group Real Estate (Idaho Falls)", "www.thegrouprealestate.com", ["ID"], ["Idaho Falls"], 90, 240, ["SnakeRiverMLS"]),
 ("Amherst Madison Real Estate Advisors", "www.amherstmadison.com", ["ID"], ["Boise"], 500, 950, ["IntermountainMLS"]),
 ("Boise Premier Real Estate", "www.boisepremier.com", ["ID"], ["Boise"], 300, 550, ["IntermountainMLS"]),
 ("Silvercreek Realty Group", "www.silvercreekrealty.com", ["ID"], ["Boise","Meridian"], 1800, 2800, ["IntermountainMLS"]),
 ("Windermere Coeur d'Alene Realty", "www.cdarealty.com", ["ID"], ["Coeur d'Alene"], 130, 350, ["CDAMLS"]),
]

# --- Mountain West / Southwest --------------------------------------------------------
D += [
 ("LIV Sotheby's International Realty", "www.livsothebysrealty.com", ["CO"], ["Denver","Vail","Boulder"], 800, 1800, ["REcolorado"]),
 ("Kentwood Real Estate", "www.denverrealestate.com", ["CO"], ["Denver"], 200, 500, ["REcolorado"]),
 ("Milehimodern", "www.milehimodern.com", ["CO"], ["Denver","Boulder"], 250, 550, ["REcolorado"]),
 ("RE/MAX Alliance Colorado", "www.homesincolorado.com", ["CO"], ["Denver","Boulder","Fort Collins"], 900, 1900, ["REcolorado","IRES"]),
 ("The Group Inc Real Estate", "www.thegroupinc.com", ["CO"], ["Fort Collins","Loveland"], 200, 500, ["IRES"]),
 ("Slifer Smith & Frampton Real Estate", "www.slifersmithandframpton.com", ["CO"], ["Vail","Beaver Creek"], 300, 700, ["VailMLS"]),
 ("Aspen Snowmass Sotheby's International Realty", "www.aspensnowmasssir.com", ["CO"], ["Aspen"], 200, 500, ["AspenGlenwoodMLS"]),
 ("Douglas Elliman Colorado", "www.elliman.com/colorado", ["CO"], ["Aspen","Denver"], 130, 320, ["AspenGlenwoodMLS"]),
 ("ERA Shields Real Estate", "www.erashields.com", ["CO"], ["Colorado Springs"], 200, 480, ["PPMLS"]),
 ("The Platinum Group Realtors", "www.platinumgrouprealtors.com", ["CO"], ["Colorado Springs"], 130, 340, ["PPMLS"]),
 ("Summit Sotheby's International Realty", "www.summitsothebysrealty.com", ["UT"], ["Park City","Salt Lake City"], 350, 850, ["ParkCityMLS","UtahRealEstate"]),
 ("Windermere Real Estate Utah", "www.windermereutah.com", ["UT"], ["Salt Lake City"], 300, 650, ["UtahRealEstate"]),
 ("Presidio Real Estate", "www.presidiorealestate.com", ["UT"], ["South Jordan"], 900, 1400, ["UtahRealEstate"]),
 ("Equity Real Estate Utah", "www.equityrealestate.com", ["UT"], ["Murray"], 1500, 2200, ["UtahRealEstate"]),
 ("ERA Brokers Consolidated", "www.erabrokers.com", ["UT","NV","AZ","ID"], ["Saint George"], 400, 950, ["WCBRMLS"]),
 ("Russ Lyon Sotheby's International Realty", "www.russlyon.com", ["AZ"], ["Scottsdale","Phoenix","Sedona"], 900, 2100, ["ARMLS"]),
 ("Launch Real Estate", "www.launchrealestate.com", ["AZ"], ["Scottsdale"], 400, 850, ["ARMLS"]),
 ("The Brokery", "www.thebrokery.com", ["AZ"], ["Phoenix"], 90, 240, ["ARMLS"]),
 ("My Home Group", "www.myhomegroup.com", ["AZ","WA"], ["Scottsdale","Phoenix"], 3200, 4600, ["ARMLS"]),
 ("West USA Realty", "www.westusa.com", ["AZ"], ["Phoenix"], 2900, 4200, ["ARMLS"]),
 ("Realty Executives Arizona Territory", "www.realtyexecutivesaz.com", ["AZ"], ["Tucson"], 500, 1100, ["MLSSAZ"]),
 ("Long Realty Company", "www.longrealty.com", ["AZ"], ["Tucson"], 1200, 2600, ["MLSSAZ"]),
 ("Tierra Antigua Realty", "www.tierraantigua.com", ["AZ"], ["Tucson"], 1400, 2200, ["MLSSAZ"]),
 ("Berkshire Hathaway HomeServices Arizona Properties", "www.bhhsaz.com", ["AZ"], ["Scottsdale"], 700, 1500, ["ARMLS"]),
 ("HomeSmart Arizona", "www.homesmart.com/az", ["AZ"], ["Phoenix"], 7000, 9000, ["ARMLS"]),
 ("Coldwell Banker Legacy", "www.cblegacy.com", ["NM"], ["Albuquerque"], 400, 950, ["SWMLS"]),
 ("Berkshire Hathaway HomeServices New Mexico Properties", "www.bhhsnm.com", ["NM"], ["Albuquerque"], 300, 700, ["SWMLS"]),
 ("Sotheby's International Realty Santa Fe", "www.santafesothebysrealty.com", ["NM"], ["Santa Fe"], 200, 550, ["SantaFeMLS"]),
 ("Barker Realty (Santa Fe)", "www.santaferealestate.com", ["NM"], ["Santa Fe"], 90, 260, ["SantaFeMLS"]),
 ("Berkshire Hathaway HomeServices Nevada Properties", "www.bhhsnv.com", ["NV"], ["Las Vegas"], 2600, 3900, ["LVR"]),
 ("Simply Vegas Real Estate", "www.simplyvegas.com", ["NV"], ["Las Vegas"], 500, 1000, ["LVR"]),
 ("Urban Nest Realty", "www.urbannestlv.com", ["NV"], ["Las Vegas"], 400, 800, ["LVR"]),
 ("Chase International", "www.chaseinternational.com", ["NV","CA"], ["Lake Tahoe","Reno"], 350, 800, ["NNRMLS"]),
 ("Dickson Realty", "www.dicksonrealty.com", ["NV","CA"], ["Reno"], 300, 700, ["NNRMLS"]),
 ("Ferrari-Lund Real Estate", "www.ferrari-lund.com", ["NV"], ["Reno"], 200, 450, ["NNRMLS"]),
]

# --- Pacific Northwest / Alaska / Hawaii -----------------------------------------------
D += [
 ("Realogics Sotheby's International Realty", "www.rsir.com", ["WA"], ["Seattle","Bellevue"], 300, 700, ["NWMLS"]),
 ("COMPASS Washington", "www.compass.com/wa", ["WA"], ["Seattle"], 1300, 2400, ["NWMLS"]),
 ("Coldwell Banker Bain", "www.coldwellbankerbain.com", ["WA","OR"], ["Seattle","Bellevue","Portland"], 1100, 2400, ["NWMLS","RMLS"]),
 ("RE/MAX Northwest Realtors", "www.remaxnorthwest.com", ["WA"], ["Seattle"], 300, 650, ["NWMLS"]),
 ("Skyline Properties", "www.skylineproperties.com", ["WA"], ["Bellevue"], 900, 1400, ["NWMLS"]),
 ("Marketplace Sotheby's International Realty", "www.marketplacesir.com", ["WA"], ["Redmond"], 90, 240, ["NWMLS"]),
 ("Lake & Company Real Estate", "www.lakere.com", ["WA"], ["Seattle"], 90, 220, ["NWMLS"]),
 ("Berkshire Hathaway HomeServices Northwest Real Estate", "www.bhhsnw.com", ["WA","OR"], ["Portland","Tacoma"], 800, 1700, ["RMLS","NWMLS"]),
 ("Where Real Estate (Portland)", "www.wherepdx.com", ["OR"], ["Portland"], 90, 220, ["RMLS"]),
 ("Living Room Realty", "www.livingroomre.com", ["OR","WA"], ["Portland"], 200, 480, ["RMLS"]),
 ("Cascade Hasson Sotheby's International Realty", "www.cascadehasson.com", ["OR","WA"], ["Portland","Lake Oswego"], 500, 1200, ["RMLS"]),
 ("Duke Warner Realty", "www.dukewarner.com", ["OR"], ["Bend"], 60, 170, ["COAR"]),
 ("Cascade Hasson SIR Bend", "www.cascadehasson.com/bend", ["OR"], ["Bend"], 90, 260, ["COAR"]),
 ("Windermere Central Oregon Real Estate", "www.windermerecentraloregon.com", ["OR"], ["Bend"], 90, 250, ["COAR"]),
 ("John L Scott Medford", "www.johnlscott.com/medford", ["OR"], ["Medford"], 90, 240, ["SOMLS"]),
 ("RE/MAX Dynamic Properties", "www.dynamicak.com", ["AK"], ["Anchorage"], 200, 480, ["AlaskaMLS"]),
 ("Keller Williams Realty Alaska Group", "www.kwalaska.com", ["AK"], ["Anchorage"], 200, 420, ["AlaskaMLS"]),
 ("Jack White Real Estate", "www.jackwhite.com", ["AK"], ["Anchorage","Wasilla"], 300, 650, ["AlaskaMLS"]),
 ("Hawaii Life Real Estate Brokers", "www.hawaiilife.com", ["HI"], ["Honolulu","Kailua-Kona","Princeville"], 350, 900, ["HiCentralMLS"]),
 ("Locations Hawaii", "www.locationshawaii.com", ["HI"], ["Honolulu"], 300, 700, ["HiCentralMLS"]),
 ("List Sotheby's International Realty Hawaii", "www.listsothebysrealty.com", ["HI"], ["Honolulu"], 200, 480, ["HiCentralMLS"]),
 ("Coldwell Banker Island Properties", "www.cbislandproperties.com", ["HI"], ["Maui","Wailea"], 200, 500, ["REALTORS ACM"]),
 ("Elite Pacific Properties (Compass Hawaii)", "www.elitepacific.com", ["HI"], ["Honolulu","Maui"], 200, 450, ["HiCentralMLS"]),
]

# --- Oklahoma / Arkansas / West Virginia / misc -----------------------------------------
D += [
 ("Chinowth & Cohen Realtors", "www.ccoklahoma.com", ["OK"], ["Tulsa","Oklahoma City"], 900, 1900, ["MLSOK","NORES"]),
 ("McGraw Realtors", "www.mcgrawrealtors.com", ["OK"], ["Tulsa"], 700, 1500, ["NORES"]),
 ("Keller Williams Realty Elite OKC", "www.kwokc.com", ["OK"], ["Oklahoma City"], 500, 1000, ["MLSOK"]),
 ("Sage Sotheby's International Realty", "www.sagesir.com", ["OK"], ["Oklahoma City"], 60, 160, ["MLSOK"]),
 ("Verbode", "www.verbode.com", ["OK"], ["Oklahoma City"], 40, 110, ["MLSOK"]),
 ("Crye-Leike Arkansas", "www.crye-leike.com/ar", ["AR"], ["Little Rock"], 400, 900, ["CARMLS"]),
 ("The Charlotte John Company", "www.charlottejohn.com", ["AR"], ["Little Rock"], 90, 230, ["CARMLS"]),
 ("The Janet Jones Company", "www.janetjones.com", ["AR"], ["Little Rock"], 90, 230, ["CARMLS"]),
 ("Lindsey & Associates", "www.lindsey.com", ["AR"], ["Fayetteville","Rogers"], 500, 1100, ["NWAMLS"]),
 ("Collier & Associates NWA", "www.collierandassociates.com", ["AR"], ["Bentonville"], 130, 340, ["NWAMLS"]),
 ("Old Colony Realtors", "www.oldcolony.com", ["WV"], ["Charleston"], 200, 480, ["KVBRMLS"]),
 ("Real Estate Central WV", "www.recentralwv.com", ["WV"], ["Morgantown"], 60, 160, ["NCWVMLS"]),
]

# --- IDX-heavy digital independents & teams (high feed likelihood) ------------------------
D += [
 ("Ben Kinney Real Estate Team (PLACE)", "www.benkinneyteam.com", ["WA"], ["Bellingham","Seattle"], 100, 400, ["NWMLS"]),
 ("Mark Spain Real Estate", "www.markspain.com", ["GA","NC","TN","FL","TX","AL","SC"], ["Atlanta"], 400, 1200, ["FMLS"]),
 ("The Loken Group", "www.thelokengroup.com", ["TX"], ["Houston"], 150, 500, ["HAR"]),
 ("JPAR Real Estate", "www.jpar.com", ["TX","FL","GA","NC","SC","AZ","CO","LA","OK","TN","MD","NJ","NM"], ["Plano"], 4000, 6500, ["NTREIS"]),
 ("Side Inc (platform brokerages)", "www.side.com", ["CA","TX","FL","NY","WA","AZ","CO","GA"], ["San Francisco"], 3000, 6000, []),
 ("Radius Agent Realty", "www.radiusagent.com", ["CA","TX","FL","CO","GA","WA","OR","AZ"], ["San Francisco"], 900, 1500, []),
 ("Homie", "www.homie.com", ["UT","AZ","NV","ID","CO"], ["Salt Lake City"], 150, 450, ["UtahRealEstate"]),
 ("Houwzer (rebranded)", "www.houwzer.com", ["PA","NJ","MD","DC","VA","FL"], ["Philadelphia"], 150, 400, ["BRIGHT"]),
 ("Prevu Real Estate", "www.prevu.com", ["NY","CT","MA","PA","CA","CO","WA","TX","FL"], ["New York"], 100, 300, []),
 ("Homecoin", "www.homecoin.com", ["CA","FL","GA","MI","MO","NY","NC","SC","TN","TX","VA","WA","WI"], ["San Diego"], 20, 900, []),
 ("beycome", "www.beycome.com", ["FL","GA","AL","TX","CA","IL","NC","SC","MN"], ["Miami"], 30, 1200, []),
 ("HomeLister", "www.homelister.com", ["CA","WA","OR","CO","TX","FL","GA","NC","SC","PA","NJ","NY","MD","VA","MI","MN","MO","TN"], ["Los Angeles"], 25, 700, []),
 ("Flat Fee Group", "www.flatfeegroup.com", ["ALL"], [], 50, 900, []),
 ("ISoldMyHouse.com", "www.isoldmyhouse.com", ["ALL"], [], 20, 600, []),
 ("Redefy Real Estate", "www.redefy.com", ["CO","TX","FL","GA","NC","SC","TN","VA"], ["Denver"], 100, 300, ["REcolorado"]),
 ("Door.com", "www.door.com", ["TX"], ["Dallas"], 60, 200, ["NTREIS"]),
 ("Central Texas flat-fee: Creekview Realty", "www.creekviewrealty.com", ["TX"], ["Dallas","Austin","Houston"], 10, 400, ["NTREIS"]),
]

# --- Rounding out: strong regionals & franchise flagships per remaining metros ------------
D += [
 ("Coldwell Banker Howard Perry and Walston Builder Services", "www.hpwnewhomes.com", ["NC"], ["Raleigh"], 100, 300, ["TriangleMLS"]),
 ("Coach House Realty (Long Island)", "www.coachrealtors.com", ["NY"], ["Northport","Long Island"], 600, 1300, ["OneKey"]),
 ("Signature Premier Properties", "www.signaturepremier.com", ["NY"], ["Long Island"], 1300, 2400, ["OneKey"]),
 ("Douglas Elliman Long Island", "www.elliman.com/longisland", ["NY"], ["Long Island"], 1300, 2600, ["OneKey"]),
 ("Howard Hanna Rand Realty", "www.randrealty.com", ["NY","NJ","CT"], ["White Plains","Nanuet"], 1100, 2300, ["OneKey"]),
 ("Hunt Real Estate ERA", "www.huntrealestate.com", ["NY","AZ"], ["Buffalo","Rochester","Syracuse"], 1400, 3000, ["NYSAMLSs"]),
 ("Howard Hanna WNY", "www.howardhanna.com/ny", ["NY"], ["Buffalo","Rochester"], 900, 2100, ["NYSAMLSs"]),
 ("Keller Williams Realty Greater Rochester", "www.kwrochester.com", ["NY"], ["Rochester"], 300, 650, ["GENRIS"]),
 ("Berkshire Hathaway HomeServices CNY Realty", "www.bhhscnyrealty.com", ["NY"], ["Syracuse"], 130, 320, ["CNYIS"]),
 ("Select Sotheby's International Realty (ADK/Saratoga)", "www.selectsothebysrealty.com", ["NY"], ["Saratoga Springs","Lake Placid"], 90, 260, ["GlobalMLS"]),
 ("Miranda Real Estate Group", "www.mrgteam.com", ["NY"], ["Albany","Clifton Park"], 200, 480, ["GlobalMLS"]),
 ("Howard Hanna Capital Region", "www.howardhanna.com/albany", ["NY"], ["Albany"], 200, 500, ["GlobalMLS"]),
 ("Vylla Home", "www.vylla.com", ["ALL"], [], 2000, 3500, []),
 ("Radius Realty Group DMV", "www.radiusrealtygroup.com", ["DC","MD","VA"], ["Washington"], 60, 160, ["BRIGHT"]),
 ("Real Broker Northeast", "www.onereal.com/northeast", ["NY","NJ","CT","MA"], [], 2000, 3200, []),
 ("Realty of America", "www.realtyofamerica.com", ["TX","FL","GA","NC","SC","TN","OH","AZ"], ["Houston"], 2500, 3800, ["HAR"]),
 ("Epique Realty", "www.epiquerealty.com", ["TX","FL","CA","GA","NC","CO","AZ","MI","OH","TN"], ["Houston"], 4000, 6000, []),
 ("Worth Clark Realty", "www.worthclark.com", ["MO","IL","TX","CO","KS","IN","OH","VA","AZ","NM","FL"], ["Saint Louis"], 900, 1500, ["MARIS"]),
 ("SimpleShowing", "www.simpleshowing.com", ["FL","GA","TX"], ["Atlanta"], 40, 160, ["FMLS"]),
 ("1 Percent Lists", "www.1percentlists.com", ["LA","TX","FL","GA","AL","MS","TN","NC","SC","OH","KY","MO","CO"], ["Covington"], 300, 900, ["GSREIN"]),
 ("Assist-2-Sell (network)", "www.assist2sell.com", ["ALL"], ["Reno"], 600, 1500, []),
 ("Help-U-Sell Real Estate", "www.helpusell.com", ["ALL"], [], 400, 1000, []),
 ("ByOwner.com", "www.byowner.com", ["ALL"], [], 20, 1500, []),
 ("Unreal Estate", "www.unrealestate.com", ["ALL"], [], 50, 1200, []),
 ("Ideal Agent (referral+listings)", "www.idealagent.com", ["ALL"], ["Tampa"], 100, 500, []),
]

import sys
sys.path.insert(0, str(Path(__file__).resolve().parent))
try:
    from seed_extra import EXTRA
    D += EXTRA
except ImportError:
    pass


def main() -> None:
    out = []
    seen = set()
    for name, website, states, cities, agents, listings, mls in D:
        w = website.strip().rstrip("/").lower()
        if w in seen:
            continue
        seen.add(w)
        if states == ["ALL"]:
            states = []   # nationwide — inspection/config narrows later
        out.append({
            "name": name, "website": w, "states": states, "cities": cities,
            "estimated_agents": agents, "estimated_listings": listings,
            "mls_affiliations": mls,
        })
    dest = Path(__file__).resolve().parent.parent / "data" / "brokerages_seed.json"
    dest.write_text(json.dumps({"updated": "2026-08-28", "count": len(out),
                                "brokerages": out},
                               indent=1, ensure_ascii=False), encoding="utf-8")
    print(f"{len(out)} brokerages -> {dest}")

if __name__ == "__main__":
    main()