BoldTrailInside Real Estate
Mandatoryction” for purposes of satisfying the Minimum Transaction Threshold. 5. You must subscribe to market data software that we approve or designate. The currently approved software is Bold Trail Recruit.
From the filings
HQ-led decisions
JPAR
Real estateSoftware purchasing at JPAR is controlled at the headquarters level, with key decision-makers including Scott Schafer, Vice-President of Technology, and Alejandro Franco, Chief Financial Officer. The franchise currently mandates DotLoop, QuickBooks by Intuit Inc., and Vero across its network. The addressable market consists of 60 total units, including 39 franchised and 21 company-owned locations, though the system contracted by over 15% year-over-year.
For software vendors selling into US franchise brands.
Live signals
Total units
60
39 franchised
Unit growth YoY
-15.217%
vs prior filing
AUV
—
Item 19, 2026
Royalty
—
of gross sales
Ad fund
—
national + local
Initial fee
$10K
per unit
Investment range
$27K–$267K
all-in, Item 7
Procurement
Approved supplier
from the filing
Non-compete
0 years
from the filing
Item 19
No claims
from the filing
Mandated & recommended tech
The systems vendors compete with
2 of these are mandated in the franchise agreement. Each is named in Item 11 of the filing, the incumbents a challenger must displace or integrate with.
dotloopZillow
Mandatoryerface to a separate accounting/bookkeeping application. Approved BMS software programs are listed on the Data Sheet at Schedule 1 of the Franchise Agreement; we currently utilize Dotloop for Transact
QuickBooksIntuit
ing. Dotloop and Vero are currently provided to you on a non-exclusive basis as part of your relationship with us plus you pay for connection to your internet service provider and QuickBooks along wit
Franchisor behaviours
What the franchisor requires
21 requirements the franchisor states in this filing, each in its own words; 6 explicit no's; 7 questions the text does not settle, which is not a no.
Accounting
Must the franchisee use an accounting or bookkeeping system designated or approved by the franchisor?
YesFranchise agreement
Franchisee may be required to purchase or lease certain proprietary software from a third party designated by Franchisor including a customer relationship management (“CRM”) program, back-office software and Approved Broker Management System, which will require Franchisee enter into a software license agreement with…
Does the franchisor have direct or independent electronic access to the franchisee's financial, sales or customer records?
YesItem 11
We will have independent access to information and data that is electronically collected by you and we may access, collect, use, and analyze the information and data generated by you in connection with the operation of the Franchised Business.
Must the franchisee submit periodic financial statements (monthly, quarterly or annual) to the franchisor?
YesFranchise agreement
Within 120 days after the end of each calendar year, Franchisee shall furnish Franchisor with (i) record of all Transaction sides for the previous fiscal year; (ii) a report of all Agents “Onboarded” for the previous calendar year; (iii) a report containing an Agent roster with anniversary date for each Agent; (iv) a…
How the franchisor buys
Is there a franchisee advisory council, association or committee?
YesItem 11
We do utilize a JPAR Owner Advisory Board (the “Advisory Board”), composed of franchisee owners, in an advisory capacity only to provide input and feedback across all aspects of our system, including advertising programs.
Does the franchisor reserve the right to change designated suppliers or systems at any time?
YesItem 8
We reserve the right to designate specific Approved Suppliers for other Supplies at any time.
How much revenue did the franchisor and its affiliates earn from franchisee purchases in the last fiscal year?
38230Item 8
In fiscal year 2025, we received revenues in the amount of $38,230 from such purchases made by franchisees, which was 2.3% of our total revenues of $1,684,485 .
Does the franchisor or an affiliate receive rebates, commissions or other revenue from designated or approved suppliers?
YesItem 8
Where we have negotiated arrangements with suppliers, we may derive revenue as a result of required or voluntary purchases by franchisees.
Item 8 gives this proportion in one of two shapes: separate percentages for establishing the business and for operating it, or one figure covering "establishing and operating" together. Where they are separate, answer with the operating percentage; where the passage gives only the combined figure, answer with that. What percentage of the franchisee's purchases must come from designated or approved suppliers?
5Item 8
We estimate that the required purchases according to our specifications or from Approved Suppliers described in this Item (Supplies, Software, Insurance) represent 5 - 15% of your cost to establish and operate the Franchised Business on an ongoing basis.
Can a franchisee propose a new supplier for the franchisor's approval?
YesItem 8
We will notify you of our approval or disapproval of a proposed supplier within 180 days of receiving your written request for approval.
Communications
Does the franchisor own or control the business telephone numbers, or take them over when the agreement ends?
YesFranchise agreement
Franchisor has the sole right to and interest in all telephone numbers and directory listings associated with any Mark.
Data and IT
Must the franchisee comply with PCI, data-security or cybersecurity standards set by the franchisor?
YesFranchise agreement
Franchisee acknowledges that it shall hold such information in the strictest of confidence, and protect such information in accordance with the confidentiality provisions set forth in this Agreement, then-current industry standards applicable to such information (including but not limited to the Payment Card Industry…
Franchise management
Does the franchisor conduct periodic inspections, audits or evaluations of the franchised business?
YesFranchise agreement
Franchisor and its representatives shall have the right at all times and without prior notice to Franchisee to inspect Franchisee’s business operations
Can the franchisor change the operations manual and brand standards unilaterally?
YesFranchise agreement
Franchisor shall have the right from time to time to add to, and otherwise modify, the Manuals to reflect changes in authorized Real Estate Services, the System, and specifications, standards and operating procedures of a JPAR Business and the Franchised Business.
Must the franchisor approve the franchisee's site or location before opening?
YesItem 11
You shall only operate the Franchised Business from a Location that we approve.
Operations
Must the franchisee buy products from a designated distributor?
YesItem 8
Software You must purchase software that we designate as provided by an Approved Supplier.
Must equipment be purchased from designated or approved suppliers?
YesItem 8
Software You must purchase software that we designate as provided by an Approved Supplier.
Payments
Are royalties and other fees collected by automatic bank debit (ACH or electronic funds transfer) from the franchisee's account?
YesFranchise agreement
Payments for Periodic Fees and any other fees and will be paid by Franchisor automatically debiting Franchisee’s Depository Checking Account (as defined below) through electronic funds transfer (“EFT”).
Point of sale
Must the franchisee use a specific point-of-sale system designated or approved by the franchisor?
YesFranchise agreement
Franchisee shall at all times exclusively use a CRM program, back-office software program and Approved Broker Management System as required by Franchisor for the Franchised Business.
Does the franchisor have independent access to the data in the franchisee's POS or computer system?
YesItem 11
We will have independent access to information and data that is electronically collected by you and we may access, collect, use, and analyze the information and data generated by you in connection with the operation of the Franchised Business.
Sales and CRM
Must the franchisee use a CRM system designated or approved by the franchisor?
YesFranchise agreement
Franchisee shall at all times exclusively use a CRM program, back-office software program and Approved Broker Management System as required by Franchisor for the Franchised Business.
Training
Can the franchisor charge the franchisee for additional, refresher or remedial training?
YesItem 11
Fees may be charged by Franchisor for required training courses, seminars, conferences, or other programs.
The filing answers no to 6 questions
- Is the franchisor or an affiliate itself a supplier of required products, services or systems?Item 8
- Is the franchisee prohibited from operating its own website or social media accounts, or required to use pages the franchisor provides?Franchise agreement
- Is a minimum grand opening advertising spend required?Franchise agreement
- Is the franchisee required to spend a minimum amount on local advertising or marketing, as a percentage of sales or a fixed amount?Franchise agreement
- Must the franchisee participate in a regional advertising cooperative when one exists?Item 11
- Is attendance at an annual convention or conference mandatory for the franchisee?Franchise agreement
The vendor opportunity at JPAR
JPAR is a real estate franchise headquartered in Texas with a total of 60 units, split between 39 franchised and 21 company-owned locations. The system is not large, and it experienced a notable contraction of 15.2% year-over-year. For software vendors, this represents a compact but potentially consolidating account where a single headquarters decision can influence the entire network. The franchise is independently owned, with no parent company on file, and its operator base consists entirely of single-unit operators—23 mapped operators across roughly 23 located units, with no multi-unit owners. The top states by unit count are Maryland (3), Florida (2), Colorado (2), and Louisiana (2).
Who controls software purchasing
Purchasing authority sits at the corporate level. The FDD lists Richard Davidson as CEO and Chairman of Cairn JPAR Holdings, LLC, but the executives most relevant to a software pitch are Scott Schafer, Vice-President of Technology, and Alejandro Franco, Chief Financial Officer. Schafer is the likely technical evaluator, while Franco controls the budget. Sandy Borman, Vice-President of Operations, may also influence tools that affect agent workflow. Because the franchisor mandates specific technology, franchisees do not have autonomy to select their own core systems; a vendor must sell into the HQ buying center.
Mandated and current tech stack
The FDD explicitly mandates three systems. DotLoop is the required transaction management platform. QuickBooks by Intuit Inc. is the mandated accounting software. Vero is also listed as a mandated system, though its specific function is not detailed in the extract. Any vendor offering competing transaction management, accounting, or operational software faces an entrenched incumbent with a franchise-wide mandate. Opportunities may exist in adjacent categories not covered by these three named vendors, such as CRM, marketing automation, or agent productivity tools, provided they can integrate with the existing mandated stack.
Procurement, renewals, and timing
The FDD’s Item 8 provided no extract regarding procurement rules, so it is unclear whether JPAR uses a designated supplier model, an approved supplier list, or an open procurement process for non-mandated categories. The initial franchise term is 5 years. Item 17 makes clear that franchisees have no right to renewal; they must provide 180 days’ notice, pay a renewal fee, and sign the then-current agreement, which may contain materially different terms. This structure gives the franchisor significant leverage to introduce new technology requirements at renewal. However, with the system shrinking, the volume of renewal events is limited. Vendors should monitor any stabilization or return to growth as a signal that new unit openings or re-franchising could create fresh implementation opportunities.
How to read the JPAR FDD
The 2026 Franchise Disclosure Document is the primary source for understanding JPAR’s legal and operational requirements. Item 1 lists the executives named above. Item 11 details the mandated technology stack. While the FDD does not disclose average unit volume or royalty rates, it provides the structural facts a vendor needs to assess the account. Review the embedded document below to verify the current tech mandates and identify any updates to procurement or renewal terms that could affect your sales timing. For a ranked target list of franchise accounts matched to your software category, FranCloud can help.
Questions vendors ask
JPAR, answered from the filing
Scott Schafer, Vice-President of Technology, and Alejandro Franco, CFO, are the key technology and financial decision-makers listed in the FDD. The franchisor mandates specific systems, indicating centralized purchasing control.
JPAR mandates DotLoop for transaction management, QuickBooks by Intuit Inc. for accounting, and Vero. These are named in the FDD as required systems for franchisees.
JPAR has 60 total units: 39 franchised and 21 company-owned. The system is small, with a footprint spanning states like Maryland, Florida, and Colorado, and it contracted by 15.2% last year.
The procurement model is not detailed in the available FDD extract. Item 8, which typically outlines designated or approved supplier requirements, provided no specific signal for this filing.
With a 5-year initial term and a 180-day notice requirement for renewal, windows open periodically. Given the recent 15% unit contraction, renewal-driven evaluations may be less frequent than churn-related offboarding.
The 2026 JPAR FDD is filed with state franchise regulators. You can review the embedded PDF viewer below to analyze the full legal document and tech disclosures directly.
Source
Read the filing itself
Every number on this page traces back to this document. Read it in full, page by page. Buy the original PDF to download, search, and annotate it.
View only A one-time purchase: the original filing, yours to keep.
FDD alert
Tell me when this brand refiles.
We’ll email you the moment JPAR files a new annual FDD, usually the freshest signal of a vendor change.
Operator footprint
Who runs the locations
23 operators run 23 mapped locations. 0 of them are multi-unit. Aggregate counts from the filing; no names.
Operators by units owned
Single-unit23
Top states by locations
| MD | 3 |
|---|---|
| FL | 2 |
| CO | 2 |
| LA | 2 |
| PA | 1 |
Ownership
The portfolio behind JPAR
unknown of cairn jpar holdings.
Related Real estate brands
Primary franchise filings · updated June 2026. Every figure is source-traceable and QA-checked.