[VM] configure problem with 8.20b

[Michael]

Trying to install vm on my FreeBSD 11 machine and am getting this response when 
trying to run make:
$ make
make: don't know how to make %:. Stop

make: stopped in /usr/home/mike/Programs/vm-8.2.0b


for configure, I ran the following command without errors:
$ ./configure --with-emacs=/usr/local/bin/emacs 
--with-other-dirs=/usr/local/share/emacs/25.1/site-lisp/bbdb/


What am I missing or doing wrong?

Mike