I'm writing a new series of articles on RELOCATION on my ActiveRain Blog.

Part 1 is about FINDING YOUR REALTOR

Part 2 is about FINDING YOUR COMMUNITY.

Stay tuned for  Parts 3, 4 and 5 where I will help you find the right home, get through the house hunting process, and navigate the transaction from a distance so you can move to your new home in your new location.

Relocation is tough, and you probably need some help to get through the process.

Here are the highlights of some services you can expect if you are moving to Southern California.

Community information - Here are just a few community profiles in my service area – Carlsbad, Encinitas, San Marcos, Cardiff, Solana Beach.

Market Conditions - I provide monthly market reports on communities like Carlsbad, Encinitas and Cardiff but can customize reports for you for any North County San Diego community.

MLS listings

Photos - My Carlsbad Video and Photobloggery which I update regularly has plenty of photos and videos about the area to give you a feel for the San Diego lifestyle.

Videos – one of the best ways to get a feel for a home and the community is through video. Here’s an example of a community video. And here’s one of a listing of mine.

Phone Tour  

Buyers Handbook - the Buyer’s Handbook Summary is on my website on my homepage and can be downloaded at any time.

Websites for research

Help for Sellers Too – check out my

for some helpful information.

Read the full article on my service offerings here.

As a seller with a property to sell as part of your relocation, you have a huge task ahead of you. Selling your current home in order to buy a new one is a big piece of this.

If you are like many folks, you NEED to sell in order to buy another home. And in many markets this is a challenging undertaking given inventory levels, competition, pricing shifts and more. So how does one accomplish this successfully.

Working with a REALTOR who has the CRS designation (is a Certified Residential Specialist) is one of the best decisions you can make. Here are some reasons a CRS will benefit YOU, the homeowner.

An agent with the CRS designation must complete a number of intensive 2-day classes on a variety of real estate topics to benefit consumers (a favorite class is the one on listing strategies - all the things that we can do to help you market and sell you home effectively; another is technology - kearning all about the many ways technology shuld be used to effectively makret a home, commununicate, and run a successful real estate business).

There is significant time commitment on the part of an individual who decides to gain this designation, and the training classes are some of the best available in the real estate world.

We must pass an exam for each class we take, so you can't just sit there pretending to learn but must demonstrate this before being awarded credit for the class toward the overall CRS designation.

Classes involve significant interaction among attendees so there is a huge opportunity to further learning from others in the business

All candidates for the CRS designation must meet certain production requirements, either a minimum specific number of transactions (the minimum is 25 transactions, or $8 million in production with a minimum of 10 transactions within a 2 year period). This means you MUST have substantial experience as a real estate agent in order to become a CRS. Another great benefit since you will be able to work with someone who has demonstrate significant real estate experience.

Having a CRS is likened to having a Ph.D., and it's considered to be THE most rigorous designation (only about 4% of all REALTORS posses this certification). And many CRS  agents continue to attend classes or to repeat classes as they are revised,  and to participate in the CRS organization either nationally or at the local level (as I do on the Board of Directors for the Southern California Chapter of CRS).

Don't you want someone who has the best knowledge and training, and can provide the competitive edge YOU need to sell your home?

One last thng to consider. You will need someone in your new location to help you BUY a home. A CRS can make the right connections to other CRS agents around the country and find you the best person with THE SAME training and experience.

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If I can provide more information about Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by

phone or text at (760) 840-1360 or email me at JDowler@remax.net.

All content copyright © 2008 Jeff Dowler

The majority of buyers and sellers (like you, since you are reading this) are seeking information on buying and selling homes on the Internet. And if you are not, you SHOULD.

There is a wealth of information available to you on the process of selling your home, and acquiring a new one, or your first. That does not, however, replace the information that you can get from a knowledgeable agent.

But how do you find out about agents?

And what sorts of things do YOU want to know before making that critical decision to hire someone to help you, either to sell or to buy, or both.?

Agent websites are a good way to get to know about agents. But blogs are even better. Here's why.

• You probably want to know about your prospective agent's experience in your area
• And their knowledge about the market, the and selling process, and matters that can impact YOU and YOUR transaction
• Do they know what they are doing, and do they convey a sense of that in their communication
• And do they demonstrate that they are focused on their clients, or more so on their own interests. REMEMBER, as the client YOUR interests are paramount, and as agent we are obligated to look out for YOUR interests.
• Perhaps you also want to know their statistics

I suspect, however, that you also are interested in the agent on a more personal level. What is their style and personality? Are they ethical? Do they make you feel comfortable? Are they someone you would like to work with? And so on.

Blogs are a great way to get to know all of these things about an agent. You will find that you may feel comfortable with a certain person and how they work, their passion for the industry, their service attitude, their style, and so much more.

So in addition to learning about buying and selling, use the Internet, and blogs to find out what you would like to know about an agent before you hire them. You will probably find that if you like them on-line, you will also like them in person. That's the beauty of on-line transparency.

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Start your CARLSBAD HOMES SEARCH here (and other San Diego communities)

Download FREE BUYER AND SELLER REPORTS here

Visit CARLSBAD COMMUNITY REPORTS for profiles on communities, subdivisions and neighborhoods

Whether you are buying or selling as part of your relocation, I suspect most of you will want to work with an agent in order to accomplish the goal of sellling your home and buying a new home.

You may have already selected that person. Or maybe plan to use the agent that helped you before and who did an outstanding job. Or a good friend who you trust has given you a referral. GREAT. You are on the way.

Maybe, however, you are looking for an agent, along with doing other research on home buying and home selling. The Internet is a great way to do this - but I imagine many of you already know that. If not, you will be amazed at what you can learn.

Say you are relocating to Carlsbad, CA (yep, my home town). Go to Google and type in Real Estate Agents in Carlsbad, CA and what do you find?

You will see a link for ACTIVERAIN, a fabulous real estate networking site with agents, loan officers, home staging professionals and many others from around the country. The link takes you to a list of professionals in California, and you will see that I am #5 in California (but #1 as a real estate agent - 3 of the top 5 are mortgage brokers, all excellent by the way - I know them -  and the top guy is president of a real estate software company - I know him too, and I use his virtual tours in my marketing). There is a tremendous amount of information here if you take time to look at it, and it doesn't cost you a thing. Sort of like an on-line interview, in the comfort of your home.

This is the important stuff you can learn:

• Each agent (or other professional) has a profile so you can learn more about who they are and what they do. This may answer some of your questions about someone you don't yet know and give you a feel about their experience and personality. It may help you decide if you would like to work with them or not.
• Each of us write blogs on ActiveRain, such as the one you are reading here. For example, on ActiveRain I write about all sorts of things for consumers - information for first time sellers (or seller articles such as Is Your Home Sale Being Sabotaged?), things to know as a buyer, how to find an agent, market reports and community profiles, and so on. You will find probably everything you need to know in your quest to buy or sell a home, plus learn a lot about the areas you are considering living in when you relocate. What a fabulous source of information, even if you aren't ready to buy or sell yet.
• Our blogs tell us who we are (this is part of transparency on the Internet) - in reading the articles that each person writes, you will learn a great deal about them. Their integrity, knowledge, and approach to working with clients. Their personality and temperament. Again, it is like having an interview, or reading their personal biography. So, without even having met the agent, you will know enough in many cases to make you WANT to work with that person. You will feel you already know them when you meet.

I know this is a bit of promotion, but I want to help YOU find the right person to assist in your home purchase or home sale. And ActiveRain is a terrific resource. Once there you can search for professionals in your STATE and COMMUNITY. Some people will share alot of information and others will not. What does THAT tell you?

Now this is important...

The other bit of research I would suggest is to simply GOOGLE the name of the person who are thinking of working with, of the referral, or the person you find on ActiveRain. What do you find? You may not even find the person you are considering on the Internet. Hmmmm. What does THAT tell you? On the other hand you may find all sorts of information. Don't you want someone who is active in their business, who can demonstrate their knowledge, and who uses technology? And certainly take a few moments to visit their personal

One last helpful hint...

Go to LOCALISM. This is a resource for buyers and sellers, and you can search nationally to find out all sorts of things on areas that interest you. Since you are planning to relocate, this is a terrific place to start learning about your new community. Once again, some areas will have lots of information (I write a great deal about Carlsbad, for example) and others will have less.

Good luck! I hope you find this helpful. Let me know if I can answer any questions. And I know a lof of the highly ranked agents around the country...so ask me about them if you like.

• Ethics – is it not important to you that your agent be ethical?
• Integrity – does this person exhibit integrity? Can you tell what their values are? Are their principals obvious? Are they accountable? Does their behavior mirror their values?
• Follow-up – do they return your calls promptly, or your emails? Do they call even if they don’t yet have the information? If they don’t, I would write them off the list. You aren’t even working together; what do you think wull happen when they get the business?
• Punctuality – are they timely and punctual, or are they always late?
• Do they do what they say they are going to do – do they keep their commitment? Do they get the information for you that they promised?
• Honesty – are they honest and truthful with you. Or do they lie, distort, and tell half the story.
• Knowledge – are they knowledgeable? Do they know the things they are supposed to know? How do you know? And if they don't know, will they find out?
• Focus on what the consumer wants and needs – do they focus on YOUR needs? Or are they more concerned about theirs? Remember WIIFM?
• Interest and concern – are they interested in your welfare and concerned about you? Does their interest and concern how in their actions and behavior? In their questions? Is their willingness to listen to you?
• How do they reveal themselves?  In their conversations, website, blog, advertising? What message are they sending? What do you know about them?

If you have already found your listing agent, plan to use the person who helped you in your purchase or sale previously, or have gotten a great referral, then this article may not really apply (and if you missed Part 1 in the series). But if not...

• Make sure you have a sit down meeting face to face with your prospective listing agents (I recommend talking to more than 1)
• And before the meeting review the listing kit each provided you (oh, they didn't? Hmm, I always do.)  This is a good way to learn more about them and the process beforehand so the meeting will be fruitful.
• I would develop a series of questions to ask each one (some of your questions may get answered along the way). For starters:
  • Years of experience, or number of transactions (just because they are newer does NOT mean they are not right for you - some newer agents are more motivated and creative)
  • Percentage of their listings they sell
  • Average asking price/listing price ratio
  • Credentials and training - what designations do they have, what classes have they taken?
  • List of references you can call
• Listen to what they have to say - is the presentation about THEM, or YOU and YOUR needs? How will they address the issues of marketing your home effectively. What are the pros and cons of your home? You want HONESTY here.
• Comparables - How does your home compare to the competition? Where do they see the home being priced and how does that compare to your thinking? What kind of market is it?
• Who is your target market (i.e., who is likely to be the buyer?)
• What is their marketing plan and is it written?
• Make sure they explain seller representation and what it means. How will they represent you? What wll they do on your behalf?
• How will they handle showings? Open Houses? Multiple Offers? Dual Agency? Will there be a lock box? What about scheduling appointments? Security?
• How do they and will they use technology to market your home, communicate with you, etc.?

That should be enough to get you started. You might also read this previous article about finding a listing agent and what to look for.

FIRST TIME HOME SELLER SERIES:

Should you interview your buyer agent? As a REALTOR in Carlsbad that works with both buyers and sellers - yes, I think so.

If you are a buyer, whether  a first time buyer or experienced, read my posts on having a Buyer Presentation BEFORE you make the decision to hire that agent.

• The first post is on why you should have a presentation
• The follow-up post is about what you can expect in a presentation and the kind of information you should seek out.

Good luck. If you have any questions, please let me know.

• What they believe
• What they know
• How they work and how they play (perhaps)
• How they behave
• What they value
• Their temperament and personality
• Their likes and dislikes

I'm wondering...what is important to you as a seller? What are your hot buttons regarding the sale of your home AND with respect to the agent you decide to hire to help you?

My guess is that getting a good price (top dollar) and selling quickly are at the top of the list. Since you are relocating (or even if you are not), getting the best price you can and selling quickly are usually the central issues.

But, do you need to get a certain dollar amount to make this all work or is there flexibility? And is it better to sell quickly so you can move along, even if you don't get exactly the price you would like? Or can you/will you wait to get YOUR price? There is no right or wrong answer, just what is right for you. But give it some serious thought as it can impact your pricing strategy.

And what is important to you as you think about the agent you need to hire?

• A big name brokerage? Or does it not matter? 
• Someone who can show you a written marketing plan?
• A person you feel comfortable with and trust, regardless of the brokerage?
• The agent who quotes you the highest list price? Or the one who will be completely honest with you about the price? 
• Someone who knows and uses technology in their business and marketing?
• An agent who respects your family schedule, privacy and security issues?
• Someone who will communicate regularly with you and answer your questions?
• The individual who can recommend staging ideas, and ways to best show off your house?
• An agent with a personal website, Internet presence, and a clear idea of how to market your home

You may have some other thoughts, too. Each seller has ideas about what it most important to them. Keep these in mind as you begin your search for the right listing agent.

If you have an agent, then this might be interesting for you to read.

If you do NOT yet have an agent, then YOU REALLY SHOULD read this post.

What are you really buying when you are working with an agent (whether a seller or a buyer)? I believe it's COMMITMENT. So what does this mean? Commitment to what? and Who?

In no particular order:

• Commitment to the "Code of Ethics" (only members of the National Association of REALTORS is subject to this)
• Commitment to fiduciary responsibilities (buyer or seller), and to protect your interests, and not their own
• Commitment to use knowledge, training and experience to the best of his/her ability at all times
• Commitment to safeguarding privacy and confidentality of the client
• Commitment to hard work, timely and straightforward communication, and follow-up
• Commitment to acquiring new information when needed and sharing it
• Commitment to a positive attitude
• Commitment to provide counsel when needed, to listen carefully, to educate, to answer questions
• Commitment to treat others as s/he would like to be treated - The Golden Rule 
• Commitment to accuracy in completing paperwork, and providing information in written and verbal form
• Commitment to disclosure
• Commitment to honesty, loyalty and integrity in all dealings with the client and others
• Commitment to appropriate recordkeeping and timely processing of all paperwork

Is this too much to ask? Nope, no way...you should EXPECT and GET IT!

I wrote earlier about some things you should consider as you are seeking a REALTOR to help you find a home in your new location. I just spent some time helping clients of mine in Boston who need to sell their condo in order to move to San Francisco, and in doing so I thought I would share some more thoughts on how to select your REALTOR in this type of situation.

While knowledge of the industry is important, and having experience working with people who have relocated (even in state but from another area) is critical, it is also important to work with someone who puts your needs above their own. Sounds like a simple matter, right? Well, it isn't. You need someone who will take the time to understand your needs, now at the beginning of the process but also throughout the entire process. Being a good listener is essential. You need someone who can add value to the process - while the person you select needs to listen to you and understand what you need, s/he should also be able to provide expert advice and propose solutions to help solve problems as they arise. This is particularly true if you have never done this before.

You also need someone who can be flexible in their style, and adjust their work habits to accommodate your situation. You very likely will be dealing with different time zones and work schedules. You may prefer email to phone calls, and very frequent vs. infrequent contact. You should feel comfortable talking about what works well for you and your needs if the agent does not ask you directly. If you sense resistance or some discomfort then that person may not be the best fit.

If I can help you formulate some questions based on your particular situation, OR you would like me to help you find a qualified REALTOR with my network of agents around the country, please don't hesitate to ask.

Here are some suggestions on finding the right REALTOR to help you with your relocation to your NEW HOME. I'll talk about selling your current home in a later post.

Since you are leaving an area you know and moving to an area you probably don't, having a REALTOR you can trust to help you find your new home is critical. You will have lots to worry about and coordinate with your move, and working with an agent who does not understand your issues, nor care, is NOT going to be helpful.

1. I recommend working with an agent who is also a REALTOR, not someone who is not. A REALTOR is a real estate professional who is a member in good standing of the National Association of REALTORS (NAR) and, thereby, adheres to a Code of Ethics. Not ALL agents are REALTORS,although many people use the terms interchangeably.

2. If you can, use someone who has been referred to you by someone you know and trust.  If you don't have a referral, I recommend first checking the Council of Residential Specialists (CRS) database for someone in the area you are moving to. Why? Well, REALTORS with the CRS designation (only about 4% of ALL REALTORS in the US have this certification) have to take a series of advanced courses (most are 2-day) on a range of topics relevant to the real estate profession (e.g., seller and buyer strategies, technology, working with referrals, financial issues, marketing, etc.) AND they must meet fairly rigorous production requirements during a given period in order to be certified. So not only do you know they have significant education but they have experience in handling a number of transactions. Individuals with the GRI designation are also strong professionals. Do not make your decision, however, based only on the certification...nor on the name of the brokerage the REALTOR works for.

3. If you do not have a recommendation or referral (probably true in most cases), do some research on the REALTOR you are interested in to find out what you can about them - look at their website, find out what professional certifications they have, what services they can offer you, do they work in the area you are moving to (or interested in), then...

4. Phone interview the person you are interested in (NOTE: If you leave a voice mail about why you are calling and it takes a long time for the agent to return the call, i.e., the next day or worse, I'd be VERY concerned about their responsiveness - not a good sign for the future). Ask them to tell you what relocation experience they have, either personally and/or in handling buyers moving to their area. If they haven't moved some distance themselves, at least they should have had experience with relocating buyers. If not, it may be difficult for them to understand your issues and effectively work with and assist you.

5. It is important to feel a level of comfort in speaking with the person you are interviewing, and a personal chemistry, but that's not all. Do you feel that they are truly interested in helping you? How do you know? What are the specific services they provide relocating buyers? How well do they know the community (ies) you are interested in? What can they tell you about the community as well as the state of the market there - is it a buyer's or a seller's market? Do they offer a customized relocation package? Are they willing to screen properties for you, based on YOUR criteria, not just set you up on a website  (while it is important that you have access to on-line properties in the area you are moving to, YOU don't know the area and the REALTOR should help you screen properties as s/he learns more about what you want and need). Can the REALTOR provide you with resources for you to do your OWN research (e.g., schools, crime).

6. Understand their responsiveness (see note above in #4) and their ability and willingness to help you late at night, on the weekend, etc. Since you aren't local and may be in a different time zone, much of the communication will be by telephone, email and fax. Questions will arise that need quick answers, and problems will occur, so you MUST be able to get in touch with your REALTOR quickly, and they need to respond fast. Do they get emails forwarded to their cell phone? Can they provide you with all the numbers to reach them quickly if you need to (believe it or not, some agents do not give out their cell phone numbers and expect you to leave voice mail in their office - how often do they check?). What about email - just because they HAVE an address does NOT mean they use it, and I know this from personal experience. You both need to agree on the most effective means to communicate and what works best for you.

7. You will be making a house hunting trip, in all likelihood, in advance of your actual move. Find out how your REALTOR will handle that. Will they set up an effective and substantial tour of homes and neighborhoods for you to see before you arrive? Will they show you properties YOU want to see (as well as those that they feel, based on their knowledge, are important for you to see as well)? Do they provide an itinerary in advance? Do they keep you posted on any changes (e..g, the home you fell in love with on-line and planned to see now has an accepted offer)? Are they comfortable and willing to make last minute changes based on your schedule, change in the housing that is available, ruling out areas you find youdon't like, etc. so you don't waste time?

These are just a few things to consider, and I will share more in future posts about effective ways to work with your REALTOR from a distance, and services you might want as a relocating buyer that will ease the transition. For more information, visit Relocation Services on my website. And if you have any experiences to share or other suggestions, by all means please share them so that others can learn too!