The moment is here. Your job is secure, the local economy is growing, mortgage rates are low, and home prices are rising because buyers exceed sellers. You want your first home, or you need more space, or you are ready to downsize. You know how much you can afford and your pre-qual/approval letter is in hand.

So what is the most effective way to find your perfect home? "Create a written strategy for your search," advises realtor Kathryn Sink of Purcellville. "Set your priorities, determine your desired location, define the perfect home for you and your family, set the maximum price, and stick to that plan."

Finding the right house in your location can be a difficult task. You should search some of the sixty plus internet sites, Zillow, Trulia, Realtor.com, homedatabase.com, et al. Some 90% of home buyers are now doing this. You can also look in newspapers and magazines but these are proprietary to specific firms and are designed to make you call the company for information. Company websites are better, with more info, but they are also limited to that which the company wants you to see.

Is a realtor needed and will it cost you? You are not required to use a realtor but a good one can be of great assistance, without cost to you, because the seller generally pays your agent. A realtor's experience and wisdom, knowledge of the law and seller behavior, awareness of neighborhoods, and access to homes you may not have found or that may not be on the internet, will help you. A good realtor will guide you through many tough problems and is likely to obtain the best result for you. If you don't know one, a referral from someone you trust is the best approach. If you are moving to a new area, have a realtor in your present town recommend realtors, or you could ask your new employer to recommend an agent, as do my own client companies.

Remember, the seller, not the buyer, is supposed to pay the commission for a successful contract, but some agents may ask you to pay them if the seller refuses. My advice in most cases; do not agree, but do sign an agreement that commits the two parties to an exclusive relationship so the agent knows you are committed to her or him.

If you drive your target location, you are likely to see for sale signs, and a few may have a brochure, a QR code, or a number to call for recorded or live info. You can also download free smartphone or iPad apps, like HomeSnap, that give you the home's info. For Sale signs direct you to the seller's realtor who may also like to represent you or to assign you to another realtor in their brokerage. In Virginia, one realtor can legally represent both parties if advice to both parties is not given. But advice is the essence of a realtor's contribution, so don't agree to dual representation, engage your own realtor.

If the home is For Sale By Owner, again, ask your agent to call, but remember, there is no obligation for the owner to pay your agent. If they refuse, you should consider offering your realtor a fixed fee in return for specified services. They won't be pleased with losing a 1-3% of the closing price commission, but your best interests should prevail.

Open houses are also great opportunities to learn the market, but here, again, the agent there usually represents the seller so you would be wise to talk to your own realtor. Always disclose to the open house agent that you are working with your own realtor, if you have one. It's the same with new home developments; the people in the sales office represent the builder. So look, but use your own realtor to safeguard you from unfortunate situations.

Next month: The offer and closing the deal.

James Atkins is President of Homes For Leaders Real Estate. jim@homesforleaders.com