Realtor Greg Wynne of Alain Pinel Realtors in Los Gatos says the time to sell is now. A Realtor since 1984, he brings a wealth of experience to his clients and a fresh perspective on the market.

"As we enter into a 'real' market, people are buying and selling for real reasons, not from greed or ego," said Wynne. "Rather, families are growing or shrinking, job prospects are changing, and of course, there is the ubiquitous death, divorce and taxes. That being the case, now is the time to act, irrespective of market or time of year."

Wynne views the current market as a pretty good market for both buyers and sellers, particularly as the holiday season approaches. When helping clients decide when is the right time to buy, the first thing Wynne asks them to consider is the length of ownership.

"If the buyer is thinking long-term, say five years or more, and he has a real need, then now is the time to move forward," said Wynne. "The holiday season is a good time to be a buyer. Sellers are getting nervous, and their traffic is down compared to other times of the year."

The market is what it is at any given time. For sellers it often depends on where they want to go and what is going on in the marketplace. A high equity, a high-profile seller such as a married couple with more than $500,000 in gain definitely needs to consult a tax attorney or certified public accountant (CPA) before making a move, said Wynne.

Additionally, Wynne thinks sellers need to focus on current value. "They shouldn't focus on what they thought it was worth last year, or even what they need to make the move. Price is king right now. Inventory is up and so is absorption of that inventory back to 'sold.' "

For first-time buyers, Wynne gives the same advice about timing. "If they can afford it and there is stability in their lives, then they should buy now. It will become increasingly hard to buy real property in this region in the coming decades. The sooner you're in the game, the sooner you're earning appreciation and equity buildup and beating inflation," said Wynne.

Most importantly, Wynne said, buyers and sellers need to make educated decisions, and Realtors can provide the information to make those decisions. "It depends on their needs and buttons. If financial considerations are prominent, for example, then I have them meet with a good mortgage banker to get a complete breakdown as to monthly cost and necessary cash outlay."

Realtor Bridget Stewart-Ludgwig of Alain Pinel in Los Gatos also believes Realtors are a good source for itemizing the pros and cons of timing to buy or sell.

"I usually sit down with my clients and go over all the motivating factors pertaining to such a major decision in one's life. The old-fashioned list of pros and cons is the best method, ranking them in order of importance," said Stewart-Ludwig. "Usually, their needs have changed. Their home is not the right size for them now, or they need to move because of financial reasons or for better schools."

Stewart-Ludwig goes over the costs, procedures, areas, schools and timing of events to help her clients determine what direction they should take. She also talks with potential buyers about where they are now and where they think they will be in five years.

"With interest rates as low as they are now, and if the client has an optimistic forecast of their future, it just might be the time to stretch toward their upper limit," said Stewart-Ludwig. "Market condition factors greatly influence the equation in deciding what direction buyers and seller should take. If the market and interest rates are down, and their needs and resources are high, then jumping in or upgrading are easy decisions to make."

Going over charts, trends, financial situations and personal goals is part of the process Stewart-Ludwig provides to her clients. "In a stable market it doesn't take a rocket scientist to work out the figures and see that eight out of 10 people benefit from buying versus renting. People not only want to own their own homes but they do it for financial reasons—taxes."

Broker Roz McIntyre of Bugati Royale Properties in Sunnyvale said she always does a complete "needs assessment" with potential buyers or sellers, which often includes calculations to determine the benefits of renting versus owning. "Based on the tax bracket, for example, of a two-person income, it is easy to show that owning is far better than renting. This also depends on the amount of outstanding debts that a potential buyer may have. Sometimes it is better to advise a buyer to wait six months or a year so they can pay off outstanding debts."

Market conditions are also a factor for McIntyre. "If the market is on the low side and homes are plentiful, I suggest to a buyer to get into the market. If we are in a multi-offer situation in the marketplace, I suggest they wait and let the market cool and come in line with affordability of that particular price range."

For Realtor Margot Lockwood of Coldwell Banker in Woodside, the right time to buy is seasonal, although recent changes have impacted her advice on the exact timing. "I always recommend buying in fall and selling in spring but it doesn't always work that way," said Lockwood. "The last four years by Jan. 15 there was a buying frenzy and the fall activity slowed, so sellers were more negotiable."

As the old adage goes, timing is everything. When it comes to making one of the most important investments in a lifetime, an informed decision is important. To find a local Realtor who can help, visit www.silvar.org.