After buying a home in New Hampshire last year –and finding a real bargain in a good neighborhood –our house was $104,000 in a neighborhood of homes not less than $139,000–I can tell you that the secret to buying a house is this: Do not go through a regular real estate agent. Get an exclusive buyer’s agent–and NOT a buyer’s agent hooked up with a real estate office.

Our buyer’s agent had a computer printout every day with updated listings–and often we were the first people to see a house that was on the market! In the area where we were looking, this was critical at the time–as the good houses were being snatched up by people who had been waiting for interest rates to drop. I missed by three HOURS, an even better bargain than the one I found!

The buyer’s agent will help you look beyond the carpet colors and the pretty kitchen cabinets to determine if there is a problem with the house. He will be able to tell you of telltale signs of water damage, and will look in the attics, basements, and closets with a practiced eye. He will also only show you houses in the price range you specify–and will not talk you into more house or even the most house you can afford.

I cannot say enough good about exclusive buyer’s agents–and they don’t cost you a dime. Their fees are split with the agent who is selling the house–one reason why buyer’s-only agents get treated with indifference by real estate people. So, don’t get caught in the evil clutches of a real estate agent who tries to be so pleasant and friendly that you will trust them. Remember, real estate agents work for the seller—the buyer’s agent works for *you.*

Another tip: get your loan pre-approved so you know exactly what the budget is that you are working with. This way, when you find your new home–you can immediately make the offer.

Don’t look at houses with the idea that you “like the color scheme.” Look at structure, good plumbing, good roof, easy-to-maintain windows. The decorating can be changed.

Don’t be fooled by that home-baked bread on the counter. Look in closets, check the basements, the attics, and look in the shower stalls. Be bold. Or get your buyer’s agent to be bold, if you are not.

If you are considering a fixer-upper, get estimates on exactly what work needs doing. If you plan to do this yourself, estimate closely costs of all materials.

For dirt-cheap bargains, look at foreclosures. Buyer’s agents can help with this, too, and their computer lists are up-to-the-minute accurate.

Don’t even bother looking at those free four-color brochures advertising real estate. By the time these are out, the listings are already a month old, due to publication deadlines. These are to lure you in to the real estate offices–and often, the houses shown are no longer available.