The topic of whether things have changed over the years in working with clients recently generated a lively discussion with local Realtors, who think it all depends on the definition.

"The role of the Realtor hasn't changed as far as being the central point, the focal point or point of contact to show and list property. What has changed is the accessibility of data and information and the speed with which the buyers access and acquire it," said Realtor Chuck Nunnally with Alain Pinel Realtors in Los Gatos.

Nunnally equates the word partnership with that of a marriage. In his opinion, clients want an "aggressive, competent, efficient and on-the-ball representative" looking out for their best interests.

"My clients want the details managed and taken care of. Why would they consider me a partner? Do we share in the costs, the profits? They want an asset manager," Nunnally said. "Experience and the ability to adapt and handle all types of circumstances that arise is what my customers want."

He thinks clients look to Realtors to be answerable to them for all the details of a transaction, whether it is setting up the appointments to show houses or arranging the sign-off. "A to Z is still mandated. You can be the greatest techno-geek known to man, but if you can't write a contract, explain the clauses and negotiate a good deal, then who cares if you can find your way around the Internet faster? Knowledge is power, and knowing your market is all-important," Nunnally said.

Realtor Kathi Hammill works in the same office as Nunnally at Alain Pinel Realtors in Los Gatos. Having worked with buyers for more than 20 years, she also believes that knowledge is key.

"Several years ago many agents feared the Multiple Listing Service being available to clients on the Internet. On the contrary, I have found that it has been a great improvement for my business," Hammill said.

The Internet gives clients the power to do research on available homes for sale but doesn't give them information about past sales, inspectors, market trends, title insurance, loan options and important contacts. "I find my job is easier now and that I am able to offer a much more valuable service to my clients - knowledge and not just the skills of a chauffeur," Hammill said.

"Realtors used to need to meet with the agents to review current listings," said Jeanne Martin, also a Realtor with Alain Pinel in Los Gatos. "Today we can email listings to the client. Clients can go to agents and/or brokerage web pages to see current listings, what properties will be open on the weekend, and actually take a virtual tour of the listings that agents have added."

Clients are able to sit at home or in the office and tour the Internet instead of touring in their agent's car.

Martin believes that one of the most ingenious and timely innovations in real estate is the ListingAlert! software. Agents enter all the requirements buyers are seeking in a new home. As soon as any other agent posts a new listing that meets these requirements, a notice arrives in the buyer's email account so they can pull up the listing and a picture of the home.

"Talk about being the first to hear about a new listing. I have clients on the ListingAlert! program for several months, watching the prices fluctuate, still waiting for the right home for them. And the nice part is when it does come up, I am the first one they call. Loyalty and service - which is of utmost importance to all agents - is still highly regarded," Martin said.

For Silicon Valley Association of Realtors affiliate member Scott Larson, a loan consultant with Washington Mutual, the relationship with clients as well as the business has changed tremendously during the past few years.

"Clients are much more interested in all of the options available to them and are interested in taking the time to explore how the mortgage fits in with their financial goals. We now explore how the mortgage and property will fit into their life and their financial plans, not just the payment that they can afford," Larson said.

The boom and bust cycle of the tech industry made people more aware that real estate is a huge and stable portion of their net worth, Larson said. "People are much more interested and sophisticated in their approach to real estate. Often this entails managing the risk that their loan presents along with the risk inherent in their other investments. Some are choosing the adjustable to match the risk of their stocks and bonds; others are balancing risk by introducing the stability of a five- or 30-year fixed rate."

While different people choose different strategies, one of the biggest differences, Larson said, is that "we are counseling them and they are choosing based on the entire picture, not just the mortgage as an isolated item."

However you define the relationship between client and Realtor, finding the right Realtor is the most important step in the home-buying process. To find a local Realtor or for access to listings of homes for sale or rent, check out www.silvar.org.