The signals are out there: home sales are picking up and prices are slowly ascending.  However, recovery isn't obvious everywhere yet.  Most markets are still seeing the cheapest homes selling fastest, while mid-range homes are taking longer, and upper-end properties are languishing.

Whether buying or selling, your best strategy in this dynamic marketplace depends on which tier your property sits.  This column will begin by offering advice for that bottom tier of the most affordable homes. My next column will discuss the mid-range market, and then finally we'll get around to those most expensive properties at the top.

Most of the two million recent foreclosures have made up the bulk of the least expensive homes on the market.  Bargain prices and a federal tax credit have lured investors and first-time buyers into the fray, increasing sales of $100-$250K homes by 9% over the last year.  Buyers should act quickly and submit their offer with due haste.  If your offer isn't accepted, keep checking back, because deals commonly fall through.

While it's hard to compete against foreclosures in the pricing category, they're often in dire need of repairs.  Sellers can increase their odds of success by offering their home in "model condition" at a fair price.   Whether you're a buyer or a seller, watch this space for more advice on making your sale or purchase work.

Larry Weichman is President and Broker of Costa Mesa-based real estate powerhouse Weichman Realtors. Larry and his highly-trained team of professionals have proudly served Costa Mesa since 1976.  For questions about an upcoming sale or purchase, call him directly at 714-241-4532 or email your questions to Larry@TeamWeichman.com. Be sure to visit http://www.teamweichman.com/ for the latest news and information on the Orange County real estate market.