I predict a change in real estate over the next few years as the "Old Dogs" are outpaced by technology.

When I first started marketing video tours I targeted the most successful agents.  My thought was they are successful for a reason, therefore they will recognize great new technology.  That was my first mistake.  My second, larger mistake was in judging a successful realtor by the number of listings he or she had, not by the number of actual sales.

This phenominan is especially prominent in the planned community and luxury real estate markets where there are many more word of mouth referrals.  That is not to say that the old dogs are not talented Realtors. They became successful for a reason. Many, however, are hold outs from marketing circa 1995.  They spend money on post cards, mailings, and ads in relocation magazines.  Most importantly - they have reached Critical Realtor Mass.  If you have 25 listings ranging from $900,000 to $3.5 million, you don't have to sell very many to maintain a very comfortable standard of living. It's easy to do what you have always done and blame the poor results on the economy.  That lack of hunger eliminates the need to investigate and take advantage of new technology.

Unfortunately for the old dogs, as houses languish on the market, sellers are getting more demanding.  They want to know why their listing is not being shown and, as time goes by, they will look for another Realtor who can do a better job.

High end  home buyers and ostioperosis do not go hand in hand.  As America begins its transfer of wealth, many high-end home buyers are younger.  They understand the Internet. They want a relationship with their agent and, most importantly, they want results.

There is certainly a place for print. There is also a place for interactive Web sites and media that builds an emotional connection between the viewer and the listing. The smart dogs will adapt.  The old dogs will send out more post cards and place bigger ads.