But with shorter days and a touch of fall in the air, now may be the best time so far this year to find a good deal on a house.

First, because there are predictably fewer active buyers in the market now, it is reasonable to expect that sellers might be more willing to negotiate a deal you can live with.

Second, there is pressure on the Federal Reserve to ease the credit tightening we have seen since summer of 2004. And even with the strong home sales we have seen in 2005, there has not been a corresponding increase in long term interest rates. At least not yet.

And finally, the inevitable demand for rebuilding in the aftermath of Hurricane Katrina will likely increase the cost of building materials for new home construction, making resale homes a relative bargain.

If you are in the market for a new or replacement home this fall, here are some strategies you can use to get your offer accepted, even if it isn’t exactly what the seller had in mind:

* Spend some time getting to know your seller personally.

It’s harder to say no to someone you know personally, so spend some time with the seller and establish a level of rapport. Ask the seller about when they bought the house, and how much did it cost then? What have they liked most about the house? What are they going to miss the most? When would they like to move? What are their plans for the future?

* Find out what the seller needs, and give it to them.

Are they being transferred to Buffalo next week and really need to close quickly? Or are they building a new house at Lake Lanier which won’t be done until late Spring?

If you can be flexible with your occupancy requirements, you may be able to get a seller to be flexible in other areas.

If you have children, ask if they can spend some time playing in the back yard, getting familiar with the property. That would allow you more time to visit with the owners and learn more about their home and their needs.

* To the extent possible, keep your offer straightforward and simple.

While today’s standard real estate contracts are much more complex than just a few years ago, it is still possible to make an offer that is relatively simple.

Stay away from lengthy special stipulations unless they are absolutely necessary. In my opinion, adding stipulations to the printed contract form simply runs up a red flag and invites unwanted attention.

And make sure that any non-printed portion of your offer is in clear English, not in legalese. If the seller can not understand what you are asking for, he is bound to say no.

* Make an offer that shows "net to seller at closing." Don’t make the seller perform any complicated math calculations.

Remember that some sellers are truly focused on the bottom line, in other words, "how much money will I receive at the closing table." For that reason, spell it out in the agreement.

Also, to the extent possible, don’t ask the seller to pay for your closing costs or moving expenses or other monetary obligations. Some sellers resent being asked to pay for a buyer’s expenses, regardless of what they receive at the closing table.

* If you are making your offer using the current Georgia Association of Realtors purchase form, pay special attention to the paragraph dealing with inspections. My advice is to retain your right to inspect, but select the "Property Sold With Right To Terminate" box.

In contrast, many buyers select the "Right To Request Repairs" box, and this can become a seller’s nightmare. Most sellers have no interest in undertaking repairs, even if they know their house needs them.

The "right to terminate" option allows you to conduct your full inspection within the time allotted in the agreement, and further allows you to request any repairs or price adjustments based on your inspection.

And unlike the option giving the seller the opportunity to make repairs, the "terminate" provision does not require that you provide the seller with a copy of your inspection. In my opinion, that inspection form is none of the seller’s business.

At the conclusion of the inspection period, the seller has the knowledge that you are buying his house in "as is" condition, subject only to the provisions of the termite inspection and the property condition clauses.

* Finally, include with your offer a copy of a pre-qualification letter from a local mortgage lender. This form should be given to you at no cost by any reputable lender after talking with you about your financial situation.

While this letter has no binding effect on the lender, it shows the seller that you have at least begun the process of looking for a loan, and that this lender thinks you stand a fairly good chance of being approved.