Leading real estate professionals in Texas say nothing is going to replace that good old-fashioned one-on-one personal contact that is inherent to the business. Closing a deal isn't just "filling in the blanks," Jerald Winetroub, president of the Real Estate Council of Austin, tells GlobeSt.com. Not only are transactions too complex for 100% online negotiations and closings, but there will always be a need for face-to-face interaction. "I don't think it's going to happen," he says.

J. Holmes Davis IV, senior vice president of Philadelphia-based Binswanger/CBB Dallas office, agrees that it's unlikely e-deals will replace the tried-and-true techniques of the business. "I don't see it happening aside from contracts going back and forth in e-mail," he says. Electronic contract shuttling is fairly commonplace until it comes to signing on the dotted line. "I don't think it's realistic," he tells GlobeSt.com.

Crescent Real Estate Equities Inc.'s Kirby White, leasing manager for downtown Dallas, says the day might come when face-to-face is replaced with high-tech interface, but it's not in the foreseeable future. "I don't see it on the horizon," he says. "But, who's to say what we'll be doing 10 to 15 years from now."

White, like others in the business, conducts a fair amount of trade online. But when it comes to signing time or hard-line negotiations, the bodies are present. He likens commercial deals to a homeowner buying a house. "You can do a lot online, but you want to see it. At least for me, I would want to see, feel and touch it...see what that view really looks like in reality before I make the decision," he explains.

Howard Lovett is Crescent's high-tech man, serving as vice president of new business and technology services. He's been using the Internet to conduct business for at least six years, long before many had screen names, passwords and e-mail. In fact, he doesn't want to see hard copy anymore. He wants everything from building presentations to contracts via e-mail. Still when it comes signing time, that "face-to-face, person-to-person" need surfaces for him and the client. "There always will be two individuals getting together to make a deal," he says of the business.

Online transactions are still far removed from becoming reality, although e-commerce is making everyone more comfortable with wheeling and dealing online. "I think it will happen and it is happening," says Lovett, "but we will continue to see high levels of personal interest in large transactions." Smaller deals, such as reserving an executive suite or conference room, are readily doable via the Internet. Those tenants who need large bricks just aren't going to connect with clicks...at least for a few more years.