As a homebuyer, the type of property you choose can have a big influence on how you spend your time -- especially if you pick a place with a large lot. If you have a hectic career or a large family, you may wish to avoid a place with lots of greenery -- one that could make you a slave to all that pruning, clipping, fertilizing and watering.

In his 30 years as a time-management consultant, Maynard Rolston spent long hours at the office and traveling for work. If he'd worked less, he might have opted for a home with a lovely lawn and impressive flower beds.

But he settled for a townhouse with a tiny yard, located in a subdivision where all the upkeep is done in exchange for a monthly maintenance fee.

"I'm not that guy with the green thumb," Rolston says. "I refuse to sacrifice my precious time to yard work."

Rolston, author of "Time Management is an Oxymoron," knows that in today's economy, time is a valuable commodity, not to be trifled with.

"You have to face the reality that there are many trade-offs to a big home -- even if you hire a landscaping crew to care for the place," he says.

Of course, there are also pluses to ownership of a large property. Gardening can be a satisfying and money-saving experience. And a fair number of people take pride in showing off well-tended grounds to family and friends.

Here are a few tips for homebuyers wrestling with the issue of yard size:

-- Recognize the commuting penalties linked to a large yard.

Alan Pisarski, author of the book "Commuting in America," says the average commute is now 25.5 minutes each way. And although average commuting time has stayed constant for several years, many people are still willing to accept a punishing daily drive to live in an outer-tier area where they can own lots of land.

In areas with high housing costs, some people must move to the distant suburbs to become homeowners. To obtain a property of any size, they're willing to accept what Pisarski calls "a killer commute." But others could afford to live closer to their jobs if they simply settled for a smaller place.

One way to grasp the reality of a long commute is to test-drive it during rush hour.

"People go out and buy a house on a Sunday afternoon. Then after moving in, they're hit with the painful reality of how bad their commute really is," Pisarski says.

-- Check into labor costs for yard maintenance.

For years, Rolston has advised business executives that the key to saving time is delegation. Yet when it comes to yard work, delegation doesn't always save as many hours as people assume.

"The trick is to find landscape people who are reliable and trustworthy. But that's not always as easy as it sounds. And supervising your yard crew can also take time," Rolston says.

In addition, hiring contractors can also be expensive -- depending on the labor pool in your area and how many months per year you'll need help.

If you hanker for a large suburban property and expect to hire yard help, Rolston urges you to ask local residents how much they pay for upkeep.

"Don't buy that huge property until you get the full picture," he says.

-- Think realistically about your need for a big yard.

Do you have happy memories of childhood hours playing in your backyard? And do you aspire to ownership of a place where your kids could do the same?

Such a dream is understandable. But as Rolston says, you need to recognize that your kids' lives are probably very different. Were there two working parents in your family? Were you involved in as many organized athletic teams as your kids? Did you spend as many hours playing video games?

After thinking through these differences, Rolston says some homebuyers realize that ownership of a home with a large yard isn't warranted, given the limited time their children spend outside.

-- Hold out for a big yard if that's what you truly want.

Before committing to a home with labor-intensive grounds, Rolston says it's wise to do as Benjamin Franklin did when making a major decision. Take a piece of paper, draw a line down the center and list the pros and cons on each side.

Some homebuyers, including very busy ones, still find that the joys of life in a country setting outweigh the costs in commuting time and keeping up large grounds.

"There are folks who find it absolutely relaxing to put on headphones and jump on a riding mower. That's the way they manage stress. If you're one of these people, buying a place with lots of green space could be totally worth it. So go for that big yard," Rolston says.

(To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.)

By 2013, many housing industry experts had expected an easing in the nation's stringent mortgage-lending standards. But while there's been a slight loosening since the economic downturn hit, many homebuyers, including those with decent credit, still confront big barriers to home finance.

"Lenders still scrutinize every mortgage application as if searching for the code to the human genome," says Rick Sharga, executive vice president of Carrington Mortgage Holdings, the parent company of multiple mortgage firms.

Mortgage officers, who deal directly with applicants, prepare files on would-be borrowers. But before any file gets final approval, it needs a green light from a supervisor, known in the business as an underwriter.

"As a borrower, you never meet the underwriter. But if your mortgage officer thinks you're a good applicant, he can talk to the underwriter and argue for approval of your loan," Sharga says.

He stresses that it's important for all wannabe borrowers to maintain a positive working relationship with the mortgage officer who takes their application.

Here are a few pointers for mortgage applicants:

-- Learn as much as possible about the mortgage market before applying.

Many homebuyers, particularly first-timers, are fuzzy in their grasp of mortgage-related terminology and how the system works, according to Leo Berard, charter president of the National Association of Exclusive Buyer Agents (www.naeba.org).

But the basic concepts of mortgage lending can be picked up easily. Berard recommends the Internet as a starting point. Start by taking a look at the "mortgage" entry in Wikipedia. In addition, there's a primer on mortgages on the website of the U.S. Department of Housing and Urban Development (www.hud.gov).

Check your local library for authoritative books on the subject. One Berard likes is "Mortgages for Dummies," co-authored by Ray Brown and Eric Tyson.

Armed with knowledge, you're more likely to select the best possible loan product for your situation. Also, you'll be less vulnerable to unscrupulous lenders.

-- Consider going to the lender's office.

Given their current business model, mortgage officers are now able to do nearly all their business by phone, email, fax and express mail. And the technology available to the industry allows them to do so easily.

"But if you're a first-time buyer, I urge you to meet with the lender," says Berard.

A one-on-one meeting is particularly important for applicants expecting to confront special barriers to mortgage approval, Berard says. These include homebuyers who are self-employed, work on commission or have changed jobs recently.

"You'll be better able to explain your financial issues at the lender's office than over the phone," Berard says.

-- Make your financial documents readily available to the lender.

Due to the stringent regulations now governing lending, mortgage officers are working harder than ever to assemble files that meet the exacting requirements they face. They're very appreciative of borrowers who make their job easier by showing up well prepared.

To increase their odds of timely mortgage approval, Berard says applicants should, the earlier the better, provide their loan rep with copies of key documents. These include the most recent month's worth of pay stubs and W-2s for the last two calendar years. You're also likely to be asked for two years worth of tax returns, along with statements showing the present value of your assets -- such as savings accounts, stocks, bonds and retirement funds.

In addition, mortgage officers like loan applicants who've scrutinized their credit reports in advance of a meeting. Under federal law, you're entitled each year to one free credit report from the three large credit bureaus: Equifax, Experian, and TransUnion. Just go to this website: www.annualcreditreport.com.

In most cases, you'll probably also want to know your credit scores before you apply. Such scores, which draw on data from the credit bureaus, provide lenders with a quantitative measure of a person's credit risk. Most lenders use FICO scores, pioneered by the Fair Isaac Corp.

Typically, you need to pay a fee to obtain your credit scores. One approach is to buy these through the Fair Isaac website: www.myfico.com. You can also receive credit scores through the credit bureaus. FICO scores range from 300 to 850 -- the higher the better.

Berard recommends you make copies of your financial documents. Use a highlighter to identify any "dings" or inaccuracies that show up on your credit reports. And be prepared to tell the lender what steps you've taken to resolve these issues. For example, mention that you've paid the doctor who reported you delinquent to the credit bureaus and have obtained a receipt to prove it.

-- Stay in close touch with the lender until your home loan is approved.

Given the tsunami of mortgage foreclosures in recent years, more questions are likely to arise as your file goes through the clearance process.

For instance, suppose your credit reports show you were late in making a payment on a car loan several years ago. Because of that, the processing of your mortgage could be held up until you write a letter to explain the situation.

Berard says lenders appreciate applicants who stay in close touch and are proactive about resolving issues that arise along the way.

"Keeping in touch with the lender by phone or email isn't harassment. It's just a good business practice," he says.

(To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.)

It can be gut-wrenching to sell a home that evokes long years of fond memories.

But Sid Davis, an experienced real estate broker, advises those who must let go of a treasured property to find ways to keep emotions in check -- even when buyers make critical comments about their place.

"People feel about their homes like they feel about their kids ... you're going to take it personally," he says.

Davis knows from personal experience how hard it can be to hear negative comments. A few years back when he listed his family's house -- a sprawling ranch-style place -- he became incensed by strangers' remarks.

Indeed, the comments of strangers so upset Davis that he summarily rejected three offers made by would-be buyers who noted flaws in his house. Rather than negotiate with them, he simply wrote "no" on their bids.

"Because I'm a broker, I thought it would be super easy selling my own house. But my ego and emotions got in the way," says Davis, author of "A Survival Guide to Selling a Home."

The message is clear: If you want to sell your home quickly and for the highest possible price, stay calm and approach the process dispassionately. Here are a few pointers for sellers:

-- Don't hide your feelings from your listing agent.

"There are as many kinds of agents just as there are clients. If you believe your agent isn't listening to you and grasping your feelings, make a change to another agent," says Dorcas Helfant, an experienced broker and real estate company owner.

Before your property is entered onto the Multiple Listing Service, Helfant says you may wish to have a full discussion with the agent and to vent your feelings. "Be honest. It's beneficial for everyone involved if the agent understands the feelings around your selling decision. A caring agent will help you navigate a rocky transition," says Helfant, a former president of the National Association of Realtors (www.realtor.org).

-- Avoid direct contact with home shoppers.

"Because selling a family house can be especially painful -- not only for the parents but also the children -- it's a challenge for the sellers to keep thinking in a businesslike way. You need to protect everyone in the family as much as possible," Helfant says.

One way to help protect the family from unpleasant remarks is to make sure everyone is absent when visitors come through, he says. As soon as your property is shown for sale, you can assume some visitors will say and do things that puncture your pride.

To ensure that your selling process stays on track, you need feedback about buyers' reactions to your home. But it's less hurtful if these comments are filtered through your listing agent, he says.

-- Remove personal items before your home is shown to visitors.

If you're like most homeowners, you view your place as a sanctuary and an appropriate place to display treasured items. These might include a wide array of collectibles -- like valuable glassware inherited from your grandmother -- or one-of-a-kind memorabilia, such as sports trophies or war medals. They could also include many family photos, political, religious or artistic items.

Helfant urges you to remove such items before your house goes on the market. Not only might they elicit unkind remarks from visitors, but they could deflect attention from the property itself.

There's yet another reason to remove your treasures: security. Why risk the chance your precious belongings could be damaged or stolen?

-- Expect comments from neighbors if your place is slow to sell.

If your home languishes on the market for an unexpectedly long time, your emotions can intensify, a situation made worse if nosy neighbors intervene and start asking questions.

"People in the community begin to panic when a home takes a long time to sell. You can assume neighbors will come over and ask what's wrong. They fear an unsold home will hurt their property values, and they'll take their fears to your doorstep," Davis says.

You may feel unfairly ambushed if neighbors begin making inquiries. But, as he says, try not to become defensive and begin blaming a "bad market" for your problem.

"The most constructive reaction to these unpleasant questions is to look into the real reasons your place hasn't sold," Davis says.

-- Don't allow your emotions to keep you from making needed upgrades.

"If your house is correctly priced and you live in one of those top-of-the-food-chain neighborhoods, yet people still aren't making offers on your house, the reason is probably condition. The odds are your house is dirty, smells bad, is cluttered or looks bad from the curb," Davis says.

Before resorting to a big price cut on your unsold home, Davis urges you to ask your listing agent, along with trusted friends and family members, to go through the place and give you their frank reactions in a diplomatic way.

Rather than taking such critiques personally, as many owners do, try to follow any suggestions that can reasonably be made and do so promptly.

"It won't necessarily cost that much to make your home show a whole lot better. Cleaning, painting, de-cluttering and a little yard work can make a world of difference for very little money," Davis says.

(To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.)