As the executor of a relative's estate, it fell to a busy middle-aged woman to oversee the sale of a ranch-style house near San Diego. So she flew there to meet with the real estate agent handling the listing.

"She was in a big rush and hoped to put the house on the market without doing any work to the place," recalls Jeff Dowley, the agent who handled the listing.

But Dowley -- who's sold homes since 2002 -- told the executor it would be folly to put the place up for sale without addressing at least a few basic cosmetic concerns to enhance its salability.

"The kitchen cabinets were chipped and badly needed repainting, along with new hardware. Also, the harvest gold stove -- which dated back to the 1970s -- was absolutely awful-looking and had to be replaced," remembers Dowley, who's affiliated with the Council of Residential Specialists (www.crs.com).

After a lengthy discussion, the woman accepted Dowley's logic. The total cost came in under $1,000, including just $1.15 for each new knob for the kitchen cabinets.

"Because of that work, the house sold in just a few days at full list price," Dowley says.

Dowley stresses the importance of making such improvements before putting a home up for sale, even though many sellers have to be talked into doing so. What stubborn sellers don’t understand, he says, is that very few buyers can imagine how well a property could look once the cosmetic work is completed.

Here are a few pointers for sellers:

-- Repaint brilliantly colored rooms.

Dowley says that in recent years many homeowners have become fans of home-decorating TV shows. Such shows embolden owners to experiment with their decor. For example, he's recently seen many rooms painted in robin's egg blues, eggplant purples, pistachio greens and fuchsia.

"The problem is that buyers can't get past your weird decorating to see how good your rooms would look in a light, neutral shade," he says.

Fortunately for those willing to do their own painting, Dowley estimates it typically costs no more than $200 for paint and other supplies to redo a mid-size room. And he says a professional contractor can be hired for that paint job for about twice that price.

"Painting over bright colors in a soft off-white tone can make a tremendous impact on your sale," Dowley says.

-- Consider doing a few minor bathroom improvements.

Improvements to the kitchen usually give sellers the greatest payback. But bathroom improvements also help homeowners maximize their potential gain from a sale, according to Sid Davis, a real estate broker and author of "Home Makeovers that Sell."

"Figure you'll get back at least five dollars for every one you spend in your bathrooms," Davis says.

For instance, for a small sum you can replace a dated-looking bathroom light fixture with a new one in a more contemporary style. Or you could replace a small mirror with a larger one that's more appropriately proportioned for your bathroom.

Davis also urges all home sellers to make sure they remove any mold that's accumulated in and around their bathroom tub or shower. If you're unwilling -- or unable -- to do this annoying job yourself, he says you should hire a professional tile cleaning company to do so.

-- Add luster to your laundry room.

"If you've got a dark, dingy laundry room with peeling paint and bad flooring, this leaves a terrible impression about the overall condition of the house," Davis says.

What are some low-cost steps that will make your laundry room more appealing? Davis recommends you hire a carpenter to install built-in shelving. Also, repaint the laundry room, replace worn flooring and upgrade the lighting.

-- Think of cleaning as your most cost-effective project.

You won't need a bundle of cash to achieve the kind of sparkling interior that can have a powerful effect on prospective homebuyers, Davis says.

"It's astonishing how many houses go on the market in an unclean condition, which is a massive turnoff for buyers. They'll assume the worst about your upkeep of the entire house if any part of it is filthy. Conversely, they'll think the best of sellers who've cleaned like crazy," he says.

If you're the sort of person who's oblivious to dust bunnies and cobwebs, you may need others to point out areas of your home that need cleaning.

"Invite a few relatives over. Ask them for a candid critique of your housekeeping," Davis suggests.

If your family members are harsh, which you want them to be, and say your place needs a major cleaning, don't hesitate to hire a professional company to do the work.

"It's not that costly to hire people who really know how to do in-depth cleaning. And it's always money well spent," Davis says.

-- Finish all your upgrades before hitting the market.

Many would-be home sellers assume it's fine to put their property up for sale while remodeling work is still underway. But Davis says you should wait until the painters' ladders and drop cloths are gone, the carpet has been cleaned and all the other projects are done.

"Until the dust settles, you don't want people trooping through. When work is still underway, people can't envision themselves living there," he says.

However, the minute the upgrades are complete, you and your agent should feel free to open your property to interested prospects.

"For most people, the smell of fresh paint is a positive, not a negative," Davis says.

-- Don't rule out borrowing for minor makeovers if you're tight on cash.

Does your home cry out for remodeling work, yet you lack funds for the improvements? If that's the case, Davis recommends you consider taking out a loan rather than trying to sell the property in "as is" condition. Though not ideal, he says it's better to borrow the funds than to put the property on the market without essential upgrades.

"A house that's offered for sale without important cosmetic improvements rarely attracts anyone but vulture buyers. And you can bet they'll expect to pay no more than a rock-bottom price for your house," Davis says.

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

With a law degree from Georgetown University, Rory O'Sullivan expected to be further along the economic spectrum by age 29. But his hefty load of student debt, coupled with his modest salary, means he may have to wait to actualize his desire to buy a home of his own.

"Our generation is optimistic, but we're in a pretty big hole. We've been struggling and stumbling since the dot-com bubble burst in 2000, and then we got hit by the recession, so we're not in a position to take on a big mortgage," O'Sullivan says.

As policy and research director for Young Invincibles, a nonprofit group promoting the interests of "millennials" -- young adults between the ages of 18 and 34 -- he's acutely aware of the economic challenges facing many in his age group. As he notes, this population cohort is saddled with more than $1 trillion in student debt and faces a high level of unemployment and underemployment.

"We've had to lower our expectations. But we're still optimistic we can reach the American dream," O'Sullivan says.

Despite the economic challenges facing them, many millennials at the older end of the age range can now afford to buy real estate -- but only if they're able to obtain a place for a very reasonable price, says Art Godi, the co-owner of a real estate brokerage that caters to young adults.

Godi, a former president of the National Association of Realtors (www.realtor.org), says the real estate hopes of young adults are no different than those held by their parents' generation at the same stage of their lives.

"They want the same good neighborhoods that are safe and close to good schools for their children," he says.

Having come of age during tough economic times, young adults are more conservative than their parents were in selecting the right starter home, according to Godi, who entered the real estate field in 1961.

"Because jobs have been so insecure -- and still are -- young people are used to belt tightening. They're a lot more cautious about how much they spend and the credit card balances they run up," he says.

On the plus side, this cautionary approach to financial matters has made many millennials very aware of the importance of maintaining a good credit score, which helps make them eligible for favorable mortgage financing.

"Many young buyers have very, very good credit scores," Godi says.

Although all homebuyers want a good deal, he says millennial purchasers -- with modest incomes and little savings for a down payment -- need an especially reasonable one. He advises those trying to buy their first home to think strategically. Here are a few pointers:

-- Target once overpriced homes that were converted to rentals.

Ashley Richardson, a real estate agent affiliated with the Council of Residential Specialists (www.crs.com), reflects on a pattern of behavior she's observed among some sellers whose inflated sense of their home's value causes them to overprice their property when it's first put up for sale.

"Because they shot too high, their house just sits and sits. Eventually, they take it off the market and try to convert it into a rental. But they soon get discouraged with renting and throw in the towel on that, as well," Richardson says.

After going through the trauma of renting, many homeowners put their property back on the market again -- this time for a faster sale at a more reasonable price -- and are much more willing to negotiate than they were the first time, Richardson says.

If you're a young buyer willing to purchase a house that's served as a rental unit, you could get a discount of as much as 5 percent off its market value, she estimates.

-- Consider a home with an out-of-date decor.

Money-tight homebuyers -- including first-timers -- may wish to consider a category of homes a notch above the fixer-upper. Typically, these are overall well-maintained properties with solid electrical and plumbing systems. But their owners, though conscientious in some respects, have neglected the cosmetic aspects of the interior decor, which may force them to sell at a price well below market value.

"If the kitchen appliances are still functional, some homeowners just hang onto them indefinitely -- even though they're in dated colors like avocado or gold. They also hang on to dated bathroom tile colors and fixtures," Godi says.

But he cautions against taking on a home that needs major infrastructure improvements.

"Most millennials are a lot more proficient at the iPad than with a hammer and nails. They're not very handy," Godi says.

He recommends a thorough inspection to determine whether a home has fundamental problems -- such as a crumbling foundation. These are far more costly to fix than an unappealing decor.

-- Search for highly motivated sellers.

When it comes to real estate -- as with many financial transactions -- time is money. Sellers who want or need to make a hasty move are generally more willing to let their property go for a bargain price.

As a young, first-time buyer searching for an affordable home, it's important to realize that you probably won't need to pry or do anything sneaky to determine the motivations of sellers, says Tom Early, a past president of the National Association of Exclusive Buyer Agents (www.naeba.org).

"In some areas, sellers still broadcast their desire for a quick sale in the ads put out by their listing agents. Perhaps their ads will read: 'Seller Motivated' or 'Must Move Quickly,'" Early says.

If the ads don't reveal the sellers' motivation, a few casual inquiries placed by your real estate agent -- to the listing agent -- could do so.

Early says a solid buyers' agent can be especially helpful in assisting first-time buyers to shape a bid in keeping with the sellers' timing preferences.

"Flexible buyers who've been preapproved for a mortgage and can move quickly --assuming that's what the sellers want -- are in an exceptionally strong position to nab a good deal," he says.

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

A few years ago, a couple in their early 30s -- both sales managers -- made a hasty decision to buy a contemporary condo in downtown San Diego. They were captivated by the apartment's stunning views and sweeping "entertainers balcony."

But once the couple's first child was born, the condo proved an awkward and disappointing choice. Recently, they put the place up for sale. Looking back, they wish they'd been more thoughtful about their buying decision and picked a place better-suited for the family they intended to have.

Their story illustrates how a hurried housing selection -- especially when it involves a condo -- can sometimes prove a disheartening choice.

"In particular, first-time homebuyers need to thoughtfully consider the implications of choosing any property, but particularly a condo. It's only human nature, but some buyers fail to think ahead for their future needs," says Eric Tyson, a personal finance expert and co-author of "Home Buying for Dummies."

Of course, no matter the housing style you choose -- whether a condo, a townhouse or a traditional, detached property -- that choice can affect your lifestyle in major ways. But Tyson says those who've never before lived in a condo should be especially cautious about buying one.

"There's a much bigger pool of buyers for traditional family houses," he says.

Leo Berard, charter president of the National Association of Exclusive Buyer Agents (www.naeba.org), says for some categories of purchasers, a condo could be the ideal choice.

"Older buyers who no longer have children at home often relish the low-maintenance requirements of condo living because most condo communities take care of all exterior maintenance. That liberates them from a lot of upkeep and frees their time for travel or hobbies," Berard says.

Another category of buyers who could enjoy condo living are young to middle-aged purchasers who don't intend to have children and who seek an urban lifestyle in an area where it's possible to walk to restaurants, entertainment venues and public transportation.

"Living in a vital urban setting -- in a condo or rental apartment -- is very popular with an increasing number of buyers in their 20s through 50s and beyond," Berard says.

Are you considering a condo? If so, you may wish to ask yourself these questions before you go through with a deal:

-- Would a condo prove a practical, comfortable housing choice for you?

People planning to sell a detached house in favor of a condo should anticipate major life changes, Tyson says.

For example, condo residents -- and their visitors -- typically face more limits on parking. Maybe you and your spouse will receive just one parking space in an underground garage or outdoor lot. That could be acceptable to a single person who travels frequently for work, but it could be troublesome for a couple who love to throw parties.

If you enjoy gardening, condo living could cost you the chance to cultivate your own plot. But if you dislike yard work, freedom from pruning and mowing could give you the extra free time you seek to pursue other interests.

Another factor Tyson says potential condo buyers should consider is the availability of storage space. Although a recently built condo is likely to have larger closets than an older one, a detached house will probably have still more storage room, if only in the attic or garage.

-- Is now the right time to buy a condo in your area?

Tyson says many first-time buyers view a condo purchase as a way to obtain housing at a lower cost per square foot than if they were to buy a freestanding house. But that assumption may or may not hold true, depending on property valuation trends in your area.

"Land costs are high and rising in most metro areas. Therefore, it makes sense that buying a condo -- which doesn't come with land -- should give you more living space for the money than a single family house," Tyson says.

But there are some obvious exceptions. For instance, a luxury apartment in a ritzy section of Manhattan or inside Chicago's Loop would undoubtedly be more expensive on a per-square-foot basis than a house in most suburbs, even upscale ones.

However, Tyson cautions against making blanket assumptions about comparative housing costs without first asking your real estate agent to give you data on recent sale prices in the communities where you're looking.

"You'll want final sales prices for transactions involving like units that occurred no longer than six months ago, unless your market has been extremely stable," he says.

-- Are the condo fees reasonable for the complex you're considering?

Berard says monthly condo fees bear close scrutiny.

"If the fees are very high, that could mean management of the building is not effective in holding down routine building expenses. But low fees could mean upkeep costs are being deferred, which could make future owners vulnerable to steep 'special assessments,'" he says.

To get a feel for the quality of management of a condo building, Berard suggests you ask to attend a meeting of the condo association's board. Alternatively, try to obtain copies of minutes from recent board meetings.

-- Would living close to neighbors be a plus or minus for you?

Tyson says people vary widely in their level of comfort with condo living. Those who grew up in a suburban or rural area with a lot of land around their property may dislike the smell of cooking from a stranger's condo down the hallway. Yet people raised in an apartment building might be at ease in such a setting.

If you worry you might be uncomfortable living in a particular condo complex, you could do well to test these assumptions by taking a short-term rental within the same complex.

"Renting a condo for even a few months could give you all the information you need to make a sound decision about buying in that complex," Tyson says.

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