Some first-time homebuyers are so fearful of making a mistake that they'll reject a well-priced dream property for an unusual reason, says Ronald Woodall, who runs a real estate brokerage that does 80 percent of its business with first-timers.

"I've been in the business since 1999, and have heard some very strange excuses," Woodall says.

For instance, he recalls one buyer who backed out of a deal for a ranch-style house he loved after spotting a black snake in the backyard, which he took as a "bad omen." Another buyer rejected the townhouse he'd chosen after concluding that its dark-green front door would fade too quickly, thereby requiring repainting.

"I suspect it's often due to fear of commitment," Woodall says of such skittish behavior, adding that Buyers are "overwhelmed at the thought of making so big an investment."

He says an important initial step for first-time buyers involves selecting an agent with whom they feel comfortable.

"It's important to find an agent you really trust and believe to be knowledgeable, not just some cousin who happens to be in the business. To get a feel for the agent, sit down with the person over coffee or lunch. Watch out for anyone who dominates the conversation rather than listening," Woodall says.

Here are a few pointers for first-time buyers:

-- View mortgage pre-approval as a time-saver.

Although the mortgage market has loosened up slightly since the worst of the economic downturn, real estate specialists say it's still crucial that all homebuyers visit a lender's office before shopping for a home. There they can gain mortgage "pre-approval," meaning the lender will check their credit and give them a letter indicating the extent of their borrowing capacity.

"Lenders are more regulated now and you can expect more stringent standards," than during the anything-goes pre-bust years, says Merrill Ottwein, a real estate broker for more than 40 years.

Obtaining mortgage pre-approval also helps ensure that you won't waste precious time visiting properties that are above your price range, says Ottwein, a past president of the National Association of Exclusive Buyer Agents (www.naeba.org).

"People who know very specifically how much they can afford can focus their home shopping and avoid shooting too high. That way, they don't get their heart set on a house that's beyond their means," he says.

-- Look for the strongest neighborhood you can afford.

Nearly all young homebuyers face income limitations when it comes to purchasing property. Even so, Ottwein urges buyers to try for the most desirable neighborhood in their price range.

"It's trite but true that location still rules in terms of long-term property values. That's why it's so key to go on a quest for the best area you can afford," he says.

Even if you can capture a bargain price, buying a big house in a weak neighborhood is the equivalent of buying false gold, according to Ottwein.

"Though you may need to compete for property there, look for an area where homes sell quickly once they hit the market. Communities that are highly valued now should retain their popularity in the future," he says.

-- Look out for any "red flags" about the area's future.

There are several obvious indicators of a neighborhood with a bright future. These include strong public schools and attractive recreational amenities. Other, less apparent signs of strength include easy access to high-quality public transit and quiet streets without a lot of cut-through traffic.

"You never want to be too close to an interstate highway. And you never want to pick a house near a junkyard or a landfill," Woodall says.

Ottwein cautions against buying a place in a neighborhood framed by blighted buildings. For example, you wouldn't want to invest in a home near stores that have gone bankrupt and closed.

"You should also be careful to avoid any neighborhood near lots of vacant land with an uncertain future, unless you've investigated and determined that the land is slated for positive development," he says.

To help avoid a regrettable neighborhood choice, Ottwein suggests buyers explore any area they're considering on Google Maps.

-- Focus on selecting the best available home for the money.

Once you've chosen the most desirable neighborhood you can afford, it's time to search for the ideal home within that community.

Ottwein says your best bet isn't necessarily the largest home within your reach. In fact, you're probably better off buying a small to average-sized house in a sought-after community.

"Surprisingly, as time passes, the small houses on a block tend to increase in value faster than the biggest ones. This is a rule of thumb that nearly always applies," Ottwein says

Are you in the market for a detached, family-style house that should be easy to sell in the future? If so, make sure any property you pick meets certain basic requirements, regardless of its size. It should have an easy-to-navigate floor plan and an eat-in kitchen. Also, if possible, it should have at least three bedrooms and a garage suitable for one to two cars.

What features can you afford to trade off to stay within your budget? Ottwein says the house you choose needn't have a fourth bedroom, high-end "professional" kitchen appliances or an extra-large lot.

Although some first-time buyers are so reluctant to commit that they let the home-selection process drag on, Woodhall says others act too hastily.

"If you're moving from a small rental apartment unit to a house, almost any place you visit will seem impressive. This could cause you to fall in love before you've considered all your options," he says.

To avoid this outcome, Woodhall advises first-timers to visit at least seven to 10 properties in their neighborhood of choice before deciding what to buy. If you're in a hurry, this pre-purchase property tour can occur during a single Saturday.

"Take advantage of the power of comparison to confirm that you've made the best possible choice," he says.

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

Living in a trendy urban neighborhood is the increasingly common dream of many young professionals who work downtown. They're drawn to the wealth of amenities that a revitalized city center offers -- from quick access to restaurants and clubs to a laid-back commute. These, along with the autonomy that comes with ownership, are among the reasons more renters in their late 20s to early 30s now hanker to own a city place.

"After you've rented for several years, you get very tired of your landlord dictating what you can and can't do," says Mark Nash, a real estate expert and author of "1001 Tips for Buying and Selling a Home."

Besides the lifestyle advantages of condo ownership, many young professionals, who typically have few tax advantages available to them, look forward to a mortgage interest deduction. In addition to these advantages, Nash urges buyers to factor in potential drawbacks before going ahead with a condo purchase.

"The odds are you'll have to stay in that condo for at least four to five years to get enough appreciation to cover the costs you'll face when you sell," he says.

Obviously, the future is hard to predict for people of any age. But as Nash notes, young adults are especially likely to change jobs, go back to school for an advanced degree or enter a new relationship. That means they're often more transient than older people.

He says those in a settled relationship or marriage should think especially carefully about buying a small city condo if they're planning to start a family in the near term.

"Not long after having a baby, most folks start thinking about schools, which usually leads to an eventual move to the suburbs," Nash says.

Yet, even after taking into account these factors, many young adults still want to go forward with a city condo purchase.

"They enjoy city living, but don't want to keep making rent payments with nothing to show for them," Nash says.

Here are a few pointers for urban condo buyers:

-- Choose a city neighborhood that suits your residential side.

Many young professionals who work downtown are in service fields such as law, banking or insurance. In many cases, their offices are housed in the financial district of a city. And the convenience of living very near the office might appeal to them.

But Meyer says it could be a mistake to buy a unit within the financial district if that part of town feels cold and unwelcoming when the offices are closed.

"The key point is to look at the neighborhood at night and on weekends to see if there's enough activity there," he says. "To find out, you need to visit during those times, walking around the streets to see how the area feels."

-- Focus on the best condo building in your favorite area.

Tom Early, a real estate broker and past president of the National Association of Exclusive Buyer Agents (www.naeba.org), advises urban homebuyers to be "very choosy" about the building they select.

"Either a new or older building could be a good choice for you. But be absolutely sure the building you pick is solidly constructed and well-maintained," Early says.

According to Meyer, you shouldn't rule out a building solely because it has retail outlets on the ground level. But be cautious about accepting any place with one or more retail vacancies.

"This might be a red flag that people don't want to shop there and that this part of town is unpopular. You have to investigate and find out why those stores are vacant," he says.

-- Seek out a building where noise is unlikely to be a problem.

Did you grow up in a single-family house, where, for example, you could throw a party or play a saxophone without arousing neighbors' complaints? If so, you may not realize how problematic the issue of noise in a condo building with poor soundproofing can be.

"If the walls are thin, this can really limit your life. It's unpleasant to have someone next door pounding on your wall just because you're watching a movie or have loud friends over to see a game. Likewise, you don't want to suffer through your neighbors' noisy parties," Early says.

In the design and construction of some new condo buildings, extra attention is often given to soundproofing. However, well-constructed older buildings with very thick walls might also be a good bet.

-- Request documents that give you an in-depth look at a building.

Because they live in close quarters, condo dwellers have to abide by homeowner association rules, which can be very restrictive. That's why Early recommends that potential condo buyers obtain a copy of these rules before they commit to a unit.

"By looking at the rulebook, you'll get a feel for the culture within the building and whether you'd be comfortable there. For example, maybe you'd be unhappy living with the building's restrictions on pets," he says.

Also, Meyer encourages you to obtain a copy of the minutes of recent condo association board meetings.

"You're entitled to have these documents, which tell you about the association's finances and whether an increase in fees is expected soon. You can also find out if you'd be likely to soon be hit with special assessments for such capital projects as a new roof or elevators," Meyer says.

-- Don't skip a home inspection.

Many condo buyers have the impression that they don't need a professional inspection before buying a unit. But Early says it's important that all condo buyers hire a skilled home inspector prior to committing to a purchase. He recommends they find the name of a local inspector through the website of the American Society of Home Inspectors (www.ashi.org).

"Make sure your inspector checks more than just the interior of the condo you'd like to buy. He should look also over the entire building to make sure its plumbing, electrical and fire-suppression systems are all in good working condition," Early says.

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

Right now, there are more eager homebuyers than available properties in many neighborhoods. Even so, real estate experts advise buyers against lowering their standards in terms of the homes they consider visiting.

If you make a bad choice, "You're stuck with that house and it's a huge investment," says Ashley Richardson, a long-time agent affiliated with the Council of Residential Specialists (www.crs.com).

Before she takes any of her home-buying clients to look at property, Richardson urges them to use the Internet, including mapping and street-view sites, to narrow the list of possibilities.

When Richardson entered the real estate field in 1993, her typical home-buying clients, with fewer screening tools at their command, visited about 50 homes before deciding what to buy. These days, they've ruled out all but a few properties before they get in her car for a tour.

"Most of my buyers look at just five or so houses before making a final selection. And, surprisingly, the property they buy is usually the top one on their short list," she says.

Sid Davis, a veteran real estate broker and author of "A Survival Guide for Buying a Home," agrees, saying buyers who make the best final decision save time by "doing a thoughtful review of what you really want and need in a house, and then shrinking the candidate houses to just a few," Davis says:

Here are a few pointers for homebuyers:

-- Consider using the size of living space as a search criterion.

Large houses, which lost some luster during the real estate downturn, are regaining popularity. As a result, square footage is once again a significant factor in housing selection for many purchasers.

"Face it ... for almost everyone, bigger is better," says John Rygiol, an independent real estate broker affiliated with the National Association of Exclusive Buyer Agents (www.naeba.org).

Though many baby boomers aspire to move to a low-maintenance single-level property, Rygiol says relatively few want to downsize in terms of living space. Meanwhile, their grown children typically also want as large a home as they can afford.

"Because lots of space is still so important to people, I recommend that buyers sort housing options by square footage. Price per square foot remains a very good measure," he says.

As Rygiol points out, it's not unusual to find that a small home can cost significantly more per square foot than a mid-sized property in the same area. And over time, the mid-sized home should be worth more.

"If the square footage of space in a property isn't shown on the listing you receive, ask your agent to take measurements for you," he says.

-- Factor in bathroom count when creating your short list of homes to see.

In the past, it wasn't uncommon for several members of a family to share the same bathroom. The cultural norm was that people should be willing to wait their turn for their daily shower or bath.

But as Rygiol points out, the current ideal is for all family members to have their own bathrooms.

"These days, buyers are horrified at the thought that their children would have to share a bathroom," he says.

Of course, homes in older communities are likely to have fewer bathrooms than those in newly built subdivisions. But whether you're interested in an older community or a newer one, Rygiol advises you to favor homes with more bathrooms.

"What's wonderful, and now more common, in brand-new communities is for every bedroom to have its own bath. That gives you the ultimate in privacy and convenience," he says.

-- Use an Internet mapping site to study proximity to shopping.

As Davis notes, you can use a mapping site like Google Maps to quickly determine if a house you're considering is located on a heavily trafficked street or a dead-end lane. In addition, you can use this online tool to see how close a property is to shopping.

"You want to be close enough to a supermarket for convenience and reasonably close to "big box" retailers. But you don't want to live right next to a Wal-Mart parking lot," Davis says.

He says you should also take note of the direction a home faces.

"Generally speaking, people prefer a place that faces south over one that faces north. Because of that, a south-facing house may be worth more over time," he says.

Many people also drive by properties that interest them before making an appointment to go inside.

"This allows you to pre-screen for curb appeal, which is a huge factor in potential appreciation," Davis says.

-- Factor in your emotional response as well as objective criteria.

Davis says that the right home-buying decision involves both objective and subjective elements. For example, objectively, a family with three young children probably needs at least four bedrooms. But subjectively, they also want a house that feels welcoming to both family and friends.

"A house should give you an instant feeling of quiet harmony, with everything in proportion. For instance, the windows shouldn't be either too big or too small for the floor space," Davis says.

Richardson recommends that people avoid focusing too much on certain features that may not gel with the property -- like a crystal chandelier in the front foyer.

"Bells and whistles matter less than whether the house will really work for you on a day-to-day basis," she says.

After creating a short list of finalist properties based on objective criteria, like test scores at the neighborhood schools, Richardson says it's time to start focusing on your emotional reactions.

"It's surprising but almost always true that people bond instantly with the right house the moment they walk through the front door," she says.

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