When it comes to buying a home, many people aren't picky. But a rare set of buyers has a be-all-and-end-all home in mind. They're willing to spend months -- or maybe even years -- looking for just the right place.

In this category is a retired married couple in their early 80s who decided it was time to part with the waterfront home where they'd lived for more than four decades.

After much research, they identified the ideal setting: a well-designed condo complex reserved solely for those who'd once taught at a nearby university. The university-run facility offered the lectures and the intellectual stimulation the couple craved. Moreover, several friends already lived there.

Soon, the couple obtained a spot on the list of people qualified to buy a unit in the complex. But their wait was far from over. And when an apartment there finally went up for sale, there were several rival bidders for the unit.

Still, the couple was determined to prevail. To do so, they sought counsel from Leo Berard, charter president of the National Association of Exclusive Buyer Agents (www.naeba.org). He helped them shape a successful multi-faceted plan to beat the competition.

Are you looking for a unique home in a popular area where buyers now outnumber sellers? And are you likely to face rival bidders for that same place? If so, these few pointers could help:

-- Seek to beat out competitors by offering more.

Berard calls it a "top-off bid," and it can sometimes be an effective tool in an inventory-tight market. Using this strategy, the retired couple bid slightly above the asking price and agreed to exceed any equal or higher offer by $5,000 up to the ceiling on what they could afford.

Granted, you may wish to avoid this approach unless --as the retired couple did -- you have a singular home in mind.

Of course, no matter how special the home you're seeking, you shouldn't bid recklessly without regard to local property values. It's always important not to go overboard. To avoid an excessive bid, Berard recommends you ask your agent to check recent sales to see what similar properties have been fetching recently and stay within that range.

-- Provide watertight proof you can afford the property.

If you're buying your ideal home with cash taken from savings or another source, you needn't prove you can qualify for a mortgage, because you won't need one.

But if you're like most buyers and must have a mortgage, you'll need to demonstrate through a pre-approval letter that a lender believes you can qualify for a mortgage and have the credit status to make your loan application viable.

"The sellers of that unique house you want will never take your bid seriously until you produce a pre-approval letter. It's a minimum requirement," says Ashley Richardson, a longtime real estate agent affiliated with the Council of Residential Specialists (www.crs.com).

However, not all pre-approval letters carry equal weight when it comes to impressing sellers. Richardson recommends you seek pre-approval from a well-known lender with a recognizable name.

"Ask your agent for a referral to a local lender known to be trustworthy. Otherwise, your letter will be worth no more than the paper it's written on," Richardson says.

Remember, too, that the strongest pre-approval letters are granted only after your credit history has been checked and your cash assets verified. Proof of income can be established through pay stubs, W-2 statements and recent tax returns.

-- Write a friendly letter to the sellers telling why you love their home.

Most people are emotionally attached to the home where they're living. Even those who must sell due to an unhappy situation -- like a divorce or a financial reversal -- like to know that others admire and appreciate their property.

Because homeowner pride is nearly universal, buyers who love a particular place may find it advantageous to convey that sentiment in a brief note attached to their offer and addressed to the sellers by name. This could make a difference, especially if the sellers have received multiple offers that are roughly equal in dollar value.

"A sincere letter covering what you like about the home can give you an edge," Berard says.

He recalls how the retired couple seeking to move into the university-affiliated condo complex used such a note to support their winning bid. Their letter told how much they admired the apartment's built-in cabinetry and attractive patio.

But Berard cautions against trying to use a heartfelt letter to make up for a subpar offer.

"It's folly to come in with a lowball and then think you can sugarcoat it with a nice letter. Chances are all that would do is to insult the sellers and maybe even turn them against you," he says.

-- Tailor your offer to the seller's timing needs.

Money is almost always the leading factor determining if home purchasers get the property they're seeking. But timing also counts.

For instance, the woman selling the condo in the university-run building wanted to sell and move out of state promptly to live near her grown son's family. The retired couple, however, would have preferred to wait for a closing date that was at least three months later. But the buyers wrote a contract offer aligned to the closing date the seller wanted, which helped them seal their deal.

"In multiple-bid situations, the more reasons you can give the sellers to choose you, the more likely you are to win your prize," Berard says.

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

With the U.S. employment picture gradually brightening, real estate specialists say more young families are now considering a move from their starter home to a larger property. Many such moves are spurred by a promotion or a salary increase.

"That means larger houses are selling well again," says Tom Early, a real estate broker and past president of the National Association of Exclusive Buyer Agents (www.naeba.org).

Of course, not all families crowded in a starter home can afford an upward trade. True, far fewer homeowners are now "underwater" on their mortgages than in the aftermath of the financial crisis. Even so, Early says that in many cases, equity is still in short supply.

But the outlook is better for those who didn't overpay for their first home and have gained appreciation in the last year or two.

"Many people who were conservative in their selection of a first home -- and who weathered the economic storm that hit in 2008 without falling behind on their payments -- are in a decent position to move now," Early says.

"For people who own stocks, there's also the 'wealth effect' from the stock market rebound, which has made (prospective buyers) more confident about their finances," says Eric Tyson, a personal finance expert and co-author of the "Home Buying Kit for Dummies."

In addition, homeowners are often prompted to move up if their family size is increasing.

"There's always the classic case of people starting a family and needing another room for the baby. That's one of the most common reasons people want bigger housing," Tyson says.

A growing family also means adults in the house may have had to surrender their use of a bedroom they used as a home office, to let the kids have their own rooms. But as Tyson notes, more people than ever want and need a dedicated home office space, especially if they telecommute at least some of the time.

What features do most young families seek in a trade-up property? Early says a large family room is typically near the top of the list.

"Anymore, most people don't demand a formal dining room or a formal living room. They're looking for space that's comfortable and large in useful ways. A family room is nothing if it's not big enough for that 65-inch TV," he says.

But Early, a veteran of the real estate business, says experience has taught him that it's critical for young families to approach a potential trade-up purchase cautiously. Here are a few suggestions:

-- Make sure you can truly afford a bigger home.

Tyson cautions buyers against committing to a much more expensive home without first considering the long-term spending requirements.

"It's not enough to know that a bank will let you borrow for a larger mortgage. You have to do some financial soul-searching of your own," Tyson says, noting the frequent disconnect between the maximum sum a bank will lend and the amount a family can truly afford.

He advises those considering a move-up purchase to attempt to project their future financial needs. To make basic calculations, he recommends the free online financial planning tools available through such mutual fund companies as T. Rowe Price (www.troweprice.com) and Vanguard (www.vanguard.com).

-- Factor in all related home expenses.

Some who covet a bigger house are willing to personally handle all the cleaning and maintenance tasks they face. But beyond upkeep expenses, there are other costs to factor into your calculations.

"Are property taxes rising in your area, and what's happening to your homeowners' insurance premiums? You can't overlook these indirect costs of ownership," Tyson says.

In addition, he says, it's necessary to take into account all the expenses involved with furnishing a larger property, as well as utility costs to heat and cool the place.

-- Do an assessment of real estate valuation trends in your area.

In recent years, home prices have recovered strongly in a number of popular neighborhoods, though in some cases price gains have recently slowed or stalled due in large part to ever-more-stringent mortgage lending standards.

Does that mean you can still find an affordable move-up property in a neighborhood that's likely to appreciate in value in coming years? Tyson says the answer to that question depends on the strength of the local labor market and economy.

"If the area you've targeted has unusually strong schools, that could help keep values high and rising. But if the area is already overbuilt with large houses, you'll likely have to wait longer for appreciation," Tyson says.

No matter the size of the home you buy, you should stay there for at least five years to make your investment worthwhile, according to Tyson. Many who've held real estate in strong neighborhoods for the long term have been richly rewarded.

-- Plan your move-up purchase with your major life goals in mind.

Early estimates that well over half his home-buying clients purchase as pricey a property as their mortgage lender will allow. But the rest undershoot their ceiling because they have other money goals as important as housing.

For example, he's worked with clients who place as high a priority on family travel or on private-school tuition as on luxury housing.

"There's nothing un-American about buying the fanciest house your pocketbook will allow. But before you do so, make sure you're not spending so much that you'll sacrifice other top objectives. No one wants to be so house-poor they can't live fully or meet the legitimate needs of loved ones," Early says.

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

A couple in their 50s ached to sell their four-bedroom family house in the suburbs in favor of a slower lifestyle in the country, where they could inhale fresh air and spend nights gazing at a star-studded sky. Soon after putting their property up for sale, they found and bought the perfect rural cottage.

Eager to move, they took all their furnishings to the new home, leaving their former house vacant. That made it much tougher to market the property, says Kurt Albers, the real estate broker who handled the listing. As he notes, when a house becomes empty, all its flaws become obvious to buyers. For example, they focus on marks on the carpet where furniture stood and on the walls where pictures once hung.

Visual eyesores aren't the only problem.

"Vacant houses often have a stale smell because the windows and doors are rarely open. And odors can be a huge barrier to getting a house sold," says Albers, who's been in the real estate business since 1994.

To make the house more presentable and get it sold promptly, Albers' clients followed his recommendations. They hired a professional cleaning crew to redo their carpets and painters to freshen the entire interior. They also ensured that all needed minor repairs, such as a shaky stair railing, were fixed. In addition, they brought back a select few items of furniture and hired a home stager to arrange them artfully.

"It's much better to market a house in move-in condition. That way, you sell faster and for more money than if the property is sold in 'as is' condition," says Albers, who's affiliated with the Council of Residential Specialists (www.crs.com).

He says a vacant house that lingers unsold raises buyers' suspicions and can encourage below-market offers from those who believe the sellers are under pressure to move.

Why is it usually harder to sell a vacant house than one that's attractively, if only minimally, furnished? Jane Fairweather, a veteran broker who heads a real estate team with multiple agents, says the problem is that most buyers lack visual imagination.

In fact, as she points out, in a market with ample inventory, a property that's vacant may not even make it onto a buyer's "short list" because it will not show well in online pictures.

"More than 90 percent of buyers meet houses for the first time on the Internet. Online, houses that are vacant look flat and lack perspective," Fairweather says.

-- Begin your listing at a realistic price point.

Sid Davis, a real estate broker and author of "A Survival Guide to Selling a Home," advises sellers to check out their competition and adjust their pricing accordingly before putting any property up for sale.

If nearby homes are selling at a rapid clip in your area, meaning you live in a so-called "high velocity" neighborhood, Davis says you can be more aggressive in your pricing. But if the local economy and unemployment rate show signs of weakness, you should enter the market at a price point that's very conservative. This is the best way to avoid the stigma of a slow-to-sell property.

-- Fix any cosmetic flaws in your vacant home.

Davis stresses that the sellers of vacant property can't afford to present their place in anything but pristine condition.

To maximize a sale, Davis contends it's essential that vacant homes be freshly painted on the interior, in a light, neutral tone.

He also urges the owners of vacant homes to replace worn carpet and refinish (or replace) hardwood floors that need work. In addition, they should fix any unsightly areas that visitors might encounter, such as scratch marks in a cast-iron kitchen sink.

"If you don't address the minor stuff, buyers won't be able to grasp the overall beauty of the house," he says.

-- Consider hiring a professional stager.

Eric Tyson, co-author of "House Selling for Dummies," says a vacant property needs a few well-chosen items of furniture so that would-be buyers can see the scale of its rooms.

Of course, you can always rent or buy furniture to outfit a vacant home. But Tyson says a better solution is to hire a professional home stager to lend you the "props" you need to present your place thoughtfully.

Your listing agent may be trained to provide staging services. Or you can turn to professional stagers' organizations to find leads in your area. One such group is the Real Estate Staging Association (www.realestatestagingassociation.com).

-- Maintain your vacant home in show-worthy condition.

As agents know, one plus of marketing a home that's vacant is that it's so convenient to show, without the need for complex arrangements with the family living there.

A vacant house doesn't suffer the problem of dirty dishes in the sink or kids' toys spread across the family room floor. But other things can go wrong. For instance, newspapers and litter can pile up on the front lawn. Light bulbs can burn out. A leak might develop in a bathroom faucet. That doesn't count the dust and cobwebs, which are a given.

You can always hire a neighborhood teenager to pick up newspapers and do routine yardwork. But Davis says it's also important to ensure that your listing agent keep a close eye on the property, stopping by at least twice each week.

"Looking after your vacant home is part of your agent's professional responsibility, and it's not that much of a burden," he says.

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