A couple in their 40s -- a truck driver married to a convenience store manager -- were in the throes of a nasty breakup when they rang Sid Davis to say they wanted to liquidate their property promptly.

Davis, an experienced real estate broker, knew from their address that the couple lived in a strong starter-home community with coveted one-level houses. Thus he assumed their robin's egg-blue property, with 1,450 square feet of living space and a popular floor plan, would be an easy sell.

But what Davis found upon visiting the home was disappointing. Through the turmoil of their unhappy marriage, the couple had let their property deteriorate badly.

"The carpets were shot, the paint was old and peeling and the vinyl floor in the kitchen was totally worn out. Besides, the house was jam-packed with clutter," he says.

Davis, the author of "A Survival Guide for Home Sellers," failed to convince the couple to restore the good looks of the house with fresh paint, new carpet and a replacement kitchen floor. The only thing they agree to do was to clean and clear clutter.

"Because of their resistance, we had to chop 15 percent off what the house would have sold for in good condition. Also, the sellers had to give the buyers -- a couple in their 20s looking for a bargain -- an $8,000 allowance for carpet, paint and flooring," Davis says.

Why are some sellers with a property in poor condition unwilling to do the cosmetic work necessary to maximize their profits?

Homes are allowed to deteriorate for many reasons. Elderly sellers and those confronting serious health issues are understandably more focused on their ailments than on keeping up their property. Also, cash-strapped owners of all ages who have to sell for financial reasons often lack the available funds to make a property show-worthy.

Ashley Richardson, a real estate agent affiliated with the Council of Residential Specialists (www.crs.com), says people facing foreclosure sometimes become so disheartened that they can't muster the will to improve their home.

"When their finances fall apart, some people just give up hope and their coping skills decline. They default on an emotional level," Richardson says.

In some cases, she contends that spending a significant sum to prep a house in poor condition for sale is a bad idea, especially for people who must make a quick exit.

"You should limit your spending to high-visibility projects that give you the best return on investment. These include minor upgrades to your front entrance, kitchen and bathrooms," Richardson says.

Here are a few more pointers for sellers:

-- Seek out a seasoned agent for unvarnished advice.

Are you stressed out by the prospect of overseeing all the work that must be done to get your home ready for sale? If so, you'd be wise to seek a listing agent willing to serve as a project manager, says Eric Tyson, a personal finance expert and co-author of "House Selling for Dummies."

"For fear of offending you, not all agents will tell you the truth about all the work needed to make your place look good. Yet that's information you really need in order to make the right decisions," Tyson says.

As Richardson says, a reputable agent shouldn't only give you a list of tasks worth doing, but should also tell you which upgrades wouldn't warrant the expense.

"For instance, it's usually not smart to replace high-end cabinets in a rundown house. But you might want your current cabinets repainted," she says.

As the preliminary step in the agent-selection process, Richardson recommends you interview three candidates. Ask each to analyze your property and tell you which cost-effective steps would make it more saleable. Go with the one who gives the most realistic assessment.

-- Call in help to speed your de-cluttering process.

Sorting through clutter is an especially daunting prospect for seniors or those with health problems.

"People who aren't in a position to undertake all this work themselves should try to recruit help from friends or family members," Richardson says.

If no volunteers step forward, she suggests that sellers attempt to hire students or others seeking a temporary, part-time job.

Some homeowners who are selling "as is" think it's pointless to bother with the removal of clutter. But Richardson says it's absolutely necessary.

"Remember that no one, not even bargain buyers willing to accept a fixer-upper, will give you a fair price for a house so crowded with clutter that they can't even see how big the rooms are. Very few people can see past lots of junk," she says.

-- Assist buyers trying to imagine your home's potential.

Although many sellers of rundown homes can't afford to do worthy improvements, Richardson says it's still critical they make their property look at least minimally appealing.

"The reality is that all buyers first see houses online. If they don't like what they see on the Internet, they'll never go see your place in person," she says.

Besides removing clutter, you'll want to remove any furnishings that look dated. Your listing agent might lend you a few attractive pieces to make your place look better.

"Real estate people often own some good rugs, lamps and pieces of furniture that clients can use," Richardson says.

Also, she recommends that the owners of a rundown house give visitors mock-ups and contractors' estimates for needed improvements.

"The best approach is to do the cosmetic upgrades yourself before the house goes on the market. But if that's impossible, use any strategy you can to help buyers to at least realize the potential of your diamond in the rough," Richardson says.

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

A trend for marriage in America is that more couples are older when they tie the knot. In fact, an increasing number of people now marry for a second time after their kids have reached adulthood and left the nest. And the older the couple, the more likely they are to each own a home on the day they wed.

Coming into a marriage with two homes raises complicated questions for couples. Should they sell one place and move to the other or sell both properties and buy a new place together? One additional option -- which is increasingly popular with older, empty nesters who can afford it -- is to retain both their domiciles indefinitely.

Dr. Bonnie Jacobson, a New York therapist specializing in relationship issues, tells the true story of a couple of clients who grappled with the two-home issue and ultimately decided to keep both properties.

The husband is a medical researcher in his 70s who works in the Washington, D.C., area and loves his suburban home there. His new wife, a professor of philosophy in her 60s, owns and enjoys a Manhattan apartment close to her university job.

"They see each other on weekends and during vacations. They have a beautiful marriage, so what's the big deal? It's all very romantic," says Jacobson, the co-author of "Choose to be Happily Married" and other books on relationships.

Jacobson also says a couple keeping separate homes can sometimes be a good solution for re-marrying couples with grown offspring who wish to keep their estates separate.

"This way when it comes to the kids, you don't have conflicts over who inherits the property. Each set of children inherits their parent's home," Jacobson says.

Are you a two-home couple who will soon marry and need to forge a unified housing plan? If so, these few pointers could prove useful:

-- Make sure you communicate about your future housing desires.

Many people who marry or remarry in their 30s, 40s, 50s or beyond have spent years living independently and are used to making decisions solo. In such cases, Chris Knight, a certified financial planner, says it's especially important that they discuss both their financial and lifestyle preferences before making a major housing decision.

Couples who find it hard to reach a conclusion through their own talks might consider hiring a financial adviser to help, if only for a consultation lasting a couple of hours. A skilled adviser will draw out each partner, thereby helping the couple come to a compromise that works for both.

Reaching agreement on housing objectives helps a couple overcome one of the key hurdles they confront in combining their lives.

"When they marry, couples merge legally. But many still don't merge financially for many years. Reaching a consensus on housing helps people merge financially at an earlier stage in their marriage," says Knight, who's affiliated with the Garrett Planning Network rr(garrettplanningnetwork).

-- Don't rule out a change of neighborhoods.

Couples with adult children typically have more choices open to them than do those who still have young kids at home or who plan to have a family soon. No longer must they focus on choosing a community with quality schools, playground access and other child-friendly amenities. Instead, they have the liberty to concentrate on their own interests and hobbies.

Once both partners clarify their strongest interests, they will find it easier to identify locations and housing choices that could serve both.

-- Take retirement planning into account when making housing decisions.

Retirement experts underscore the reality that many baby boomers -- people born between 1946 and 1964 -- have insufficient savings for retirement. That's why financial planners like Knight caution them against committing to an expensive housing decision, like building a custom home, until they've put away enough funds for their retirement years.

How can you determine if you and your partner have enough funds to retire? This question requires analysis, Knight says. Among the factors to consider are your health status, probable life span, how long you plan to work and your expected return on investments.

"If your interests are expanding and you want to travel, you'll likely need more money than anticipated," Knight says.

To get a grip on your financial needs for retirement, Knight recommends you use the free calculators available on the Internet, including those provided by such mutual fund companies as Vanguard (www.vanguard.com) and such personal finance publishers as Kiplinger (www.kiplinger.com). To help with lifestyle planning for retirement, you may wish to pick up such books as "The Power Years: A User's Guide to the Rest of Your Life," by Ken Dychtwald and Daniel J. Kadlec.

-- Consider selling both homes and buying another.

Are you and your partner marrying for the second time? If so, you may be uncomfortable with the idea of moving into the home that was once occupied by your partner's former spouse.

Both partners may be strongly attached to a home where they've lived for many years. But starting fresh by selling both their properties and then purchasing a third place can have many pluses, according to Knight.

"Buying one common home instead of keeping two can be financially advantageous. And it could be the very best choice for young people who wish to raise their kids under the same roof," he says.

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

A construction company manager in his 50s bought a ranch-style house in a desirable neighborhood with the intention of renovating the place to flip it -- meaning he hoped to quickly sell for a profit.

Full of bluster and self-assurance, he embarked on a massive renovation program that involved gutting rooms and moving walls. The end product was good, but the whole renovation took vastly more time and funds than expected. Consequently, he lost money when he sold the place.

"By the time the house was ready for sale, the owner had spent nearly three months on the work and gone $25,000 over budget," recalls Ashley Richardson, the agent who eventually handled the listing.

Richardson, who's affiliated with the Council of Residential Specialists (www.crs.com), agreed that the construction manager's property needed updating. But he says the owner would have been well-advised to limit the remodeling work to minor projects to improve the home's appeal without costing a fortune. For example, he could simply have repainted the interior walls and replaced worn carpet rather than doing massive renovations.

This true story illustrates the risks of "over-improving" any home above neighborhood standards, says Mark Nash, author of "1001 Tips for Buying and Selling a Home."

"If you get into renovations involving too many bells and whistles, you never get a dollar-for-dollar payback when you sell," Nash says.

While many real estate markets are now strong, others are still sputtering. Because of that, Nash emphasizes the need for forethought and guidance from local experts before embarking on pre-sale remodeling.

However, Nash cautions that would-be sellers who are too stingy to pay for essential improvements, such as a shabby roof, face their own set of difficulties.

A dated-looking kitchen is also a huge negative for buyers, says Nash, noting that it's essential to replace countertops that are worn or scratched. In addition, he says sellers should replace an old kitchen floor. But in most cases, he argues against large-scale kitchen renovations that involve tearing out cabinets or installing professional-grade appliances.

Here are a few tips for sellers on how to avoid excessive pre-sale work:

-- Seek the counsel of local real estate experts before you renovate.

"It's always unwise for sellers to commit to remodeling before they discuss the work with real estate people who know their area. They're the ones who can tell you what your market will bear and what it won't," Nash says.

He recommends you contact three local agents for advice on which home-improvement projects are truly necessary. Most well-established agents will visit your house and advise you even if you don't intend to sell for another three to five years.

As an added benefit, he notes that many agents maintain a database of reliable contractors.

-- Limit your renovation projects to neighborhood norms.

Tom Early, a real estate broker who was twice president of the National Association of Exclusive Buyer Agents (www.naeba.org), says current homebuyers won't pick up the tab for any renovation work that raises a property above neighborhood standards.

What sort of upgrades constitute "over-improvement"? For example, you wouldn't want to install high-end, designer light fixtures in a neighborhood of starter homes. By the same token, you wouldn't want to construct a three-car garage in a neighborhood where most houses have no garage at all.

-- Don't be afraid to cancel any projects that prove too expensive.

If you think your contractors are going over the top, Nash says it's better to cancel projects before they're finished than to overspend on work that will cost much more than expected.

"For example, most buyers don't care if they get super appliances in the kitchen or laundry room. It's the basic house and floor plan they're looking for and not high-end elements in every room," Nash says.

As he points out, real estate agents often recommend the use of less expensive products than are suggested by contractors. For example, you don't need to spend your money on top-of-the-line carpeting when a mid-level grade will do just as well.

"It's true that bailing out of work with a contractor can cost you a penalty. But doing so might still be the wise course if a project has become too ambitious," Nash says.

-- Avoid rushing the renovation process.

As Nash notes, many home sellers realize too late that a thoughtlessly executed remodeling program can hit their wallet hard. That's why he recommends you write on an index card the basic elements of a carefully considered plan. Have that index card handy as a reference guide when contractors come over to do estimates.

"Don't let the contractors dissuade you from your goal of staying within your budget. What you need is a sound plan. Then stay true to that plan until it's all done," he says.

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