Because he's facing both financial woes and multiple maladies, a semi-retired consultant in his 60s badly needs to sell his suburban cottage. But although his place is located in a popular neighborhood served by top-notch public schools, he was recently rebuffed by an agent who refused to take his listing.

The problem is the consultant's resistance to taking even minimal steps to make his place presentable, such as basic cleaning and clutter clearing. That, coupled with the man's deferred maintenance and overgrown yard, convinced this agent the property wouldn't be saleable in its current condition.

"Sometimes, real estate people simply have to turn down potential clients who reject reason when it comes to getting their house ready for sale," says Sid Davis, a real estate broker and author of "A Survival Guide to Selling a Home."

"These days most buyers ... can't afford to take on substantial home renovation projects," Davis says.

But spending a lot of money on a crash program to upgrade a property in extremely poor condition isn't always the wisest course. If the problems are serious, those who invest too much typically can't recoup their outlays at the closing table.

"Focus your spending on your highest-priority projects, like cosmetic fixes to your kitchen and bathrooms and essential repairs, like plumbing or electrical problems. Also, paint your property and make your front entrance beautiful," says Ashley Richardson, a veteran real estate agent affiliated with the Council of Residential Specialists (www.crs.com ).

Here are a few other pointers for sellers:

-- Seek out a seasoned agent for guidance.

Although our consultant was rejected by the one agent he called in to look at his property, Richardson says that he should continue to search for someone who can advise him on how to make his place market-worthy.

Eric Tyson, a personal finance expert and co-author of "House Selling for Dummies," says not all agents are created equal.

"What you want is someone who will help you develop a strategic, step-by-step plan that works within your budget, however limited. And then you have to be open-minded about the necessary changes," Tyson says.

As he says, some agents will even step into the role of project manager, helping you find contractors willing to take on small jobs for reasonable prices.

"It could be a waste of money to pour your limited funds into a full kitchen renovation, including the installation of expensive new cabinets. But it might be worth the cash to paint your cabinets in a high-gloss white paint," Tyson says.

As the first step in the agent-selection process, Richardson suggests you interview three candidates, asking each to critique your home and itemize cost-effective steps to make it more saleable.

"Look for someone who makes eye contact with you and who you can trust to give you a straight analysis," she says.

-- Look for help to de-junk your property efficiently.

Richardson says that sellers who can't handle the often intensive work of prepping a house for sale themselves should ask family members and friends to assist. But what if no volunteers step forward? In such cases, Richardson suggests that owners may wish to hire students or others looking for temporary, part-time work.

"Post a classified ad that seeks assistance 'pre-packing for a move.' And don't forget to check background references before you arrange for any stranger to come over to your house," she says.

Richardson recommends you delegate to the person you hire a series of manageable tasks.

"Tell them, for instance, to pack up the contents of your kitchen cabinets, a heavily loaded bookshelf and your bathroom countertops. All these items, most of which you won't miss, can be packed in your garage in neat stacks," Richardson says.

-- Give potential buyers help to picture your home's possibilities.

If the house you're attempting to sell is run-down, the odds are you don't have enough money for major improvements. Even so, Richardson says it's critically important that you make your place at attractive as possible.

"You won't get buyers out to see your home in person unless it can pass the 'online photo test.' Everyone is now pre-screening property on their smartphone or computer," she says.

In addition to packing away clutter, you'll want to cart out any furnishings or draperies that make your place seem drab or tired. These could be replaced with items borrowed from your agent.

"Realtors sometimes keep a stock of a few good furnishings, including lamps, area rugs and paintings, that you can use during the showing period," Richardson says. In addition, she says the owners of an "as is" home should give to visitors contractors' estimates for necessary fixes.

"Homebuyers routinely overestimate the cost of home improvement projects. You can help them to calculate the likely costs they'd face if they bought your fixer-upper," Richardson says.

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

Does your life involve a demanding boss, kids who must be pressed on homework and a spouse who travels a lot on business? Beyond all that, are you also planning to sell your house in the near future?

If so, Neen James, a time management expert and author of "Folding Time: How to Achieve Twice as Much in Half the Time," says it's understandable if you feel overwhelmed by the house project. After all, preparation for a home sale inevitably involves -- among other steps -- many hours sorting through such belongings as kitchen gadgets, excess shoes and boxes of books.

Due to scarcity of free time, she says many homeowners need a strategic plan to accomplish all the must-do tasks necessary to make their place saleable. These can include cleaning, organizing and culling through a large volume of excess accumulations in closets, drawers and stash areas, such as garages.

"In the U.S., many people have so much stuff in their garage that they can't even put cars in there," says James, a native Australian who contends that clutter problems are less pervasive in her home country.

Here are a few tips for home sellers:

-- Reduce the huge home sale project into small pieces.

Frantic people trying to tackle all that's involved in preparing for a home sale, or any other sizeable project, would do well to break their work down into 15-minute increments of uninterrupted time, James says.

"You can get a lot done in 15-minute slots. Actually, I'm convinced you can conquer the world in 15-minute segments," she says.

Suppose, for instance, that your bookshelves are bulging with excess volumes, including many you've already read. In just 15 spare minutes, for example, you could clear through a single shelf that contains your cookbooks. Then when time allows later, you could tackle other shelves that hold novels or a collection of art books.

James suggests that in between 15-minute work sprints you take small breaks to help keep up momentum. These could involve a brief jog outside or a quick cup of coffee.

"Just be sure that on your break you don't eat a ton of sugar or other simple carbs that could lead to an energy slump later," she says.

-- Make sure you set strategy before tackling your home preparation project.

Peter Turla, a former rocket scientist who now conducts time management seminars for employee groups, says that anyone who needs to prepare a property for sale should start with an action plan.

"You don't have time to not plan," he attests, adding that planning at the front end reduces the need for backtracking as a project progresses.

Stefanie Coleman, who's taught time management and productivity seminars for more than a decade, says that project planning should be done in several stages. The first involves brainstorming and then itemizing all the possible tasks that could help move you toward your final goal -- a process called "mind dumping."

Second, revisit your list, crossing out steps that sound impractical and highlighting those that will have the most impact.

Third, put all the remaining items on your list in order by priority.

Your fourth and final step involves scheduling -- entering all the key tasks for your project on your calendar to be done within time periods when you expect to be free of other commitments.

-- Avoid overscheduling your time.

Though Coleman underscores the importance of entering all your steps on a calendar, she cautions against scheduling your time too tightly.

"Often there are unplanned intrusions -- like a sick child ... on the same day you'd planned to reorganize your kitchen cabinets," Coleman says.

To allow for unplanned interruptions, she urges home sellers to allow an extra 20 percent cushion for unscheduled time. For example, suppose that one Saturday you hope to spend 10 hours cleaning out your garage. In that case, Coleman suggests you schedule just eight hours of work, allowing a couple of hours to deal with the unexpected.

-- Seek out a support person.

Many busy people who could afford to hire a professional organizer decline to do so, James says. Still, she says it's often smart to seek an organizer's help when confronting a major project. (One source for referrals is the National Association of Professional Organizers, www.napo.net.)

If your finances are too tight to pay for a professional organizer, James suggests you barter for services with a friend or relative. For instance, you could trade baby-sitting for help sorting through your clothes.

As James says, getting outside help with home chores hastens the pace at which you should be able to sift through your belongings. That's because someone not living in your place can look at your accumulations with fresh eyes.

"With an outsider there to keep you on track, you'll make quicker decisions on what to keep, give to charity or toss in the trash can," she says.

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

After turning 60, a senior-level engineer and his teacher wife sat down to map their next decade.

They knew for sure they wanted to sell the dated-looking property where they'd raised their kids. But the tougher decision was about their next house. Should they downsize like so many of their 60-something friends? Or upsize to buy the trophy home they'd always wanted?

"This couple had extremely mixed feelings. They worried that upkeep on a big house would be expensive," yet they also wanted the luxuries and space of a large house, says Sid Davis, the real estate broker who represented the couple.

Ultimately, they decided to buy a larger house and soon found the perfect place -- a sprawling, one-level property with 4,500 square feet of living space and lots of extras.

"Their ideal was to create a mecca that would draw their four grown kids and eight grandkids. And the house they bought fulfilled all their wishes perfectly," says Davis, the author of "A Survival Guide for Buying a Home."

Of course, not all buyers heading into retirement can afford to trade up.

"Only about 20 percent of my baby-boom-age buyers are going bigger," Davis says.

Yet, just as the market for large SUVs is again increasing, so are more people revisiting the idea of owning a larger living space.

Here are a few pointers for buyers:

-- Systematically think through your "must have" priorities.

"Ranking your priorities is an absolute key. Ultimately, your best living style is determined by your personal preferences," Davis says.

If you're married or living with a partner, Davis recommends you both rank your housing priorities. Then compare notes and if there are differences, strive for compromise.

Though Mark Nash, author of "1001 Tips for Buying & Selling a Home," is single, he faced his own set of trade-offs a few years back when he decided to sell his 3,200-square-foot house in an upscale city neighborhood in favor of a 1,000-square-foot condo in a middle-income suburb. He could have moved to a larger home, but his higher priority was to save enough money to also buy a modest, lakeside getaway.

While he did save money, his move to the condo came with sacrifices. Though he liked his neighbors in the complex, he missed the leafy area where his city house was located. He also missed the privacy of a single-family property. As a result, he did a U-turn, selling the condo and buying another detached house.

"The buying decisions you make should focus mostly on functionality and what works for your household," Nash says.

-- Challenge your need for a spacious house for parties or houseguests.

Like the engineer and his wife, some people seek a large house to host big family gatherings or office parties.

If home-based entertaining is something you value highly and you're comfortable with the payments on a big property, why not go for it? But if you're more interested in the financial benefits of living smaller, you may wish to consider less-expensive approaches to hosting friends and family.

As an alternative to home-based entertaining, Mary McCall, a real estate broker and past president of the Council of Residential Specialists (www.crs.com), suggests treating family or friends to a dinner at a restaurant with a private dining space. And if your house is too small for overnight family visits, a nearby hotel could work well.

"Many people worry they'll someday outlive their retirement savings. They greatly fear taking on a big mortgage. Also, many folks aren't interested in hosting Uncle Joe or Cousin John when they come to town. They'd rather put them up at the Holiday Inn," McCall says.

-- Face reality when it comes to your storage needs.

Davis says some homebuyers like big houses because they place a premium on storage space.

Assuming you can afford it, Davis says buying a large house for extra storage space could be a reasonable plan if it saves you the expense of long-term use of a rented storage unit. But he warns against the notion that you can keep accumulating possessions just because you have a big house.

"Remember that no matter the size of your house, storage space is always finite," he says.

-- Don't delay, whether you plan to buy a small home or a big one.

Obviously, the trend in property values varies widely from one locale to another. In some areas, prices are flat or still drifting downward. But in most neighborhoods, values are continuing to rise in tandem with the economic recovery.

If you're planning to buy a big house in a popular area with ascending home values, Davis urges you to avoid postponing for long.

"The rates on jumbo mortgages are especially reasonable now. So if you're determined to move into a larger house, try not to dally," he says.

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