Given the real estate recovery that's strengthened the hand of sellers in many U.S. markets, homebuyers no longer have access to as many terrific bargains as they did even five years ago, in the wake of the economic downturn.

"There's much less low-hanging fruit for buyers now," says Tom Early, a veteran real estate broker who was twice president of the National Association of Exclusive Buyer Agents (naeba.org).

But Early says it's sometimes still possible for buyers with a strategic plan to get a solid property without overpaying -- even in some of the country's most coveted markets.

Take the true story of an actor and actress in their late 20s who spent seven months seeking to buy in a part of Washington, D.C., that offered easy access to the theaters where they work. They were lucky to get down payment help from their parents, but they still had to compete with other buyers in a city where multiple bids are now common.

To make sure they'd be credible to sellers -- and wouldn't back out of a deal for financial reasons -- the couple obtained mortgage pre-approval before they went out shopping. Then they systematically compared alternate neighborhoods to determine the best one they could afford. Finally, they began targeting particular properties --focusing on houses that had languished unsold for a lengthy period.

They kept an eye on the place for several months, waiting until it went vacant and the owner was eager to liquidate. At that point, the couple picked up the property for a price their agent estimated to be at least 5 percent below market value.

"A stale listing can represent a huge opportunity for buyers, assuming they swoop in at the right time when the owner is really motivated and will negotiate," Early says.

But Mary T. McCall, a long-time real estate broker, cautions that any buyers considering a property that's lingered on the market for a lengthy time without bids should make sure to rule out any possible hidden problems.

"Almost without exception, buyers are well advised to get an in-depth inspection from a professional in the field," says McCall, a past president of the Council of Residential Specialists (crs.com).

Here are a few other pointers for buyers:

-- Carefully time your bid for a "stale" property.

Before they bought a home, the actor and actress lived in an apartment with a month-to-month lease. Therefore, they could afford to take their time to locate the right property.

As it happened, the opportune moment to bid on the bungalow occurred between Christmas and New Year's Day, when potential rivals for the purchase were busy with holiday festivities. That worked to the young couple's advantage.

Early says that during vacation periods many "test-the-market" sellers, including those free from pressure to move, take down their "For Sale" signs. Most who are left are highly motivated to cut a deal.

But how do you know which sellers have a strong need to sell soon? Early says many owners, along with their listing agents, are remarkably frank about their motivation to move.

"It's amazing just how candid many people are about their reasons for needing to sell. They'll tell you if they have serious financial problems or major health issues, or if they're going through a marital breakup, even if that weakens their bargaining position," Early says.

-- Consider buying a "spec home" from a builder.

Early, who's sold homes since 1982, says he's helped many purchasers score a good deal on a brand-new property that the builders constructed without specific buyers in mind. These are known as "spec" properties.

Though many such homes have already been snatched up by eager buyers, Early says there are still more available for those who hunt them down.

"Seek out builders who still have several spec houses in their developments. They need to sell these homes to pay off the bank for their construction loans. Their urgency could result in a good deal for you," Early says.

-- Realize that the potential for a great deal in a hot market is limited.

Through strategic planning, the actor and actress were fortunate to have snagged a better-than-average markdown on the bungalow they chose in Washington -- a city favored by young home purchasers and with a relatively strong economy, due to a stable federal government employment base. But not all Washington buyers are equally lucky. Because of the popularity of this area, many must pay at least list price to avoid losing out in a competitive bidding situation.

Early says there's no shame in offering list price or slightly more in such a hot area -- assuming you've done your homework and are convinced you're not paying more than a couple of thousand dollars above true market value.

"You can't let emotion cloud your judgment. But if you've found a house you dearly love, years from now you won't regret that you ran that extra mile to make it your own," Early says.

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

There are well over a million real estate agents now licensed in the U.S., so most home sellers can choose among multiple candidates. But deciding who to hire can prove a daunting task.

Eric Tyson, co-author of "House Selling for Dummies," says the selection process can be challenging because top agents often handle a number of listings simultaneously, making it more difficult to command their full attention.

He says it's crucial that your listing agent be intricately involved in key parts of the sale, such as the negotiation phase.

Dawn Rae, a veteran real estate broker who solely represents buyers -- and takes no listings -- cautions sellers against hiring a listing agent who's a family member or close friend.

"It can really challenge your relationship to do business with someone close to you. It's better to hire a person with whom you have an arm's-length relationship," says Rae, president-elect of the National Association of Exclusive Buyer Agents (naeba.org).

Rae also recommends that sellers choose a listing agent who has a strong website, which can be a definite plus for marketing your property.

"Most people -- including nearly all young buyers --start their search online. So you need an excellent web presence that will display your place in the best possible light," she says.

Here are a few pointers for sellers:

-- Review a potential listing agent's track record.

Maybe an agent you're considering touts an impressive sales record. Even so, this individual could be the wrong one for you to hire, Tyson says.

"High-volume agents can be extremely well-compensated. But the important question is whether they're selling your type of house in the area where you live," he says.

Tyson recommends that sellers obtain an "activity list" from any agent they're considering. This list should itemize all sales closed in the prior 12 months and include the property location, as well as the list and sale prices.

"Such raw data is extremely helpful," Tyson says.

Why is this roster more telling than information on an agent's aggregate sales volumes, or all the plaques, trophies and medallions on display in his or her office? Because, as Tyson says, an activity list tells you if the agent is regularly marketing similar homes in the same price range as your property.

"Suppose you're selling a basic starter home in an inexpensive area and the agent makes most of his commission dollars off properties worth $1 million or more. In that case, he might not give your sale the kind of attention it deserves," Tyson says.

-- Inquire about the agent's travel and vacation plans.

Everybody likes to take a vacation. But it might be unwise to hire an agent who plans to take a break during the first month after your property goes on the market, when buyer excitement is normally at its peak.

It's true that some agents rely on backups when they're away. But Tyson says this is far from ideal for their clients, especially if the agent is going abroad or is leaving town for more than two to three days.

It's not reasonable to expect an agent to tell you all their travel plans for a full year in advance. Even so, you should expect full disclosure about any lengthy absence that would occur within the initial weeks of your listing.

"Make sure you ask about their plans. If they're a genuinely strong agent and you're somewhat flexible on the timing of your sale, you could choose to postpone your listing to accommodate their schedule," he says.

-- Consider carefully before engaging "partner agents."

Some agents, including husband-and-wife teams, like to double up professionally. They present themselves as two interchangeable and equally qualified parts of a whole.

"In the ideal world, this arrangement is a good deal for sellers. But that's only true if both agents are equally committed to their profession. If both agents are mediocre, then two halves don't make a whole," he says.

-- Make sure the agent you select is responsive.

As long as your place is on the market, you'll need your listing agent to keep you abreast of news about the listing. For example, if your agent stages an open house for real estate professionals in your area, known as a "broker's open," you'll want to quickly receive their comments about the price and condition of your home. Likewise, you'll want timely feedback from prospective buyers who tour your place.

Fresh feedback is vital to a successful sale because it lets you make course corrections quickly, even after your property hits the market. For instance, it would let you reduce your price by a peg before your house gets stigmatized as "overpriced."

To ensure that an agent will give you fresh feedback on a regular basis, you need to know that the person you hire is conscientious enough to communicate these comments without prodding.

One approach to finding a good communicator is to ask an agent's references if they received regular feedback. Also, before signing the listing agreement, make sure it stipulates how often -- and under what circumstances -- your agent will call, email or text you with news, Tyson says.

"Real estate is a service profession. So the importance of good communication can't be overstated," he says.

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

A couple in their 60s were so eager to move to a retirement community that they failed to fix up the split-level place they'd vacated before it went on the market.

"It was a long battle to get that old house sold until the owners paid attention to the need for cosmetic improvements and extra cleaning," recalls Sid Davis, a long-time real estate broker and author of "Home Makeovers That Sell," who listed the property.

Despite their eventual attention to minor repairs recommended by Davis, the owners were compelled to accept an offer that Davis estimates was at least $10,000 below market value.

"When a vacant house languishes on the market for a period of time, people become suspicious that something is seriously wrong and the place gets stigmatized. That's why you want it to show in tip-top condition from the outset," he says.

Why is a vacant home often more difficult to market than a pleasantly furnished one? Eric Tyson, co-author of "House Selling for Dummies," says many vacant properties convey a chilly feeling to visitors.

"This uninviting quality makes it extremely difficult for buyers to envision themselves living there," he says.

Tyson says it's usually wise for the sellers of a vacant home to spend a few thousand dollars on cosmetic upgrades. Also, he suggests they consider engaging the services of a "home stager." This is a design-oriented professional who can lend the sellers a few key furnishings.

Here are a few other pointers for sellers:

-- Begin your listing at a realistic price point.

Whether the property you're trying to sell is vacant or still occupied by your family, you need to check out your competition and adjust your pricing accordingly, Davis contends.

"Starting off on the right foot is key. If you're in a buyer's market, you may wish to price your property just a notch below other homes in the same neighborhood," he says.

-- Address all the flaws in your vacant home.

"The sellers of an empty house should think of it as naked. In the absence of furnishings, every blemish is highlighted," Davis says.

"Take care of those stains on the carpet and marks on the hardwood floors. Also, paint all your interior walls in a light neutral shade," Davis says.

Once you believe you've resolved all the cosmetic issues -- along with functional problems like a leaky faucet -- go back again room-by-room with a clipboard to itemize items you may have missed.

-- Consider engaging the services of a professional home stager.

While many for-sale homes have too much furniture, an empty house needs a few well-chosen pieces of furniture so potential buyers can see the scale of its rooms.

Granted, you can always rent or buy furniture to outfit a vacant home. But Tyson says a better solution could be to hire a professional home stager to lend you a few well-chosen "props" to stage your place.

"Many people resist the notion of hiring a stager due to the cost. But when you're trying to sell a vacant house, paying for a minimal level of staging is usually money well spent," he says.

Your listing agent may have good leads on professional stagers in your area. Or you could consult the Real Estate Staging Association (realestatestagingassociation.com).

-- Make sure your vacant home remains in show-worthy condition.

Listing agents like vacant properties because they're so easy to show, without the need for complicated arrangements with the family living there.

"It's a definite positive that a vacant house can be shown whenever you'd like. But this availability is only a plus if its sellers keep the place in tip-top condition," Davis says.

Fortunately, a vacant house doesn't suffer the problem of dirty dishes in the sink or children's toys spread all over the family-room floor. Even so, things can go wrong. Litter and newspapers can pile up on the front lawn. Light bulbs can burn out. Faucet leaks can develop. And, obviously, dust and cobwebs are a given.

Suppose you've moved a significant distance from your old house. How can you be sure your vacant property will keep looking its best until the day it sells? Davis suggests you hire a local high school or college student to handle the mail, newspapers and routine yard work. It's also critical that your agent keep a close eye on the place.

"It's not too much to ask of your agent to check on your vacant place at least every few days. In fact, I recommend you get this promise written into your listing agreement," he says.

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