In many communities, income increases continue to lag price gains for residential property -- a huge source of frustration for wannabe homebuyers of modest means. But as the springtime market heats up, many affluent people are also finding it tough to compete with rival purchasers for the properties they want.

"Those at the top of the market want a house with lots of bells and whistles ... But now they must ace out others who are eagerly pursuing the same dream," says Tom Early, a real estate broker and past president of the National Association of Exclusive Buyer Agents (naeba.org).

The problem for buyers? Available homes are in short supply in many popular neighborhoods, and prospective buyers are in a rush to take advantage of the low mortgage rates that are still available.

Lawrence Yun, chief economist for the National Association of Realtors (realtor.org), says that unless more property comes on the market, springtime sales could plateau in many areas as the season progresses.

As with all buyers in a competitive market, well-to-do purchasers need to take a deliberate approach to get a good deal on the dream property of their choice, says Ashley Richardson, a real estate agent affiliated with the Council of Residential Specialists (crs.com).

Richardson tells a true story of buyers who, noting the sellers' sense of urgency, snagged their dream home by crafting an all-cash offer with very few contingencies attached.

"At any price level, a contingency-free contract can prevail," she says.

Here are a few pointers for buyers:

-- Seek out sellers in a hurry to move.

Dorcas Helfant, a former president of the National Association of Realtors, says the owners of upscale homes are no different from any other category of owners: Some are much more driven to sell than others.

Why should the prospective buyers of a home care if its owners are motivated to sell quickly? Because sellers in a rush are much more likely to negotiate in earnest.

Often, a home's owners will indicate openly what's prompting them to sell -- or they'll permit their listing agent to do so. Alternatively, your agent can often learn more about the sellers' circumstances or timing through polite inquiries.

Helfant cautions against wasting time trying to negotiate with non-motivated sellers. You're far more likely to strike a favorable deal with those who must move for one reason or another.

-- Don't rule out listings that have languished on the market.

Sometimes truly motivated sellers hold out longer than they should, discounting their overly high list price only after they've become desperate.

"Sellers usually get a wake-up call after they've had no showings in a month or so and their denial on price has worn off, which typically happens in four to six months," Helfant says.

In neighborhoods where the supply of available homes is less than demand, a few sellers will still cling to an over-market price until their property becomes stigmatized.

"Even spectacular homes can linger unsold for months on end. Buyers who wait until deep price cuts occur can be richly rewarded for their patience," Helfant says.

-- Give the sellers a "clean contract" offer, if possible.

Helfant tells the true story of one couple who aspired to own a stately colonial and were successful in obtaining $50,000 off the already-discounted asking price for the property because they wrote a "clean contract" on the place. They offered cash and promised to close within 30 days.

The offer proved so appealing that the owners of the property, who were under a deadline to move out of state for a job transfer, couldn't refuse. The buyers were ecstatic at the deal they obtained on a home they loved.

"No matter how upscale the house, some sellers are highly responsive to an offer that makes it easy and quick to close, especially when they need a sure bet on their house and they need it fast," she says.

-- Don't be afraid to counteroffer in a sellers' market.

Granted, it's easier to get a counteroffer accepted by sellers during a buyers' market. But that doesn't mean this approach is out of the question for buyers trying to beat a sellers' market, says Mark Nash, the author of "1001 Tips for Buying and Selling a Home."

"Timidity is rarely rewarded in real estate. If your first offer results in a counteroffer, you can generally go for another round or two without much risk," Nash says.

-- Keep your eye on the ultimate prize.

Obtaining a good value is always a positive in the home-buying situation. But especially for older buyers, acquiring the precise property they want, whether a city loft or a country colonial, can sometimes be even more important.

"If the property you've found is exceptional and really meets your long-held desires, it could be wise to offer the full asking price or maybe even a bit over," Helfant says.

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

Contrary to popular belief, the divorce rate is declining in America. But that doesn't alter the fact that marital breakups are often traumatic. To avoid a costly error, those who advise the newly divorced caution them against hasty financial decisions.

Buying a house right after divorce could prove a regrettable idea -- given the size of a home purchase, says Nicole Nenninger, a psychologist and author of "Transforming Divorce: How to Get Back on Track and Create a Life You Love."

"After divorce, it can take six months to a couple of years or longer to get your financial wits about you," Nenninger says.

James Frazin, a financial adviser affiliated with the Garrett Planning Network, says the emotional turmoil of divorce makes it tough to resolve financial issues "until the atmosphere has cleared."

Tom Early, a real estate broker and past president of the National Association of Exclusive Buyer Agents, says it could be prudent for new divorcees to take a short-term rental before heading into a home purchase.

Here are a few home-buying pointers for those fresh from a breakup:

-- Seek out objective financial help to shape your buying plans.

If you can afford it, Early suggests spending a couple of hours reviewing your current budgetary picture with an accountant or financial planner. One way to find a fee-only planner near you is through The National Association of Personal Financial Advisors (napfa.org).

An adviser should help you outline a financial plan for the next five years and decide how buying a home fits into that plan.

"Go for a holistic plan, but don't attempt to project more than five years out, which is as far as you can reasonably go," Early says.

-- Receive the advice of mortgage lenders with a degree of skepticism.

It's a wise idea for all would-be buyers to gain mortgage pre-approval before venturing out to see properties. This helps ensure they won't waste time looking at homes that are too expensive for them to finance. Also, a pre-approval letter gives them more credibility with sellers when bargaining for a home.

But Frazin, who heads his own financial planning firm, points out that even now, many years after the nation's mortgage crisis, homebuyers can sometimes gain approval for a larger mortgage than they can truly afford.

"Besides your credit scores, mortgage lenders look mainly at your overall debt-to-income ratio and then qualify you for the maximum," he says.

No doubt the lender will know if you're obligated to make child support or alimony payments under a legal agreement. But after moving, you could face many other expenses that the lender doesn't count.

"What if you need money to repaint the house, add drapes or buy furniture? Your lender isn't going to take such costs into account. This has to be part of your own planning process," Frazin says.

-- Don't engage a real estate agent who tries to rush you into a purchase.

"Watch out for any agent who seeks to pressure you into buying before you're ready. That's the last thing you need right after divorce," Early says.

Prior to committing to one agent, he recommends you interview at least three candidates.

"Have a consultation with each one and see if you have a personality match. Look for someone who listens to your needs," Early says.

He contends it's a smart strategy for newly separated or divorced people to begin working with an agent as soon as they're sure they'll be buying a home. At this preliminary stage, the agent can help you get an overview of your market area.

"Look for someone who will take the time to scout out different communities, price points and types of housing at a pace that feels comfortable to you," Early says.

Agents who enjoy working with buyers often gain special expertise in this area of the real estate business. You can find such specialists through the Real Estate Buyer's Agent Council (rebac.net), or by contacting The National Association of Exclusive Buyer Agents.

-- Visit alternative neighborhoods before buying a home.

Newly separated or divorced people, especially those on a tight budget, can face difficult trade-offs in terms of location. To obtain the type of home they're seeking, some might believe an outlying suburb is their best choice.

But if you plan to start dating soon, an outer tier community could be a lonely choice.

"In the far-out suburbs, you're less likely to find the kind of social life you'll want than if you live in a city or town center," Early says.

Nenninger says that divorced homebuyers with young school-age children and joint custody have other factors to consider.

"If you and your ex stay in the same area, you increase the chances that your young kids can remain in the same schools. You're also likely to see the kids more often," she says.

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

A couple in their 40s planned to sell their small 1950s-era house to buy a larger place with more space for their three pre-teen offspring. But just hours after receiving a solid offer, the wife panicked and sought to back away from all their plans for a move.

"She worried the family would be unhappy in the new house and wouldn't like their neighbors. And though the couple was fully qualified for higher payments on a move-up house, she was terrified of financial ruin," says Sid Davis, the real estate broker who'd listed the couple's property.

Because the husband was committed to moving, the wife's sudden bout of fear sparked a quarrel. It was only after Davis intervened to mediate when things calmed down. Ultimately, the sale went through and, after the move, both partners were very pleased to live in the new property.

Jane Fairweather, a real estate broker since 1985, says it's not unusual for couples to disagree about whether to sell a home, and that most of these disputes are resolvable. But it's never wise for one partner to try to coerce the other into a sale.

"It's important to get market-smart about what you can move to. Knowing where you're going brings a lot of relief to people with anxieties," Fairweather says.

Here are a few pointers for couples contemplating a home sale:

-- Inform yourselves about the financial realities of a potential sale.

Peter West, a real estate broker affiliated with the Council of Residential Specialists (crs.com), urges couples who disagree about selling to call in three agents for their opinion on the current market value of their property.

"You might be pleasantly surprised by what you discover," says West, who leads training seminars focused on real estate sales.

Couples who dig into recent data on home sales and rental rates are more likely to reach agreement than those who debate their housing choices solely on the basis of personal opinions.

"You've got to remember that whether and when to sell a house is a financial decision, not an emotional one. That's why the numbers are so important," West says.

Lawrence Yun, chief economist for the National Association of Realtors (realtor.org), says the latest data on home sales present a mixed picture with wide variations in sales activity based on localities.

"The overall demand for buying is still solid entering the busy spring season, but home prices and rents outpacing wages, and anxiety about the health of the economy are holding back a segment of would-be buyers," Yun says.

To get an accurate sense of the current market value of their property, he advises prospective sellers to focus more on local data than national headlines.

-- Talk over your differences with a trusted adviser.

Mark Nash, author of "1001 Tips for Buying and Selling a Home," says some couples emerge from discussions with real estate agents still at odds about moving. In such cases, Nash says a trusted accountant or financial adviser can often help guide you to a resolution.

"Though you have to pay for their services, you should get objective advice. And it shouldn't take more than an hour to go over your predicament," Nash says.

One way to find a financial planner who works on an hourly basis is through the National Association of Personal Financial Advisors (napfa.org).

-- Exercise caution before deciding to rent rather than sell your property.

Nash tells the true story of a couple whose plans changed suddenly after the husband accepted a job offer in San Francisco. They'd owned their Chicago condo for just two years when the offer came in, tempting them to rent out the apartment until it appreciated enough to give them a profit.

The couple argued about whether to rent or sell their condo until Nash, a long-time real estate broker, ran the numbers and convinced them that renting would lose them money. As he pointed out, the income they could generate from tenants would fall far short of their mortgage payments for at least three to five years.

"Renting out your home is not necessarily a break-even proposition, particularly if a lot of other people in the neighborhood have the same idea and the supply of rental units swells," Nash says.

-- Reserve time to discuss housing plans with your partner.

Clearly, decisions about real estate are among the most significant financial moves that couples make. And opposing views are especially hard to reconcile if, like many couples, they're absorbed in their careers and parenting obligations.

Instead of attempting to wedge these conversations into their busy schedules, Nash suggests that couples struggling to reach an agreement set aside a dedicated time for a thorough discussion of their plans.

"Maybe to get away for a Saturday to talk things over, you'll need to take the kids to their grandparents' house. But if that's what it takes to come to a harmonious decision on your real estate plans, it will be well worth it," he says.

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