An out-of-work computer programmer of 62 -- widowed just last year -- is facing a looming deadline. To preserve what's left of her retirement nest egg, which she's drawing down to make mortgage payments, she must sell her sprawling lakefront contemporary as soon as possible.

Making things even more difficult, the house is a repository for a vast number of items she and her engineer husband accumulated during their three decades living there.

The widow in this true story feels overwhelmed by the need to winnow down her possessions. But if she fails to do so, her real estate agent tells her, she'll have to let go of her property at a sacrificial price.

Vicki Norris, the owner of a professional organizing firm and author of "Restoring Order to Your Home," says it's essential to set a timeline for a decluttering project that gives the maximum latitude.

In setting a timeline, Norris recommends that home sellers establish a target date by which time they must have their place ready for market. Then break the project down into small pieces and work backward, setting weekly deadlines for the tasks that must be accomplished.

Here are a few pointers for downsizers:

-- Get an overview of your clutter situation.

Homeowners who do a thorough inventory of their clutter problem before attempting to solve it tend to be more efficient, says Dorcas Helfant, a former president of the National Association of Realtors (realtor.org).

The real estate agent you've chosen to list your property can be helpful in assessing the nature and scope of your clutter issues, according to Helfant. With the agent, list the furnishings and caches of belongings that should be banished before your house is shown to visitors. Or do this cataloging on your own.

-- Develop an action plan.

Rather than proceeding helter-skelter, those who are efficient at decluttering often begin with an overall plan, says Mark Nash, a long-time broker and author of "1001 Tips For Buying and Selling a Home."

As a beginning step, he recommends you plot the space in your new property before deciding on the volume of items you can move. This assumes, of course, that you've already picked out your next home.

It's not only downsizers who can benefit from an illustration showing their new space, Nash says. All those planning a move can become more focused once they know what will and won't fit well in their next place.

-- Sort your accumulations systematically.

As a preliminary step, Nash advocates that you sort similar items.

"Collect all those pesky things you continue to buy because you can't find the first, second or third one you bought or because at the store you couldn't remember if you have any. After you discover the rampant duplication, it's easy to edit," he says.

Once you have the items in any given room categorized, use what Nash calls the "three-box system" to plough through them quickly. One box should be labeled "keep," a second "give away or sell," and a third "I don't know."

To increase your momentum, immediately make arrangements to have your "give away or sell" items carted off. This allows you more room to cull through the possessions from the "I don't know" box that will require more scrutiny.

-- Make full use of trash and recycling containers.

For those who must go through the decluttering process in a hurry, there are many rewards associated with the liberal use of trash and recycling receptacles.

When picking through piles of clothing, one rule of thumb is: "If you haven't worn it in a year, get rid of it," according to Nash, who also encourages you to free yourself of many old electronic devices.

-- Seek out help from friends, relatives or paid assistants.

Under the best of circumstances, decluttering can be laborious, time-consuming and physically exhausting -- especially if you've resided in your home for many years. Thus, Nash strongly advocates that hurried home sellers enlist the support of friends, relatives or neighbors.

If there's no one in your circle you'd feel comfortable recruiting, you can often find reasonably priced assistance by posting a job ad. In many cases, high school or college students are eager to do this work, Nash says.

"You might want to hire a professional organizer to get you going. But often they're too expensive to do all the intricate work you need to get done," he says.

Norris recommends that those who lack the funds to hire help might consider bartering their services. For example, the widow with the lakefront house could offer her computer services in exchange for assistance sifting through her belongings.

"No one should have to singlehandedly take on such an overwhelming project," Norris says.

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

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.)