There’s still a severe shortage of available homes -- especially in popular starter-level neighborhoods. Does this justify overconfidence on the part of potential sellers? Not at all, says Lawrence Yun, chief economist for the National Association of Realtors (realtor.org).

“Home prices are still rising above incomes and way too fast in many markets,” says Yun, adding that many buyers are also frustrated by the poor selection of properties that fit their budget and wish list.

Indeed, he says the second half of the year’s selling market “got off to a somewhat sour note as sales of existing sales in July inched backward.” Despite low mortgage rates, some would-be homeowners are now starting to retreat.

In reality, real estate agents say that no matter the market, sellers should avoid complacency about demand for their property. This is especially so if the place they intend to sell is a homely house, with an unsightly or outdated appearance.

Eric Tyson, a personal finance expert and co-author of “House Selling For Dummies,” says the aging of much of America’s housing stock is a turnoff to many would-be buyers.

He cautions that people selling a house with a homely exterior should be doubly careful not to price it too high.

“No matter the market, people aren’t going to overpay for an ugly house,” Tyson says.

Here are a few pointers for sellers:

-- Try to look at your property objectively.

“It’s a rare seller who would ever admit their property looks bad from the street,” says Sharon L. Ellsworth, a real estate broker and owner of a Re/Max Realty office.

Those seeking a candid assessment of their home’s exterior appearance may wish to survey relatives.

“More than your friends, your relatives are going to give you their honest opinion. And this can be helpful when you decide what price to ask,” Ellsworth says.

Also, take seriously the pricing recommendations of real estate pros -- particularly if two or more agents you poll recommend roughly the same list price.

-- Make sure your marketing materials emphasize the positive.

“Rarely does a house sell on advertising alone,” says Ellsworth, who’s affiliated with the Council of Residential Specialists (www.crs.com).

Still, creating effective marketing materials can help draw people to a property they might otherwise be unwilling to visit due to its lack of curb appeal.

“Pick out the two or three strengths of the house and be sure your agent highlights these in your marketing,” Tyson says.

What are some strong points that often influence buyers?

“Maybe you have a great floor plan, wonderful natural light, a desirable location or excellent schools. Try to remember the factors that drew you to the house when you bought it,” Tyson says.

-- Hire a top-tier photographer.

Most buyers now preview properties online before agreeing to a visit. It’s now the norm for listing agents to post at least a half-dozen pictures of a place online.

Your agent may be quite skillful with digital photography. Yet if your home shows poorly from the street, Tyson says you could benefit from the skills of a professional photographer.

“With the professional, you’ll get the best possible camera angles -- for both inside and outside shots,” he says.

Your listing agent may ask you to cover the photographer’s fees. Tyson says the money could be well spent if it brings in prospects who might otherwise shun the place.

-- Request that your listing agent stage a “broker’s open house.”

Most people are familiar with public open houses -- where anyone can show up. But Tyson says a more effective sales tool is the “broker’s open,” limited to real estate agents from the surrounding area.

“These kinds of open houses are incredibly important. That’s because the vast, vast majority of buyers still work with agents. And if agents come through the house and like it, they’re more likely to show it to their clients,” Tyson says.

A place with an unattractive façade can still attract buyer interest if it has a compelling extra, like a remodeled kitchen or a home office, he says. The key to finding willing buyers is to draw enough visitors inside.

-- Consider installing a new front door.

It’s rare for listing agents to recommend major upgrades to the exterior of a home. Costly changes to the property’s façade -- of the sort that involve architects or contractors -- are usually unwarranted.

But one upgrade that can prove worthwhile is a new front door. The cost? Usually a few hundred dollars, at most.

“The front door is the focal point of the house. If it’s attractive, people will focus on this,” Ellsworth says.

If you don’t want to spend the time or money to replace your front door, consider less costly steps such as repainting the door or adding new polished brass hardware.

-- Put a premium on cosmetic upgrades.

Not all sellers have time to make surface enhancements to their home, especially if they’re making an urgent move. But those with sufficient time and cash generally more than recoup their expenses.

“Money spent on landscaping is especially good if your house has minimal curb appeal,” Ellsworth says.

Freshly pruned shrubs and new greenery help entice buyers who might otherwise refuse to venture inside.

Usually, outlays for interior painting, carpet replacement or hardwood floor improvements also pay off.

“Do the maximum on these kinds of cosmetic upgrades. That’s what we always tell sellers,” Ellsworth says.

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

Despite escalating prices, available homes in popular neighborhoods have been “flying off the market” in recent months, according to the National Association of Realtors (realtor.org).

Lawrence Yun, the association’s chief economist, blames the “pitiful” shortage of available homes on a serious imbalance between the supply of properties and demand for homeownership.

“The glaring need for more new home construction is creating an affordability crisis that needs to be addressed by policy officials and local governments,” Yun says.

So, what are wannabe purchasers to do if they’re seeking to buy in a tight-inventory market? Fred Meyer, a consumer advocate and real estate broker, recommends they consider homes that have languished for longer than the typical selling time.

More than 80 percent of the time the only reason houses sit unsold for a lengthy period is because they’re overpriced, says Meyer, who heads a firm selling homes around Harvard University.

He says that in some cases, buyers can convince the owners of an overpriced house to negotiate a lower price through a thoughtful and well-reasoned letter.

“First, tell the sellers all the things you like about their property. Then, also include listings for comparable homes that have sold recently for market value,” says Meyer, a certified real estate appraiser.

Sid Davis, a real estate broker and the author of “A Survival Guide for Buying a Home,” says savvy buyers realize that some “shopworn” properties represent opportunities. This is especially likely if they’re dealing with sellers who must move.

“The longer a house is on the market, the less it sells for. That’s one of the tenets of real estate,” Davis says.

Here are a few pointers for buyers:

-- Familiarize yourself with property values in your area.

To navigate a seller’s market with confidence, Davis says buyers need to educate themselves on property values in the area where they’re searching.

Very often, the owners of a stale property that was overpriced from the beginning will ratchet down the price in incremental drops. The key for a prospective bidder is to know when the sellers are approaching a realistic price point.

“You and your agent need to do a thorough analysis of the market so you’ll have a good feel for the true value of any house you like. That way, you won’t be flying blind when you venture a bid,” Davis says.

The key to determining market value is to examine closely the data on recently closed home sales on similar properties -- known as “comparables,” or "comps."

“Make sure your agent shows you very recent comps that are really similar to the house you want to buy,” Davis says.

The more knowledgeable you are, the less likely you’ll be to overpay.

“When deciding how much to bid on a stale listing, don’t focus on the list price. Instead, orient your offer to what the market is really paying for that kind of house in that neighborhood,” Davis says.

-- Ask your agent to put you on alert to price reductions.

Stephen Israel, a real estate broker affiliated with the National Association of Exclusive Buyer Agents (naeba.org), suggests you track an overpriced property closely, waiting for the owners to take a price cut that brings it closer to its true market value.

To stay alert to potential pricing changes for the property of your choice, Israel recommends you ask your real estate agent to keep you constantly updated by email or text.

“Ideally, you should be kept informed on a daily basis,” Israel says.

Also, you can sign up for automatic email alerts from a real estate data company such as Trulia.

-- Present sellers with an offer they’ll find especially appealing.

Gregg Busch, the vice president of a mortgage lending firm, urges buyers to present the sellers of a stale property with a bid that addresses their need for a sure and urgent sale.

“To get the best possible price, you need the strongest possible offer, which shows that you could really go through with your proposed deal,” Busch says.

How can you make your bid stand out from others the sellers may receive? One way is to obtain a convincing letter of “pre-approval” from your mortgage lender.

Also, he recommends you propose a quick closing date in your offer. That should make your bid especially appealing to the owners of a stale property, particularly one that’s gone vacant after its owners moved away. Remember that even sellers who’ve paid off their mortgages and left town must meet their utility and upkeep costs, along with tax bills.

-- Offer a timeline in sync with the sellers’ preferences.

Are you focused on a particular property whose owners have finally taken a major price reduction after the place has lingered on the market for a long time? In that case, you may be tempted to come in right away with a low bid.

But Israel says it’s often wise to wait at least one or two weeks before venturing your bid on a stale property. That’s because typical sellers will wait a while after cutting their price before entertaining an offer.

“Of course, there are always exceptions. If you’re really in love with the house and think the sellers are finally realistic on price, don’t wait any longer. Bid right after the price drop or you could risk losing your dream house to another offer,” Israel says.

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

By the time a successful lobbyist and his wife, a nurse, reached their 70s, they’d acquired many of the prizes that come with prosperity: an opulent house and a nest egg large enough for a plush retirement. Yet, in their upscale neighborhood they felt isolated, alone and unhappy. So they searched for a place with more of a community feel.

Ultimately, the couple sold their suburban manse and bought a two-bedroom unit in a newly built retirement community that made social interaction a priority. This banished the couple’s feelings of loneliness.

The AARP Foundation, the Washington, D.C.-based nonprofit group, says social isolation is a major challenge for Americans. To help tackle the problem, it recently launched a new program to help older people connect to others in their area through resources for housing, transportation and volunteer activities. It’s called Connect2Affect.

“Social isolation is a complex problem, one that desperately needs our attention,” says Lisa Marsh Ryerson, the foundation’s president.

It’s not only those over age 50 -- AARP’s target audience -- who benefit from life in a friendly community. People of all ages, including young families, enjoy the sort of friendships that can bloom in welcoming neighborhoods, says Helen Dennis, an expert on psychologically healthy living at the University of Southern California.

“Isolation is much more of a problem than it was 10 years ago. It’s especially easy to feel isolated in metropolitan communities,” Dennis says.

Many homebuyers believe that moving to a suburban community with expensive houses will necessarily give them a warm, welcoming neighborhood. But that’s not always the case, says Mark Nash, a real estate analyst and author of “1001 Tips for Buying and Selling a Home.”

Because there’s no simple formula for finding a friendly neighborhood, Nash urges homebuyers to thoroughly investigate before making a move. Here are a few pointers:

-- Don’t rule out moving to a brand-new development.

Are you interested in moving to a newly constructed community or condo tower, but fear it could prove an unwelcoming place? If so, Nash suggests you learn more about the community before rejecting it based on what could be an unfounded belief.

Granted, many condo buildings are populated by young professionals or busy two-income families. Still, many who move to these new areas are highly motivated to build lasting friendships with neighbors.

“They’re open to making new friends because they have few established relationships,” Nash says.

-- Look into the social dynamics of any neighborhood you’re considering.

Homebuyers who want a friendly, interactive community are well advised to spend some time there looking for less-than-obvious clues about how people relate.

“Even the most prestigious neighborhoods can have real issues,” says Nash, noting that just a few problematic residents can create issues for an entire community.

“It only takes a couple of curmudgeons to make everyone a little sour. A couple of intense ‘partyaholic’ guys could also spoil a neighborhood if they’re always drawing the husbands together for late-night poker parties where too much drinking goes on,” he says.

To learn more about the underlying social dynamics of a community, don’t hesitate to go door-to-door and strike up conversations with residents, or talk to local shopkeepers. Ask them about the pros and cons of living in the area.

-- Visit a community you’re considering on multiple occasions.

Nash suggests that those with a strong interest in a community visit the area at varied hours to look for patterns of human behavior. Also, consider visiting on a weekday as well as the weekend.

“Walk or drive through the neighborhood four times in a day, during the morning, at mid-afternoon, at dinnertime and at 11 p.m. Notice whether people are relating to each other or staying holed up in their homes nearly all of the time,” he says.

In some neighborhoods, residents are superficially friendly yet don’t build in-depth relationships with each other.

“Perhaps you’ll see people out walking their dogs who smile and wave to each other. But they seem too busy to stop and communicate,” Nash says.

-- Never forget that friendship is a two-way street.

Those with a support structure within the immediate radius of their home have many advantages. Not only can they borrow the cup of sugar they need to finish that batch of cookies they’re baking, they can also find neighbors to help ensure the security of their home while they’re away, for example. Most importantly, they can count on help in an emergency situation.

“Suppose there’s a flood in your area while you’re on vacation and you need urgent help until you can fly home,” Nash says.

But as Nash stresses, moving to a friendly neighborhood won’t guarantee that you develop a strong support structure -- unless you invest time and energy in creating positive relationships that are genuinely give-and-take. You need to socialize during times of celebration as well as in times of need.

“All good relationships -- and that includes relationships with fellow residents -- must be reciprocal if they are to be strong and enduring,” he says.

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