A couple of years before the real estate downturn hit, a big city pediatrician bought a modest townhouse in a rapidly developing outer suburb where he’d been offered a job. But the job proved disappointing, as did life in exurbia. Hence, after converting the property to a rental, he moved back to the city.

Recently, the doctor decided to finally sell the townhouse. Yet, after interviewing three listing agents, he was unhappy with what he heard. Despite the overall lift in the housing market across the country in recent years, home prices in his area had gained relatively little. Indeed, his house would still sell for less than he paid for it 10 years ago.

As this true story illustrates, not all homeowners have benefited equally from the rising post-recession real estate market. Prices in many close-in metro areas have soared, while some less popular outer suburban communities have gained little.

“Even as headline numbers show an overall recovery, there are still thousands of Americans struggling to bounce back from the housing bust,” says Svenja Gudell, the chief economist for Zillow, which tracks real estate markets throughout the nation.

What does this mean for sellers like the doctor? It means they should be doubly careful to price accurately from the outset and not overspend on pre-sale improvements. Otherwise they could be hurt at the bottom line, says Mark Nash, a real estate analyst and author of “1001 Tips for Buying and Selling a Home.”

No matter the market, listing agents rarely recommend that clients undertake major remodeling work prior to selling. But if the sellers insist on pre-sale improvements, they’re urged to first consult experienced real estate agents for advice.

Here are a few tips for sellers:

-- Find a real estate agent with a deep knowledge of your neighborhood.

Nash, a long-time real estate broker, says sellers who plan to renovate should first seek guidance from agents who truly know their community.

“Only contact agents with an in-depth knowledge of your particular market and its tastes. Ask them the types of projects that will or won’t pay you back when you sell,” Nash says.

Homeowners who are unsure when they’ll sell are often reluctant to ask for advice before remodeling. But Nash says reputable agents won’t pressure you to list your property until you’re ready. Meanwhile, their advice could save you thousands of dollars in contractor charges.

“Real estate people can often put you in touch with local contractors who do good work for a low price. Through their clients, they pick up the names of contractors who are solid yet inexpensive,” Nash says.

Ask any agent who visits your home to go room-to-room, creating a checklist of updates that should enhance the value of your property rather than hurt it.

“Always keep your eye on the big prize, which is a successful sale,” he says.

-- Don’t overshoot your neighborhood on improvements.

Tom Early, a past president of the National Association of Exclusive Buyer Agents (naeba.org), says that buyers, who do more internet research than ever, will refuse to compensate you for any renovation work that raises your property above neighborhood standards.

What kinds of upgrades constitute “over-improvement”? One example would be an expensive landscaping job in a neighborhood of starter homes. Another would be the addition of a three-car garage in a neighborhood where most houses have no garage at all.

-- Resist the temptation to personalize your renovations.

Nash tells the true story of a psychology professor who was determined to completely overhaul the kitchen of her house before selling. She had in mind dark cherry cabinets and top-quality granite countertops, and expected to spend nearly $90,000 on the work.

But after consulting Nash, the professor changed course, scaling back her kitchen plans and making them more suited to the tastes of the young families moving into her neighborhood.

“Most people who buy homes in that neighborhood have young kids. They want a more functional sort of kitchen than this owner contemplated,” he says.

“Not only did she spend half as much as she would have for her original kitchen design, but she made her property much more suitable for a future sale,” Nash says.

-- Back out of renovation work that’s overly pricy.

Have you already launched into a remodeling project, but worry you’re spending more than you could realistically recoup when you sell? If so, Nash urges you to contact your contractors and negotiate a change in plans.

Often, real estate agents can suggest less expensive products than those recommended by contractors. For example, they might recommend you replace worn carpet with a generic brand rather than one from a designer showroom.

Besides substituting supplies, your contractors may be willing to renegotiate the overall scope of your project. For instance, you might cancel plans to install a fireplace in your family room.

“Even after paying penalties for canceled work, you’ll probably come out ahead if you contain your enthusiasm for fancy upgrades,” Nash says.

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

Many homebuyers are extremely frustrated by the dearth of available houses on the market, and that’s putting a damper on overall sales. One reason for the lack of supply is that many owners are clinging to homes they’ve owned for years.

“In a world that’s constantly changing ... your home is your safe haven. It feels comfortable and reassuringly familiar,” says Ashley Richardson, a longtime real estate agent affiliated with the Council of Residential Specialists (crs.com).

But Richardson says there’s a glimmer of hope for those seeking to buy in a tight market. She says many aging baby boomers are now facing the need to liquidate, either due to financial problems or health issues or both.

She tells the true story of one such boomer -- a never-married woman in her early 70s who had to sell her small colonial property or face foreclosure.

“Letting go emotionally is terribly hard,” Richardson says.

As it worked out, the woman’s story had a positive ending. Though her house had fallen into disrepair, it was priced accordingly and sold to an investor in just one day. Within two weeks, she moved to a new retirement community suited to both her budget and health needs.

Donna Leanos, an agent who’s sold real estate for 28 years, recommends that those faced with an involuntary sale seek help from a firm that specializes in assisting with smooth transitions. Known as “move managers,” such companies offer downsizers a comprehensive package of services. They help cull through the sellers’ possessions and arrange for the sale or donation of valuables. In addition, they help handle the logistics of the move.

How can you find a move manager in your area? One way is through the website of the National Association of Senior Move Managers: nasmm.org.

Those who need less extensive help to downsize might wish to use the services of a professional organizer. A local organizer can be found through the National Association of Productivity & Organizing Professionals (napo.net).

Here are a few pointers who must make an involuntary move:

-- Prepare as early as possible for a downsizing move.

Donna Eichelberger, who heads a move management firm for seniors, says many of her clients wait until their early 80s to make plans for a move. At that point, a health crisis can force the need for a move on an urgent basis.

She says the most successful downsizers are those who anticipate the need to move well in advance of a possible health crisis.

“The happiest people are the ones who embrace change rather than resisting it,” according to Eichelberger.

-- Allow adequate time for the purging process.

Vicki Norris, a former real estate agent and professional organizer, says it can take up to 24 hours to declutter the average room. To avoid becoming sidetracked, she says many home sellers need allies.

“It’s good to have people there to keep your move in perspective and perhaps to lend some humor into the situation,” says Norris, author of “Restoring Order to Your Home.”

Are you unable to afford professional services for your move? If so, Norris suggests you request that friends come by to at least lend moral support.

-- Ask family members if they’d like some of your memorabilia.

Older downsizers often hang onto nostalgic items they believe their grown children might want “someday.” But Norris says many parents believe their offspring will want many more things than they do -- including their childhood story books and grade-school art. Norris suggests that downsizers ask grown children what items they value.

-- Develop a memory book with photos of your place.

When Norris’ baby-boom-age parents retired and put their family home up for sale, they did so voluntarily. Even so, they found it emotionally thorny to let go of a residence where they’d lived for 28 years.

Still, the process of downsizing was eased after their listing agent gave them a book of photos showing all their rooms and furnishings just as they looked before the home was staged for sale.

“That way, they were able to seal their memories --including how the dining room table looked when their whole extended family came over for Thanksgiving dinners,” Norris says.

-- Contribute excess belongings to a charity of your choice.

As they plow through their property room-by-room, most downsizers encounter many items that crowd their space and would make it harder to market their property. In addition, they could have many things their children no longer want.

Whenever possible, Norris encourages donations of serviceable items to a nonprofit institution that will put them to good use. For instance, you could donate unused musical instruments to a school serving low-income families.

“Contribute to an organization that shares your values. That gives you a lot more peace of mind about letting go,” she says.

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

The evidence is mounting: It’s increasingly tough for those in their 20s and 30s to climb onto the bottom rung of the homeownership ladder.

“It’s kind of a double-whammy for first-time homebuyers. Inventory of starter homes is very low and competition for homes is very high,” says Felipe Chacon, a housing economist for Trulia, which tracks markets throughout the country.

Indeed, Chacon’s research shows a severe “mismatch” between the demand for starter homes and available supply. A leading reason is that in recent years there’s been a dearth of entry-level home construction, especially in areas where millennials wish to live.

To address the affordability problem, one obvious strategy is to seek parental help. If your parents have the means, they could provide cash assistance for your down payment and closing costs. Also, assuming their income and credit is solid, they could co-sign for your mortgage.

Daren Blomquist, a senior vice president at Attom Data Solutions, a real estate data company, says that research shows that nearly a quarter of homebuyers now have “co-borrowers,” many of whom are parents.

Another approach is to compromise somewhat on your standards when selecting the right home to buy. Chacon says young purchasers can save as much as eight percent off the market value of a home if they’re willing to take one with some correctable defects. Indeed, he and his wife did well when they acquired a ranch-style place in Texas that needed a limited amount of work.

To outdo rival buyers, they were willing to address minor issues, such as faucet leaks, locks that needed replacement and clutter that needed clearing.

Chacon and his wife purchased the property with a 3.5 percent down Federal Housing Administration mortgage, which also made it more affordable. He encourages young purchasers to explore such a low-down-payment government-backed loan and says too few buyers are aware of this option.

Here are a few first-time buyers:

-- Restrict yourself to your financial “comfort zone.”

Merrill Ottwein, a real estate broker and former president of the National Association of Exclusive Buyer Agents, cautions buyers of all ages against taking any mortgage that feels uncomfortably large.

“It’s up to you to create a realistic budget and limit your loan amount,” Ottwein says.

“The good news is that today’s young buyers are mostly very conservative. During the Great Recession, they saw how easy it was to lose a home if you overspent,” he says.

-- Seek a property where you could house a roommate or two.

“For lots of young folks it’s a huge plus to have a roommate who pays rent and helps offset their mortgage expenses,” Ottwein says.

What kind of property is most attractive to renters?

Ottwein recommends you seek a home with a bedroom suite that includes a private bath so a roommate could live more autonomously. A separate, outside entrance to the suite would be ideal. Also, a place near a college campus could also be an especially good bet.

-- Look for an energy-efficient home.

After taking ownership, many first-time buyers are stunned at the size of their outlays for upkeep. They hadn’t expected to spend so much for everything from lawn fertilizer to plumbers’ bills. The scope of their energy costs also comes as an unpleasant surprise.

Obviously, many costs associated with homeownership, such as taxes and insurance, are unavoidable. But savvy home shoppers can more easily contain their energy costs by selecting an energy-efficient property that’s well insulated and has double-pane windows, says Sid Davis, a longtime real estate broker and author of “Your Eco-Friendly Home.”

He suggests that before agreeing to buy a particular property, you review at least six months’ worth of utility bills from the current owner. Also, make sure the home inspector you hire gives you a well-considered estimate of your utility costs going forward.

“The inspector should tell you about the quality of insulation in the property, and energy ratings for the windows. Double-pane windows can save you as much as 15 to 20 percent on your utility bills compared with single-pane windows,” Davis says.

-- Don’t forget to factor lifestyle into your home selection.

You needn’t live in the immediate vicinity of friends to stay close. But you could find life in a faraway suburb very lonely if the neighborhood where you move is a long drive from close friends.

“A great home purchase isn’t just about lots of square footage and lovely features. It’s also about finding the right location to support a lifestyle that’s fun and fulfilling,” Ottwein says.

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