If you own a modest house in a metro area where job growth is strong, now could be an excellent time to sell if you've ever wanted to upgrade.

“The housing market is extremely competitive, especially for first-time buyers who are looking to purchase a starter home,” says Svenja Gudell, the chief economist for Zillow, which tracks housing markets across America.

“Young buyers often start their careers in fast-growing cities in which the market is particularly tough,” she says.

Of course, higher-tier properties aren’t exactly trading at fire-sale prices these days, either. But the inventory of unsold homes at higher levels is relatively plumper than at the entry level. As a result, the realities of supply and demand can now favor those seeking to trade up.

“For starter-home owners who wish to move, the present market is ripe for those who act strategically and wish to get a better house for their families,” says Mark Nash, a real estate analyst and author of “1001 Tips for Buying and Selling a Home.”

Here are a few pointers for potential home traders:

-- Consider the math on moving up.

There are several ways you could take advantage of the current real estate market to find a happier housing situation. One is to move to a more spacious place. Another is to make a “lateral move” to a home roughly the same size, though in a neighborhood that gives you better schools or a shorter commute.

“On the sell-side you should do very well, given the huge demand for starter homes in coveted areas. And on the buy-side you won’t be facing quite as intense a level of competition as purchasers at lower tiers of the same market,” Nash says.

Inertia is one reason many homeowners are failing to put their entry-level homes up for sale. Surprisingly, some continue to procrastinate simply because of the daunting chore of prepping their property.

“If the time is right to trade up, don’t let disorganization cause you to postpone the joy of better quarters,” Nash says.

-- Get a handle on your home’s real value.

As always, a few real estate agents might try to flatter you into hiring them by suggesting your property is worth more than it truly is, says Dorcas Helfant, a Coldwell Banker broker-owner and former president of the National Association of Realtors (realtor.org).

“You don’t want a wishful-thinking answer about your home’s value. You want an agent who is tactful, but calls it like it is on pricing. That’s because even after discounts, accurately priced homes ultimately go for more than those that are overpriced at the beginning,” Helfant says.

One way to increase the odds of finding a realistic listing agent is to interview at least three prospects before making your selection. Ask each to do a comparative market analysis on your property, using recent data from similar home sales in your neighborhood as a basis to set the appropriate list price.

“Watch out for any agent who comes in with a proposed list price way above the other agents you’ve surveyed,” she says.

Of course, as Helfant says, it’s always possible your property is worth more than you’ve been led to think by a real estate agent who wishes to score a quick sale. But that’s especially rare these days, given that inventory is scarce and many agents are hungry for listings.

“When it comes to affordable housing in desirable neighborhoods, there are far fewer sellers than willing buyers, and agents are dealing with that issue every day,” she says.

-- Factor your career plans into any purchase decision.

No matter the economy’s trajectory, real estate specialists caution against buying a trade-up property with the intention of selling it in just a year or two.

“Truth be told, you’ll probably need to hold your new property for at least three to five years to come out ahead. Otherwise, the transaction costs involved in selling, buying and then moving could eat up any potential profits,” Nash says.

On the other hand, if you anticipate holding the trade-up property for a lengthy period, this could be a favorable time to go through with the transaction.

-- Don’t allow unwarranted fears to sabotage your housing plans.

Veteran investors often cite an old adage when it comes to making money in any market: Buy low and sell high. Granted, very few homes are now as deeply discounted as they were in the aftermath of the Great Recession.

Nevertheless, Nash reminds starter-home owners who wish to sell and then trade up that it could be a mistake to delay fulfillment of their plans in hopes of awaiting a utopian situation. One downside of waiting is that mortgage rates, which are still hovering near historic lows, could rise in the future.

“Right now, maybe you won’t get a smashing deal on that fine property you hanker to own. But at least you’ll still have access to well-priced mortgage money, and there’s no telling how long that will last,” he says.

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

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.)