Homebuyers who grew up with a sizable backyard typically envision their kids also frolicking in open space. But there are increasing barriers to this idealized vision, says Felipe Chacon, an economist for Trulia, which tracks real estate markets throughout the country.

“America’s homes are getting bigger. But more space comes at a price: the backyard,” say Chacon, who recently completed a comprehensive report on the topic.

He says the trend toward homes with bigger footprints is continuing to accelerate.

“Homes built since 2015 occupy 25 percent of the land on which they sit, while homes built in 1975 occupy just 13.9 percent,” Chacon says.

Of course, some affluent buyers can afford to live in a close-in community with both a big house and a big yard. To accomplish this goal, well-to-do purchasers in some white-hot neighborhoods are buying a modest house on a large lot and then tearing down the building to make room for a larger, custom-built house.

“The trend toward tear-downs is happening in popular areas all over the country,” Chacon says.

Here are a few suggestions for buyers with young children:

-- Ponder the question of how much yard space you truly need.

Yard-wise, what may have worked for you growing up isn’t necessarily best for your kids, says Eric Tyson, a consumer advocate and co-author of “Home Buying For Dummies.”

“Children are much more programmed than they used to be. Many are involved in lots of scheduled activities -- from piano lessons to sports teams. There’s less spontaneous play,” he says.

Rather than focusing heavily on yard size, Tyson suggests you consider the outdoor features of a neighborhood you’re considering, including parkland and bike paths.

As Tyson says, neighborhoods where yards are smaller are often more family-friendly.

“Kids can be closer to their neighborhood friends. They don’t have to be driven around to see their playmates,” he says.

-- Realize you can often get more floor space in a two-story home.

Many home shoppers are looking for a single-level ranch-style house. Those who’ve hit middle-age or beyond are especially likely to prefer a one-story house, which doesn’t require them to scale stairs.

But people with school-age children should consider the advantages of living on two levels, Tyson says. That’s because it’s easier to contain the noise and mess of growing children if their bedrooms are separated from the common living space of the family.

With a two-story house, parents can entertain guests on the first floor while their kids are playing or sleeping upstairs. Also, young families can typically get more space for the money in a two-story house.

-- Find a floor plan that functions well for your family.

Tyson says it’s more important for families with young children to have a floor plan that encourages togetherness than a large home.

“You probably won’t use a formal dining room, except on Thanksgiving. You’ll find more use for an inviting, good-sized family room,” he says.

Large, comfortable common rooms help draw children out of their bedrooms.

“You don’t want your young kids holed up in their rooms, spending too much time playing computer games,” Tyson says.

-- Seek to buy as many bedrooms as you can afford.

Brand-new houses with lots of square footage typically feature spacious master bedroom suites. Secondary bedrooms, designed for children or guests, are also very large, often with their own walk-in closets or even private bathrooms.

But Tyson insists it’s more important for families to have an adequate number of bedrooms than to have large bedrooms or a sumptuous master suite.

“Families with enough bedrooms can give siblings with different school schedules their own rooms. That’s an ideal way to help ensure that all the kids get enough sleep,” he says.

-- Don’t choose a neighborhood based on school test scores alone.

Though it’s now easy to compare schools on the basis of standardized test scores, there are many other factors to consider as well, says William Bainbridge, who founded the SchoolMatch Institute, a research organization focused on comparative school quality.

When matching up neighborhoods, Bainbridge urges parents to take the time to visit schools and pose questions to teachers and administrators. By doing so, they’ll get a feel for the culture of each school and whether its employees support and encourage the students who attend.

“You wouldn’t want your kids taught in a prisonlike environment -- even if the test scores at that school are excellent,” he says.

Bainbridge also urges parents to look into public education alternatives -- such as charter schools.

“School choice means more people can obtain a quality education for their kids without moving to the highest-income areas,” he says.

-- Make sure the adults in the family make the final housing decisions.

Not infrequently, school-age children will mount a protest against any housing move their parents plan because, as Tyson says, “children like constancy.”

To appease unhappy offspring, some parents let their kids cajole them into the wrong property. But Tyson says children usually adapt quickly to a move and it’s unwise to let their feelings dominate your plans.

“Buying a house is a massive financial decision. Only the parents can plot the most prudent choice,” he says.

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

Much of the demand for mortgage refinancing has dropped off in recent months as rates have trended slightly higher. But one refi category that lets homeowners draw on their equity remains relatively strong.

“Many owners have built up a lot of equity in the last five years and now they want to leverage that equity,” says Daren Blomquist, a senior vice president at Attom Data Solutions (attomdata.com), which tracks real estate markets throughout the country.

Though few owners are refinancing to trade one mortgage for another at a lower interest rate, because they probably already have a low rate, more are doing a refi to liberate funds for other purposes.

“One major reason for a ‘cash out’ refi is to access funds for remodeling,” according to Blomquist. He notes that an increasing number of baby boomers wish to “age in place” rather than downsize to another property. But that often means costly renovations, like adding a first-floor master suite to a two-story house.

Besides those who want to refinance to remodel, many older owners are refinancing (or tapping equity through a home equity line of credit) to help grandchildren with college expenses. Others tap equity for travel or for money to buy an income-producing rental property.

In most ways, applying for a cash-out refi is no different than applying for a plain vanilla refi or a mortgage to purchase a home. Here are a few pointers:

-- Update yourself on mortgage basics before you apply.

Many older mortgage applicants need a refresher on mortgages. Because they’re rusty on the topic, they hesitate to ask questions, says Sid Davis, the author of several books on real estate.

But as Davis says, the main concepts of mortgage lending aren’t hard to grasp if you take a little time to do so. You can do a quick study of mortgage essentials by visiting the website of the U.S. Department of Housing and Urban Development (hud.gov).

In addition, he suggests you pick up a book on mortgages, though anything published on the topic more than a year or two ago is likely out of date.

“When it comes to mortgages, the turf is changing so quickly,” he says.

-- Look for a lender who will meet you face-to-face.

Most lenders are entirely comfortable taking refi applications from homeowners they’ve never met. On a technical level, there’s no reason your lender can’t process your application by phone, text, email, fax or overnight delivery, says Marty Qualls, who makes mortgages for several large banks.

“But you’ll have a lot more credibility with your lender if you go into his office,” says Qualls, who’s been in the mortgage business since 1992.

Meeting face-to-face is an especially good idea for borrowers who anticipate special challenges to loan approval. Such applicants include the self-employed, those with credit blemishes and those with relatively limited assets -- like small savings accounts.

Qualls acknowledges that many lenders favor the efficiency of handling nearly all their business remotely. Still, he says they often give preferential treatment to those who take the time to visit their office.

“An in-person application could even mean you get a slightly better mortgage rate,” he says.

-- Reply promptly to your lender’s request for documents.

Dale Robyn Siegel, an attorney and mortgage broker, says that compared with the pre-recessionary period, mortgage officers must now work more diligently than before to assemble the files they need to meet the exacting requirements of their underwriters (who have the final say on mortgage approval). Hence, they’re grateful to applicants who help them obtain documents without nagging.

“Good preparation is a big plus,” says Siegel, author of “The New Rules for Mortgages.”

Ideal loan applicants arrive at their initial appointment with all the primary documents they’ll need -- including recent pay stubs, W-2s and bank statements.

Mortgage officers are also pleased when loan applicants review their credit reports in advance of applying. Under federal law, you're entitled each year to one free credit report from the three large credit bureaus: Equifax, Experian and TransUnion. Just go to this website: annualcreditreport.com.

You may also want to access your credit scores. Such scores -- which draw on data from the credit bureaus--provide lenders with a quantitative measure of a person's credit risk. Most lenders use FICO scores, pioneered by the Fair Isaac Corp, though other rival scores are also now in use.

Usually you need to pay a fee to obtain your credit scores. One approach is to buy these through the Fair Isaac website: myfico.com. You can also receive credit scores through the credit bureaus. FICO scores range from 300 to 850.

-- Remain in close touch with your lender until the deal is done.

Given recent problems with credit that have exposed record numbers of consumers to potential identity theft, some refi applicants are now facing more complications than before to get loan approval.

Davis says lenders appreciate applicants who reply promptly to their requests for information and communicate often while their applications are under review.

“Whether you stay in touch by text, phone or email, connecting with your lender nearly every day is a great idea,” he says.

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

Kai Anderson is just 47, but she’s already amassed enough income-producing real estate to retire from her government job as early as age 60. Rents collected on the six townhouses she owns -- coupled with retirement savings -- will give her the freedom to pursue any interests she fancies in her post-work years.

Anderson is one of many Americans who count on real estate to play a major role in their future. Decisions on the purchase and sale of property can have a huge impact on quality of life in retirement.

“Don’t take your real estate planning lightly. Making the right choices is crucially important to your financial future,” says Sid Davis, a veteran real estate broker and the author of multiple books on buying, selling and investing in property.

One real estate decision with especially momentous implications for retirees involves buying property abroad or in a faraway U.S. city. Financial planners caution that such a long-distance move can entail many unforeseen consequences.

“You have to look behind the curtain before making any big life decision or move,” says Keith Weber, a certified financial planner and author of “Rethinking Retirement.”

What’s the best way to play your real estate cards as you head into retirement? Davis says there are multiple good answers to that question. Some homeowners tighten their budgets and pay off a mortgage early. Others refinance any mortgage debt they have in order to lengthen the term and thereby cut their monthly living expenses in advance of retirement.

Of course, some homeowners must tap equity just to survive after they’ve ended their careers. That could mean they may have to sell their property to afford such basics as food, clothing and medicine. Alternatively, some income-short retirees take on a “reverse mortgage.” This has the potential to liberate them from principal and interest payments in their senior years.

Although many are uncomfortable with the idea of becoming landlords, Anderson is an exception to that rule. She recommends taking a systematic approach to acquiring and maintaining rental properties, and offers advice on her tactics in a new book titled: “Retire on Real Estate: Building Rental Income for a Safe and Secure Retirement.”

Among the pointers in her book, Anderson offers suggestions on handling the upkeep demands of rental units. She suggests landlords create an enduring relationship with a skillful and trustworthy contractor who can deal directly with tenants without their intervention.

Perhaps it’s not possible or practical for you to buy rental property to help fund your retirement. Even so, if you’re a homeowner, you may be able to generate extra income by renting out a spare bedroom or two in the place where you already live, a plan Anderson says works well for many empty nesters.

Here are a few pointers for those pondering their future real estate options:

-- Make sure you thoroughly discuss your real estate plans with your partner.

Dorian Mintzer, a psychologist who specializes in retirement and relationship coaching, recommends that soon-to-retire couples spend several hours discussing their views on the ideal retirement arrangements.

“The idea is to reach a shared vision through creative compromise,” says Mintzer, co-author of “The Couples Retirement Puzzle: 10 Must-Have Conversations for Transitioning to the Second Half of Life.”

She says couples who head into retirement without reaching a common vision could be at risk for an eventual breakup.

-- Make sure you factor financial concerns into your planning.

Although many people approaching retirement think the most prudent choice is to sell a large house in favor of a smaller property, a minority view retirement as their last opportunity to buy or build a larger or more sumptuous place.

Ernie Zelinski, author of “How to Retire Wild, Happy & Free,” points to research showing that retired people who live in spacious homes are no happier than those who reside in small places.

“People say, ‘This is my chance to buy that dream house I’ve always wanted.’ That causes them to buy a far bigger place than they really need for retirement,” he says.

Zelinski recommends that retirees make a realistic evaluation of their housing needs, as well as their budget limitations, before committing to the purchase of a large property that comes with major utility expenses and maintenance obligations.

-- Don’t assume you’ll save on living costs by retiring far away.

It can seem financially wise to sell one’s home in a major metropolitan area to move to a rural town that claims a significantly lower cost of living. But Davis says this could be false economy unless you think through all the financial implications.

For example, if your grown children and grandchildren live all over the U.S. and you wish to see them often, how much would it cost for flights in and out of your rural airport?

Another factor to consider involves convenient access to quality health care. During their senior years, many need consultations with high-level medical specialists or surgery at a major hospital.

When visiting a new retirement location, Davis recommends you bring along a checklist to ensure the community would meet your requirements. Among other factors, check out the local transportation facilities, including public transit, and access to cultural and entertainment venues.

“It’s not only your money, but also your contentment at stake when you make any real estate purchase, sale or investment for your latter years,” he says.

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