America is suffering a severe shortage of quality homes for first-time buyers. So, when an experienced real estate broker put her modest Cape Cod up for sale, she was surprised it languished unsold for two months without a single bite.

To address the problem, the broker, Julie Tuggle, swung into action. She replaced worn carpet with dark hickory flooring throughout the house. Also, she upgraded the kitchen with new appliances and granite countertops.

All told, Tuggle spent $6,000 on improvements before raising the list price for the property by $10,000. Despite the price increase, once back on the market the place sold immediately.

“It was amazing. I had people fighting over the house,” she says.

A broker since 1985, Tuggle knows which improvements can hasten the sale of a property and which offer a poor return on investment. For sellers, she says the best bets are cosmetic improvements that can transform the look of a home for a relatively small sum. These include fresh paint, new flooring and kitchen upgrades.

What’s important for sellers, she says, is to distinguish between presale improvements that are worth the cost and those that are overkill and a waste of money.

“To get a house sold, I wouldn’t go beyond neighborhood standards. In most cases, that means it wouldn’t be advisable to replace windows, build on an addition or add a swimming pool,” Tuggle says.

Mark Nash, a real estate analyst and author of “1001 Tips for Buying and Selling a Home,” urges sellers to make sure they spend the money for necessary repairs to a property, even if they’re in a strong seller’s market.

Here are a few additional pointers for sellers:

-- Ask three real estate pros for guidance.

Nash says that before they commit to any remodeling projects, it’s wise for sellers to discuss the work they’re considering with real estate people who know their area.

He recommends you contact three local agents for advice on which home improvement projects are truly worth the expense. Most well-established agents will visit your house and advise you. even if you don’t intend to sell for another three to five years.

“Good agents are in their field for the long term. They’re not just looking for a quick sale,” Nash says.

As an added benefit, he notes that many agents maintain a database of reliable contractors.

-- Determine neighborhood norms for your area.

Tom Early, a longtime real estate broker and past president of the National Association of Exclusive Buyer Agents (naeba.org), says current buyers won’t pick up the tab for any renovation work that raises a property above neighborhood standards.

“These days everyone, including those buying in hot neighborhoods, are savvy shoppers who know what homes in your area are going for. You can’t fool them into paying a premium for an over-improved home,” Early says.

What sort of upgrades constitute “over-improvement”? For example, you wouldn’t want to install high-end, designer light fixtures in a neighborhood of starter homes. By the same token, you wouldn’t want to construct a three-car garage in a neighborhood where most houses have no garage at all.

-- Cancel projects that prove too expensive.

If you think your contractors are going over the top, Nash says it’s better to stop projects before they’re finished than to overspend on work that will cost much more than expected.

“For example, most buyers don’t care if they get super appliances in the kitchen or laundry room. It’s the basic house and floor plan they’re looking for and not high-end elements in every room,” Nash says.

As he points out, real estate agents often recommend the use of less expensive products than are suggested by contractors. For example, you don’t need to spend your money on top-of-the-line carpeting when a mid-level grade will do just as well. Or you might wish to opt for generic hardware in your kitchen and bathrooms.

“It’s true that bailing out of work with a contractor can cost you a penalty. But doing so might still be the wise course if a project has become too ambitious,” Nash says.

-- Slow the renovation process to avoid costly mistakes.

As Nash notes, many home sellers realize too late that a thoughtlessly executed remodeling program can hit their wallet hard. That’s why he recommends you write on an index card the basic elements of a well-thought-out plan. Then have that index card handy as a reference guide when contractors come over to do estimates.

“Sure, you want to sell your house quickly and for the maximum amount of money. But haste can mean wasted dollars. It’s far better to proceed thoughtfully than to rush headlong into changes that could push you over your budget,” Nash says.

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

Somewhere around half of U.S. marriages now end in divorce, according to the American Psychological Association. Marriage experts say one of the most perilous times for couples occurs as they approach buying a home.

“Money is the No. 1 cause of conflict and divorce in our country, and buying a house is the biggest purchase most couples make in their lifetimes,” says Dr. Elizabeth Schmitz, a psychologist and co-author of “Building a Love That Lasts.”

“For many couples, there’s a middle ground between differing opinions on the right place to buy. Shut off your phones and really listen to what’s important to your partner,” she says.

Schmitz acknowledges that some house-hunting couples deadlock over differing priorities. To help break such a deadlock, she recommends they work with a real estate agent who can help assist them to discover options that might suit both partners.

Schmitz and her husband, a fellow marriage analyst and former university dean, have moved seven times during their 52 years together, and every move has required some level of negotiation.

“Over time you learn how to compromise effectively,” she says.

Here are a few pointers for home-buying couples.

-- First, define your spending limits.

Ashley Richardson, a real estate agent who’s sold homes since 1993, says many couples launch an elaborate property search before setting their spending limits. But she urges would-be buyers to start by talking to a reputable mortgage lender.

“Price has got to come first, because it dictates how much of your wish list is doable,” says Richardson, who’s affiliated with the Residential Real Estate Council (crs.com).

Of course, there are many national lenders seeking to sell their services via the internet. But Richardson says it’s usually preferable for buyers to work with a local lender whom they can meet face-to-face.

Why is it easier for couples to reach consensus if they obtain mortgage pre-approval? Because, as Richardson says, those who know their spending limits are more realistic, which makes compromise easier.

“That way, neither husband nor wife gets their heart set on a home that’s beyond their reach, saving time and disagreements,” she says.

-- Select the right neighborhood as your second step.

Obviously, picking the right neighborhood is a personal choice no real estate agent can make for you. For that reason, Richardson suggests you evaluate several neighborhoods before asking an agent to zero in on listings in any area.

“You can save a lot of time by identifying your favorite neighborhood early and then finding an agent who truly specializes in that community,” Richardson says.

She recommends that couples discuss the neighborhood features most important to them. They need to decide, for example, whether it’s more important to live close to work or in an area with lots of pristine open space.

Though many buyers spend ample time comparing neighborhoods through internet searches, Richardson recommends they also spend some weekend hours driving through neighborhoods of interest and stopping by open houses.

-- Identify lesser priorities you’re willing to trade off.

Many couples in their 30s and 40s with young children are anxious to move up from a small starter home to a place with more bedrooms and bathrooms. They typically find it easy to agree on their space needs.

But beyond these basics, couples argue about other important property features. For example, is it more important to buy a place with a large lot or one with a two-car garage?

Because few couples can afford a home with every feature they want, Richardson encourages partners to give each other a written list of priorities. That way both parties will probably get more of what they want.

-- Consider the redo of a home that doesn’t quite meet all your wishes.

Susan Graves, a veteran real estate broker, recommends that couples who can’t now afford a place with all the features they both want look for one that could be updated to meet their top priorities.

To determine if the improvement you want would fit in your budget, Graves suggests that buyers call in a contractor for an estimate on cost. For example, they could obtain a bid to add a garage to a property that lacks one, or to install quartz countertops in a dated-looking kitchen.

“Buying a well-priced home that needs only a limited amount of work to ensure that both husband and wife are happy could be a reasonable plan,” she says.

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

For the more than 30 years that a doctor has lived in his architect-designed house, he’s relished the place -- making numerous upgrades. Among the improvements, he added a tastefully landscaped piazza, complete with fountains and a pond stocked with koi fish.

But now as he approaches age 70, upkeep on the house and grounds have become more of a burden than a pleasure for the doctor. The last straw came when his pond sprung a mysterious leak that cost many hours and hundreds of dollars to diagnose and fix. As a result, the doctor vows to give the house to one of his married sons.

What are the doctor’s housing aspirations now? Surprising even himself, he yearns for the simplicity of life in a small apartment.

Julie Jason, the author of “Retire Securely,” a newly published book, doesn’t know the doctor in this true story. But she’s not surprised that he’s opting for a downscaled lifestyle that offers greater freedom from maintenance demands.

“Many of my clients are going smaller,” says Jason, a certified financial planner who specializes in helping wealthy clients.

Of course, the transition from a large property to a smaller one can be difficult. She says it can be especially tough for affluent homeowners who face a major psychological adjustment to downsize.

To help ease the transition, she suggests that retirees intent on downsizing frame the future as positively as possible, focusing on the greater freedoms that come with low-maintenance living.

Here are a few pointers on housing for retirees:

-- Consider a carefully selected condo-apartment.

For those seeking a simpler life, one obvious choice involves apartment-style living, and an increasing number of retirees prefer owning rather than renting their units, says Tom Early, who twice served as president of the National Association of Exclusive Buyer Agents (naeba.org).

But he urges caution before committing to any condo.

“It’s crucial that the owners’ association has put money in an escrow account to keep up with such improvements as painting and parking-lot paving, along with the eventual replacement of the roof,” Early says.

Before investing in any condo, he recommends you examine the minutes of the condo association’s meetings for the last two years.

“The minutes will tip you off about repair problems and tell you if there are lawsuits pending against the firm managing the complex,” he says.

-- Look for a detached house on a single level.

To some retirees, life in any apartment would feel cramped and regimented.

“People who hate apartments but want simplicity should ponder downsizing to a smaller detached house on one level with four walls of its own,” says Mark Nash, a real estate analyst and author of “1001 Tips for Buying and Selling a Home.”

“Given the demographics of an aging boomer generation, buying a one-level house is a great bet for appreciation,” Nash says.

Beyond their investment potential, one-level properties offer advantages when it comes to routine upkeep.

“It’s a whole lot easier to keep a single-level house clean, because you don’t need to drag your vacuum up and down stairs,” Nash says.

-- Search for a place owned by a perfectionist.

Are you planning to purchase a home where you’ll live for just three to five years? If so, buying a place owned by maintenance-minded people could let you coast on their upkeep for a few years. Their place will probably be in good repair, including all appliances.

Those who baby their homes are usually also meticulous about pruning their trees and manicuring their flowerbeds. Still, Early warns against thinking you could coast for several years on the prior owner’s conscientious yardwork.

“Well-kept grounds require near constant attention -- either by you or people you take the trouble to hire,” he says.

-- Include brand-new houses in your search.

Clearly, not all new developments are created equal. Some new homes will give you years of maintenance-free living while others could mean headaches from the outset.

“There’s a price for quality. So, you may have to pay more for solid construction,” Early says.

A dedicated real estate agent should be familiar with both new home and resale options in your area.

Early believes that builders who add custom features to their homes usually give buyers a better product than those who mass-produce houses cookie-cutter style.

How can you find a builder with a quality edge?

“It’s always smart to poll the people who already live in the new subdivision. Ask them if they’re satisfied with the builder’s work,” Early says.

Home inspectors are another good source of information.

“Really good inspectors know who’s building shoddy houses and who’s building solid ones,” Early says.

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