For more than two years, a 39-year-old pharmacist has pondered selling her tiny Tampa condo. She’s put off by Florida’s rising temperatures and wishes to buy a three-bedroom house near her sister in cooler New Hampshire.

But in the midst of a rapidly changing real estate market, the pharmacist is puzzled about how to fulfill her hopes for larger housing. In particular, she worries about finding the best available listing agent to help her attach the right price tag to her small property.

“Condo fees and insurance costs are sky-high in our part of Florida. But that doesn’t mean I’m willing to give away my place at a loss. I need every possible penny out of the property to buy the brand-new house I desire in New Hampshire. That’s why I need an agent to pinpoint the perfect selling price,” the pharmacist says.

Eric Tyson, coauthor of “House Selling for Dummies,” doesn’t know the pharmacist in this true story. But he credits her for her emphasis on finding a listing agent who is an expert in making solid pricing recommendations.

“In the current real estate climate, which is laden with uncertainty, you should beware of agents who try to plump your price above what is realistic. That’s because an over-market price puts you at risk of your property sitting around long enough to get stigmatized,” Tyson says.

Here are a few pointers for homeowners eager to live more spaciously:

-- Get a grounding on your home’s true 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 (nar.realtor).

“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 like 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 still remains scarce in popular areas, and many agents are hungry for listings.

-- Think through the math and chores of moving up.

If you own an entry-level home in an area with a strong employment base, you should do very well on your move-up transition, says Mark Nash, a longtime real estate broker and author of “1001 Tips for Buying and Selling a Home.”

“Likely there will be less competition if your next purchase is at the higher end of the market,” Nash says.

But as he points out, no property can achieve the highest possible price if it’s cluttered or unclean.

Inertia is one reason many owners delay the sale of their property despite their aspirations to move up. Surprisingly, some continue to procrastinate simply because of the daunting tasks involved in prepping their place for sale.

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

-- Incorporate your housing schedule into your move-up decisions.

Economic forecasters, who are typically much less reliable than meteorologists, differ widely in their views about how long the country can resist the next recession.

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.

-- Don’t let unrealistic fears undermine your move-up 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 more than a decade ago.

Still, 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 now falling somewhat, could rise in the future.

“Right now, maybe you won’t get a fabulous deal on that fine property you seek to own. But you should benefit from the pleasures of finally actualizing your housing dreams,” he says.

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

Buyer’s remorse -- that deep feeling of regret that afflicts some who’ve purchased a home at a high price -- is increasingly common. That’s according to research done by Clever Real Estate (listwithclever.com), a national network of real estate agents.

Clever reports that for many recent buyers, house payments have risen faster than incomes. What’s worse is that with higher prices typically come higher property taxes and homeowner insurance costs.

“When you buy any property, you have to look at the whole financial package rather than just the price tag alone,” says Michael Crowley, a longtime real estate broker in Spokane, Washington.

Obviously, economic cycles come and go. Those contemplating a home purchase in the near future should be following the debate as to whether the United States could be slipping into recession in the near term.

Eric Tyson, co-author of “Home Buying for Dummies,” says renters who are determined to buy in the near future often have a rosier outlook on the economy than do those committed to renting for the long term.

“Among the optimists are people who’ve taken a risk with other investments, like stocks, and held on until they’ve made money. The pessimists include people who’ve lost money on their investments and have soured on the idea of risk,” Tyson says.

After they’ve analyzed the overall situation, however, he says even pessimists usually see the positives in buying a well-chosen property now rather than continuing to rent indefinitely.

“Renting year after year has its own risks. Obviously, rental costs could rise substantially in the years ahead. And in the future, those who keep renting will be precluded from the kind of home value appreciation homeowners have enjoyed through the decades,” Tyson says.

There’s no such thing as a risk-free home purchase. However, you can improve your odds of a successful outcome if you think strategically and act cautiously. Here are a few pointers:

-- Conduct your own economic research.

Newspapers and TV news shows can provide perspective on the direction of the U.S. economy. But Tyson says you should be skeptical of commentators with a political bias that veers either left or right.

“You need to be aware that to score political points, some talking heads will express a very pessimistic outlook on the economy and housing market. Others are much more upbeat about the future. The reality probably lies somewhere between the two extremes,” he says.

It’s not difficult to find scholarly research reports on the American economy online. One source of national research that Tyson trusts for its neutrality is the Federal Reserve Bank of St. Louis (stlouisfed.org).

However, as good as they are, national prognostications are of less value to you as a would-be buyer than is information that helps you assess the strength of the neighborhoods where you’re considering buying a home.

To locate the parts of your metro area with the best prospects for home appreciation, Tyson suggests you start with a regional map. On this, pinpoint major employers --such as corporate headquarters and military bases -- where jobs are expanding. Locate communities with top public schools. Also, identify areas served by public transit lines.

-- Evaluate your “personal economy” before deciding what to buy.

Would buying a well-priced home in a strong neighborhood be a good financial bet for your household if your monthly mortgage payments are more than you can afford? Absolutely not, Tyson says.

Despite credit constraints, Tyson says it’s still possible for many buyers to qualify for a larger mortgage than their income warrants, thereby placing them at risk of a future default. That’s because your lender knows less about your financial obligations and spending habits than do you.

“A lot of your decision on how expensive a house to buy should hinge on your personal financial situation and job prospects,” Tyson says.

Before committing to any purchase -- even to a small home bought at a bargain price -- it’s always wise to review your budget and assess your level of employment security. Is your current job at risk? Do you have easily marketable skills that would allow you to quickly get another job if you had to?

-- Check out neighborhood property values before you bid.

Researching property values before you submit an offer on a home is critically important in the current economic environment.

“When markets are dynamic, you and your agent should try hard to find similar homes that have sold within the last three to six months,” Crowley says.

But data on comparable sales won’t give you the whole story. These days, you also need numbers to track the direction of the market. Ask your agent to give you data on the median price of a home sold in the past month versus the month prior. Also ask for median price comparisons on an annual basis. These statistics should give you a good feel for the trend.

Use this information when crafting a bid for a property you like. If selling prices have been weak and inventory is abundant, Crowley says you can be more aggressive with your opening bid.

-- Don’t panic your way into a rushed offer.

Yes, there are still neighborhoods where buyers must compete to purchase in-demand properties. But in most places, buyers have recently gained leverage.

“In a much more balanced market, buyers can slow down with less fear of losing out,” Crowley says.

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

Struggling wannabe homeowners now have more reason for hope, given the dip in home financing costs.

“If this relief from mortgage rates continues, we should see more buyers restarting their hunt for a home,” says Skylar Olsen, chief economist for Zillow, the Seattle-based real estate firm.

Still, in many areas home sellers are in a less advantageous position than they were just last year. That’s why they’re not taking an easy sale for granted.

As Olsen notes, homes are lingering longer on the market, and even successful listings require longer to sell, due to a major increase in rival listings.

For example, in Denver, Pittsburgh, Indianapolis and Louisville sellers have lost their advantage. And Orlando -- along with other Florida metros -- has become much more buyer-friendly due to a sharp recent rise in listings in that state.

Rich Harty, an independent real estate broker in the Chicago area, says savvy home sellers face the reality of a changing market and adapt.

He cites the case of his clients -- entrepreneurs in their early 50s -- who are selling their 3,000-square-foot Tudor to buy a midcentury modern house with twice the square footage.

For this pair, selling the Tudor is a prerequisite to fulfilling their housing dream -- to create a mecca where they can host large gatherings of family and friends.

“These empty nesters are throwing caution to the wind to buy and renovate the much bigger place as their forever house,” Harty says.

To ensure that their sale of the Tudor goes through smoothly, the couple not only staged and decluttered the property, they also updated their paint colors throughout in accord with contemporary aesthetics.

“These days, so much is changing in tastes. For example, anything gray is absolutely gone, and that includes gray walls, window coverings and tile flooring. Warm, bright colors, tans, golds and whites have replaced all the grays that came in during the 1990s,” Harty says.

Maya Hyman, a Maryland-based real estate agent for the Compass realty company, agrees with Harty wholeheartedly about the disdain current buyers feel about gray.

“Particularly for young buyers, gray colors remind them of cloudy days, of prison cells and that sort of thing. What’s especially the kiss of death for buyers is gray flooring,” Hyman says.

Repainting over gray walls is just one design improvement that will make a property more saleable. Here are a few other pointers:

-- Rely on paint to update your place.

One sure bet for adding appeal to your interior is to repaint walls and trim throughout, says Ashley Richardson, a real estate agent affiliated with the Residential Real Estate Council (crs.com). She says you’re much more likely to appeal to buyers if you avoid repainting your rooms in the sort of bold tones some agents call “commitment colors.”

Instead, she urges you to pick muted paint colors in shades shown in the catalog of the Pottery Barn chain of home furnishing stores. You can obtain such a catalog by visiting the store’s website: potterybarn.com.

“Most buyers, regardless of their age, like Pottery Barn colors,” Richardson says.

-- Reevaluate your window situation.

If you’re an older owner who’s lived in your place for several decades, you may still be using window coverings acquired years ago.

Sid Davis, a real estate broker and author of “A Survival Guide to Selling a Home,” recommends you remove any old draperies you still have hanging. In most rooms it’s okay to have no window coverings. The exceptions are for windows in bedrooms and bathrooms that can be covered in simple white shades from a home center store.

Another key to bright, sparkling rooms is to thoroughly clean your windows.

Davis contends many people who are reasonably fit and don’t have unusually high windows can do this cleaning project themselves without hiring a contractor.

“The cost of buying window cleaning supplies is minimal, especially if you already have a ladder. In that case, all you’ll need is a painting extension pole, a squeegee and a bucket of water mixed with a little dishwashing detergent,” Davis says.

-- Remove your family photos.

There’s nothing that will date your place faster in the eyes of buyers than personal photos taken decades ago.

Davis says any personal photos can make it psychologically difficult for buyers to picture themselves living in your place.

“People of all ages want a fresh start when they buy a house. They lose this vision when they see all your memorabilia,” Davis says.

-- Refresh your bathroom lighting.

In their bathrooms, many older homes still feature Hollywood-style lighting with globes set on a chrome bar. But Davis says such fixtures seem especially stale to young buyers, who typically want something more stylish and less cliched.

“Look for bathroom lighting with a fresher, more current look,” he says.

-- Redo your front entrance.

Tom Early, who’s worked with hundreds of young buyers during his career as a real estate broker, knows which updates excite a positive response in purchasers. He says sellers who have a limited amount of cash to spend on upgrades should consider using it to beautify their front entrance, which will enhance the home’s appeal to buyers of all ages.

“You can get a good feel for how your entrance looks by walking across the street from your property,” says Early, a past president of the National Association of Exclusive Buyer Agents (naeba.org).

“If painting your door doesn’t make it look wonderful, spring for a new door. A wonderful front door shouldn’t cost you more than $1,000, and it’s worth every dime,” Early says.

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