A married couple of IRS employees in Ogden, Utah, are wholehearted in their desire to exit their rented apartment in favor of a newly built house near the city. But the couple, both in their late 20s, have been rattled by layoffs affecting their federal agency.

“So far, neither of us has been hit with a layoff. But we don’t know what’s next due to the funding cuts sweeping our agency,” says the husband.

For more than a year, the couple have had their eye on a new development of single-family houses in the $450,000 range. One builder they like is selling three-bedroom houses on quarter-acre lots with posh kitchens and two-car garages.

“Technically, with our current salaries we could afford monthly mortgage payments of over $3,000. But the risk is we’d give up the safety of an affordable apartment with very low rent. Every night we go over the pros and cons of delaying or pushing ahead to buy a house this summer,” the husband says.

This couple isn’t worried about the macroeconomic situation involving tax policy and the ballooning national debt. But they are worried about job security and rising prices, making them nervous about going forward immediately with plans to buy a home and start a family.

“Where my wife sees financial risk, I see opportunity. Despite the tariffs, home prices are falling a bit in the neighborhood we’ve chosen, and there are lots more listings than two years ago when we started looking,” the husband says.

Kara Ng, a senior economist for Zillow, the national real estate company, doesn’t know the couple in this true story. But she understands the ambivalence that many wannabe first-time buyers are experiencing and why that has hindered the traditional spring market.

“Economic anxieties disrupted the start of the home shopping season. In April, many households didn’t know what was next for their jobs, investment portfolios or budgets. This kept some buyers on the sidelines, waiting for clearer economic signals before making major purchases like a home,” Ng says.

It’s not only the timing of a home purchase that causes couples to disagree on real estate. It’s also what home features to prioritize. Here are a few pointers:

-- Dispense with the notion that either partner has all the right answers.

Real estate agents often observe battles fought between spouses trying to agree on a home selection. And often, amidst the bickering, they hear one partner assert that the other is mistaken in expressing their preferences.

“Just because you grew up in a quiet, straitlaced suburb doesn’t mean your partner is wrong to want the pulse of city life,” says Mark Nash, a longtime broker and author of “1001 Tips for Buying and Selling a Home.”

Nash urges couples planning a purchase to go through a methodical process of setting priorities before they venture into house hunting.

“As a first step, each partner should sit down alone to draft a list of their own wishes. Only then should they get together to create a joint list, one that reflects the factors most valued by each person,” Nash says.

But what if both partners are unclear about what they’re seeking in a home? One method of gaining focus that’s sometimes advocated by real estate agents is to “go negative.” List all the things you dislike about the place where you now live; then flip these to reveal what you want most.

-- Seek out an agent to help you work through your differences.

Some would-be purchasers, especially those planning to buy in a high-cost area, struggle to reach an agreement on how best to allocate their scarce dollars. In such situations, each partner should focus not only on their priorities but also the trade-offs they could accept, says Dorcas Helfant, a past president of the National Association of Realtors.

Of course, agents aren’t marriage counselors, and they can’t be expected to resolve irreconcilable differences between couples. But they can help mediate conversations that help couples settle minor disputes.

“A good agent will ask the couple a series of in-depth questions so they can reach their own conclusions,” Helfant says.

-- Give yourself extra home-shopping time if you’ve been together for years.

Obviously, people who’ve been married for many years know a lot more about each other than those who’ve been together for only a short while. Therefore, they’ll need to deliberate longer to ensure that both partners’ views are taken into account when a home is chosen.

No matter your age, it may take long conversations, or perhaps even a getaway weekend, to reach an agreement on the best housing choice for both of you.

“Of course, it’s much better to resolve your differences prior to buying a house than to make ‘a purchase against the will of one spouse, which could explode your relationship later,” Nash says.

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

A 29-year-old accountant grew up in a wealthy Maryland suburb of Washington, D.C. All four children in her family had large bedrooms, each with a private bath. The accountant attended an exclusive private girls’ high school and an Ivy League college. To say she had an advantageous upbringing would be an understatement.

But much has changed. After losing their lucrative federal contracting business, the young woman’s parents had to sell their $2 million Tudor-style house to pay off business debts. That meant they lacked funds to give their daughter for a down payment on the townhouse she wants to buy. Her only cash is what she’s saved from her modest job.

“The money is there to buy a two-bedroom place -- the so-called ‘starter home’ my friends all talk about owning. But I was an economics major. And all the uncertainty I see now really scares me about making a big purchase,” she says.

Sheryl Palmer, the CEO of Taylor Morrison, a large homebuilding firm, doesn’t know the accountant in this true story. Yet she says there are now many young would-be homeowners waiting on the sidelines.

“Buyers hate uncertainty,” says Palmer, who believes buyer hesitancy is a major factor limiting first-time buyers, along with high mortgage rates. She contends flagging consumer sentiment is putting a damper on the usually robust springtime home sales market.

At the end of the day, the young accountant says she’s decided to go forward with her townhouse purchase this spring, despite her concerns about the economy and whether the country is heading into a recession.

“Renting is so annoying and tiresome. Before I turn 30, I want the freedom and control that comes with homeownership,” she says.

Here are a few pointers for buyers:

-- Don’t let economic unease stop you from buying.

For undecided buyers, Kevin Simrin, a veteran real estate broker in Oregon, offers some sage advice.

“If now is the right time for you and your family to buy a first home, or to step up to a better one, don’t let fear stop you. But be sure to use data and not emotion to avoid overpaying,” says Simrin, who’s sold homes since 1989.

Before committing to purchase any property, Simrin urges buyers to review data on comparable sales for similar homes in the same neighborhood that have closed within the last six or fewer months.

He’s also a big advocate for making any offer conditional on a thorough home inspection that would let you back out of the deal should your inspector discover major issues.

“A really solid whole-house inspection can cost as much as $400 to $600. But it’s worth it because of all the protection it gives you,” he says.

Even though Simrin encourages buyer caution, he says current purchasers have less reason to fear overpaying than did those who bought a place prior to the housing crisis that hit in 2008.

-- Seek a neighborhood with appreciation potential.

Eric Tyson, a personal finance expert based in Connecticut, says buyers seeking to evaluate the direction of the economy should rely less on the statements of political leaders than on more objective economic forecasts.

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 information that helps you assess the relative strength of the neighborhoods where you’re considering buying a home.

To locate the parts of your metro area that have the best prospects for appreciation, Tyson suggest 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 good public schools. Also, identify areas served by popular public transit lines, including new light rail systems that cater to traffic-weary commuters.

-- Endeavor to track the direction of your local market.

Comparable sales data won’t give you the whole story on property values. You also need statistics on the direction of the neighborhood market -- whether prices are heading up, down or sideways.

Tyson recommends you request statistics on the median price of a home sold in the past month versus the prior month.

Also ask for median price comparisons on a yearly basis. These statistics should give you a good feel for the trend. Then use these data when crafting a bid for a property you like.

-- Slow down the homebuying process.

Even today, there are neighborhoods where buyers are locked in fierce competition over available homes. Some properties are still selling just hours after going on the market. These are areas where offers are written hurriedly -- perhaps on the hood of a car. In these select areas, it’s still common for sellers to receive multiple bids from buyers offering more than the asking price.

But in most places, buyers are gradually gaining bargaining power. And that spells opportunity.

“Impulse can be the enemy of an unenlightened homebuyer. Sure, you want to be competitive for a property you truly love. But always keep your hand on your wallet when you do,” Tyson says.

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

A recently retired engineer is anxious to sell his Colorado log house. He’s tired of living in the mega-sized place on a steep hill and dislikes the harsh winters of the Denver area. But his wife, also retired, wants to remain and renovate.

The couple’s ongoing debate about their housing future hinges on her argument that they’ll continue to need their four-bedroom place to accommodate return visits from their grown children. But he contends the property is a needless money drain and that this would be a good time to sell and downsize to a warmer state.

As this true tale illustrates, it can be tough for empty nesters to finalize their future housing plans.

“Many older couples just fly by the seat of their pants on the selling decision,” says Eric Tyson, co-author of “Personal Finance After 50 for Dummies.”

Housing analysts say the argument for letting go of a property at this point in the economic cycle is bolstered by statistics showing that many current sellers have been enjoying the highest home price levels in years.

Joel Berner, a senior economist for the home listing service Realtor.com, says owners across the country are optimistic about their prospects this year due to ongoing housing shortages in many popular neighborhoods.

On average, sellers are still obtaining a strong return on investment compared to their original purchase price, says Daren Blomquist, an independent housing analyst.

But Blomquist says the data shows that many long-time owners, including empty nesters, are resistant to letting go.

Cary Carbonaro, a certified financial planner with more than 25 years of experience in the field, says it’s not up to those in her profession to go beyond their role as advisers to clients struggling to reach the right housing choices.

“Where they live is really a personal decision. I wouldn’t want to tell clients what to do,” says Carbonaro, the author of several books on personal finance.

Here are a few pointers for homeowners torn about selling:

-- Factor lifestyle plans into your decision-making.

As Carbonaro notes, some parents of grown children relish the idea of downscaling to a smaller place that imposes fewer upkeep demands.

But other empty nesters wish to hang onto the large family property where they’ve raised their kids because they want to take advantage of the extra space in new ways.

“They turn their kids’ rooms into fun rooms for themselves -- media rooms, hobby rooms or exercise rooms,” she says.

Still, Tyson cautions empty nesters against clinging to the big house with the uncertain hope it will become the hub for many extended family gatherings.

“It’s so hard to project ahead about where your grown children will be living or how much time they’ll have to spend with you once they get busy with their own lives,” he says.

-- Search for independent advice to provide perspective.

“Most financial planners aren’t set up to deal with specific issues, such as what to do with the family house when the kids have moved away. They’re more positioned to create a comprehensive plan for allocating their clients’ investment funds,” Tyson says.

However, by going through a professional group, such as the National Association of Personal Financial Advisors (napfa.org), you can locate a planner you can hire for just a few hours to discuss your empty-nest housing issues.

In addition, Tyson recommends you consider seeking out guidance from a certified public accountant who’s been trained as a personal financial specialist” (PFS). The American Institute of Certified Public Accountants awards this designation. You can locate a PFS in your area by visiting the organization’s website, aicpa-cima.com.

-- Keep financial realities in mind.

Many people reach the kids-are-gone stage with years left in their careers and a strong desire to continue working. But that doesn’t mean they can afford to be oblivious to their future needs for retirement income.

“A fair number of boomers have under-saved for retirement,” Tyson says.

If you’re in this category, and your home has appreciated substantially, selling could open the way for investments that are potentially more lucrative.

“I’m talking about freeing up money from your current house by moving to a property that has a smaller mortgage and is less expensive to maintain,” Tyson says.

If your offspring are still in college or grad school, you may have pledged that you’ll cover the full cost of their tuition payments. Still, there could be alternatives open to you.

Maybe you’ll want to meet with financial aid officers at your students’ schools to discuss alternative ways to help offset their tuition costs. For example, maybe they’d be eligible for scholarships, fellowships or work-study programs you didn’t know about previously.

You’ll have more housing options open to you if you don’t saddle yourself with large educational expenses, Tyson says.

-- Don’t postpone formulating your housing plans.

Some people appreciate the expanded freedom that comes with an empty-nest life. But others are depressed after the last child leaves.

“A lot of times people are in denial. They run away from making hard choices, such as whether to sell the big house and move,” Tyson says.

He says those in a funk about their new status as empty nesters can squander several years failing to explore and consider alternatives to staying put in their current home.

“It’s a poor idea to rush into a decision about selling your home. But delaying your planning indefinitely could also be a lousy idea,” Tyson says.

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