A Southwest airlines supervisor was just 20 when she married and had her only child, a son who's currently a college sophomore. Now divorced, the woman is ready to sell her five-bedroom brick colonial in the Dallas suburb of Frisco.

"I'm not yet old, but I see no reason to hang on to this McMansion I inhabit. I want a smoother, simpler life in a condo close to the Southwest headquarters. This move will cut my taxes and spare me lots of cleaning and upkeep," she says.

The woman is excited about the possibilities that could come from her downsize move.

"More important than a showy home is the freedom that comes from living smaller. Once I sell, I'll have more leeway for travel and hobbies, like my genealogy and book clubs, as well as my Zumba and spin classes," she says.

Most downsizers are either retired or nearing retirement. But like the Southwest supervisor, an increasing number of middle-aged owners are also eager to divest themselves of an oversized McMansion, according to Zillow, the Seattle-based real estate firm.

"American homes have shifted from status symbols to sanctuaries. Buyers are no longer chasing the biggest footprint of the glossiest finishes. Instead, they're seeking homes that reflect who they are ... and what they value," says Amanda Pendleton, Zillow's home trends expert.

Pendleton notes that at the height of the building boom -- roughly 2002 to 2006 -- McMansions were constructed all over the nation, but especially in Sun Belt metros. Many featured giant Tuscan-style kitchens with dark cherry cabinets and speckled granite countertops, as well as big bathrooms with jetted tubs and three-car garages.

But these days buyers are less interested in impressing guests and more interested in how a home supports their lives in practical ways, such as low energy costs.

Sellers like the Southwest supervisor are aware that many of their home's McMansion features seem dated to current buyers. That's why it's important they choose a listing agent who will highlight the positives, like energy-saving replacement windows and kitchen pantries.

"It's typically not cost-effective to do major renovations to get a dated property sold. But you can stress work you've already completed. This could include a new roof or replacement appliances in the kitchen," says Joan McLellan Tayler, the longtime owner of a California realty brokerage.

"Look for a listing agent who knows what buyers in your area prioritize," Tayler says.

Here are a few pointers for sellers:

-- Seek experience when choosing a listing agent.

Tayler says too many sellers take a casual approach to picking an agent, noting that some make the mistake of hiring a relative, a friend or a young agent looking to get started.

"A lot of the sellers fail to understand that even in a strong market, it takes complex skills to do a great job selling real estate," she says.

Tayler recommends that sellers opt for an agent with experience in handling lots of different deals. Those with a track record are most apt to sniff out problems before they happen.

If for personal reasons you're determined to choose a newcomer, she suggests you ask that agent to share the listing with an established pro from the same office.

"With two agents on your side, you'll benefit from both their strengths," Tayler says.

-- Make sure that prospective buyers are financially qualified.

Sharp sellers are careful to check the financial standing of would-be purchasers.

"Who wants a deal to fall through because the buyers lack the wherewithal or credit to get it to the finish line?" says Eric Tyson, a personal finance expert and co-author of "House Selling for Dummies."

Before accepting an offer, sellers should insist on seeing a genuine preapproval letter from a known lender, Tyson says. This should establish that the prospective buyers have had their credit checked, their employment confirmed and their assets verified.

In addition, prospects can be asked to supply other details about their creditworthiness, such as their credit scores. The most common of these, known as FICO scores, range from 300 to 850. The higher that number, the more likely borrowers are to get the loan they need to close the deal.

"To avoid insomnia, look for buyers with scores of 700 or above," Tyson says.

Bidders can obtain reports on their credit scores from a website of the Fair Isaac Corp (myfico.com).

-- Get ready for issues that could arise during an inspection of your home.

In all sorts of neighborhoods -- including very popular ones -- many purchasers exercise their right to a home inspection. And many use the process as leverage to renegotiate the deal.

"Even in a tight market, if the inspector finds substantial defects in the house, the buyers could attempt to use these findings to revisit the terms of the deal," Tyson says.

Homeowners should never try to talk buyers out of a home inspection. But smart sellers will consider paying for their own inspection even before the property goes on the market.

"The person you hire for a presale inspection is unlikely to find all the same small problems that the buyer's inspector locates. But both should spot the really major problems, like a failing roof or electrical system," Tyson says.

"Knowing the problems that lurk in your house is especially important if the place is more than 10 years old," he says.

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

A married pair of social workers are approaching retirement and hope to soon sell their house in Brentwood, Tennessee, a ritzy suburb of Nashville. For years, the property values there have escalated. But as they approach the market, the couple are taking no chances on the sale of the six-bedroom colonial revival house they bought in 1999.

“We aren’t big salary people. We couldn’t imagine buying a house in our neighborhood now. Yes, people want to live here. But the local market is starting to weaken. So, we don’t want to push our luck,” the husband says.

As he notes, for-sale properties are lingering unsold longer than before -- with days on market increasing. What’s more, some pending sales have flopped after buyers backed out in search of better deals.

“These failed listings are cautionary tales for greedy sellers who list too high. We don’t want to get humbled because we’re in a hurry to retire,” the husband says.

Brentwood is hardly alone in experiencing an increasing number of canceled sales. In December alone, about 40,000 home purchase agreements were canceled in the United States, says Chen Zhao, head of economics research at Redfin, the national real estate brokerage.

“High housing costs and rising inventory have made homebuyers more selective,” Zhao says.

As she explains, buyers seeking to cancel often cite a home inspection report that finds significant problems with the property, such as a malfunctioning HVAC system or a leaky roof. But the cancellation might truly be due to fears of overpaying.

Daniel Harbuck, a real estate broker and the author of “Unlocked: Homebuying Secrets No One Has Ever Told You,” doesn’t know the Tennessee social workers in this true story. But he agrees that careful pricing is in the sellers’ interest.

“Your home’s price tag? It’s the ultimate first impression. Nail it, and the buyers come running. Flub it, and watch your profits vanish. In this real estate game, the price is your power move,” Harbuck says.

Here are a few pointers for home sellers:

-- Look for an assertive listing agent to represent you.

“In all markets, selling a home to make an immediate move is anxiety-producing, and all the more so at a time of economic uncertainty,” says Stacy Berman, a longtime real estate agent in Maryland.

She recommends you search for an agent with extensive experience selling properties in your community. Another key is to rely heavily on referrals from neighbors and friends who’ve sold in the same area.

Don’t know anyone from whom to seek referrals? Another approach is to call the managing broker of a major realty office nearby. Ask the broker to refer you to an experienced listing agent with a substantial track record selling homes similar to yours in your price bracket.

-- Factor in your competition before pricing.

Eric Tyson, a personal finance specialist and co-author of “House Selling for Dummies,” says that prior to accepting any pricing recommendation, all sellers should do at least a nominal amount of research.

“Ask your agent for a list of properties near your home that have sold recently. Then get in your car and drive by these homes, noticing how they compare with your own,” Tyson says.

If your drive-by tour raises questions in your mind about whether your listing agent is suggesting too high or low an asking price, request a justification for the recommended price. Then reach your own conclusion.

“At the end of the day, it’s the owners, not the agent, who have the final say on pricing,” Tyson says.

-- Weigh a plan to price slightly below others nearby.

Remarkably, sellers in a desirable area can often receive more for their property if they price it just slightly below its apparent market value.

“Pricing a little lower than the competition can generate excitement. More people are likely to bid if they perceive the property to be a good value. And this can create an auction effect that could help you at the bottom line,” Tyson says.

-- Try to delegate many of your presale chores.

Sellers typically spend several months or more preparing their property for market. They cull through belongings, paint wherever needed and clean exhaustively.

But if you’re selling under time pressure, chances are you’ll have no more than a few weeks to get the home in showing condition.

One obvious way to cut back on your home-prep time is to hire contractors for work you might normally do yourself. Tyson says that sellers working against a tight deadline can get a lot more accomplished in a shorter time if they delegate.

-- Create a contingency plan for your property’s sale.

Sometimes even a home that’s in good condition and correctly priced will fail to sell in a reasonable time for reasons hard to determine.

To avoid panic in this situation, Tyson recommends that people who must sell in a hurry develop a plan B for coping if the process takes longer than expected, compelling them to move before their place is sold.

Perhaps you’ll arrange for a trusted family member to take responsibility for your home sale. Or maybe you’ll want to “buy” time by renting out the house for six months or so.

“You’ve got to look at the big picture. What matters is not only your financial well-being but also your emotional health,” Tyson says.

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

In 2020, a software engineer in Boston told his friends he had a bright idea. Due to the pandemic, his boss let him work from literally “anywhere.” So he picked Boise, Idaho, where housing was affordable and trail-running opportunities were abundant.

Excited by the plan to move, he quickly bought a 2,300-square-foot Craftsman-style bungalow in Boise for a fraction of what it would have cost in Boston. Soon, he fully furnished the two-bedroom house and filled its two-car garage with outdoor sporting gear, as well as elaborate tool sets.

“My assumption was that this was my forever home. But that assumption didn’t hold after my boss said come back to the office full-time or get fired. So, I sprang into action to get my house ready to sell as quickly as possible,” the engineer says.

Once back in Boston, he rented a two-bedroom apartment, but after getting a moving company estimate to transport his furniture and many possessions, he ruled out taking most of them. And renting a storage unit seemed unreasonably expensive and pointless.

“It was totally unrealistic to think I’d move back to Idaho anytime soon,” he says.

Vicki Norris, the owner of a professional organizing firm and author of “Restoring Order to Your Home,” doesn’t know the engineer in this true story. But she urges homeowners in his position to streamline their space quickly.

“Delaying the project will only undermine your own plans to get on with your life,” Norris says.

To hasten a move, Norris recommends that sellers establish a “target date” by which time they must have their place ready for market. Then they should break the project into small pieces and work backward, setting weekly deadlines for the tasks that must be accomplished.

Here are a few pointers for owners seeking a quick move:

-- Get a lay of the land for the project.

Homeowners who do a thorough inventory of their clutter before attempting to handle it tend to be more efficient, says Dorcas Helfant, a former president of the National Association of Realtors.

“People who have an overview of all the stuff they’ve been keeping can make quicker decisions as they streamline,” she says.

The real estate agent you’ve chosen to list your property can be helpful in assessing the nature and scope of your clutter issues. Ask the agent to come over with a clipboard or notebook. Together, list the furnishings and caches of belongings that should be banished before your house is shown to visitors.

-- Formulate a step-by-step action plan.

Rather than proceeding helter-skelter, those who are efficient at decluttering often begin with an overall plan, says Mark Nash, a longtime real estate broker and analyst.

As a beginning step, he recommends you plot the space in your new property before deciding on the volume of items you can move. This assumes, of course, that you’ve already picked out your next habitat.

“Take out some graph paper and place all the furniture that fits and that you intend to take with you. The rest needs to go ‘bye-bye,’” says Nash, author of “1001 Tips for Buying and Selling a Home.”

-- Do a full inventory of your accumulations.

As a preliminary step, Nash advocates that you sort all small albums.

“Collect all those pesky things you continue to buy because you can’t find the first, second or third one you bought or because at the store you couldn’t remember if you have any. After you discover the rampant duplication, it’s easy to edit,” he says.

Once you have the items in any given room categorized, use what Nash calls the “three-box system” to plough through them quickly. One box should be labeled “keep,” a second “give away or sell,” and a third, “I don’t know.”

To increase your momentum, immediately arrange to have your “give away or sell” items carted off. This allows you more room to cull through the possessions from the “I don’t know” box that will require more scrutiny.

“Making decisions is easier if you have fewer things to look at,” Nash says.

-- Don’t hesitate to use trash and recycling containers.

For those who must go through the decluttering process in a hurry, trash and recycling receptacles can prove invaluable.

“It may not be green-friendly, but just taking stuff to the trash is an easy solution, plus the junk doesn’t sit around to be second-guessed for saving,” Nash says.

When picking through piles of clothing, one rule-of-thumb is “if you haven’t worn it in a year, get rid of it,” according to Nash, who also encourages you to free yourself of many old devices.

-- Seek out help from friends, relatives or paid assistants.

Under the best of circumstances, decluttering can be laborious, time-consuming and physically exhausting. Thus, Nash strongly advocates that hurried home sellers enlist the support of friends, relatives or neighbors.

If there’s no one in your circle you’d feel comfortable recruiting, you can often find reasonably priced assistance by posting a job ad, Nash says.

“You might want to hire a professional organizer to get you going. But often they’re too expensive to do all the intricate work you need to get done,” he says.

Norris recommends that those who lack the funds to hire help might consider bartering their services. For example, the software engineer from Boise could offer tech support services in exchange for assistance sifting through clutter.

“No one should have to singlehandedly take on such an overwhelming project,” Norris says.

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