There's no one-size-fits-all when it comes to real estate. Each deal is different, and rarely does one go off without a hitch. But when it comes to divorce, selling a house becomes that much more complicated.

When spouses are calling it quits, the situation calls for an agent who's not only experienced in handling transactions between polarized people, but also one who can offer a little handholding.

Agents who represent one side or the other are often called on to be part therapist, part ambassador, part spokesperson and part legal expert, says Florida broker Raquel Ramirez of Featured Properties International, a specialist in these situations.

"Psychology is a big part of this. Knowledge of the legal process is, too," explains Ramirez. And when there are kids and/or pets involved, or in cases of domestic abuse, "those transactions call for more awareness and finesse," she says.

"When children are involved, agents should work towards providing a sense of safety and familiarity. You don't want to add to the trauma children already feel," says Ramirez.

One thing to consider: You probably won't want a lockbox on your doorknob. It's always best that your agent is present for all showings, whether a divorce is involved or not. But with a lockbox -- even a certified electronic model provided by the local Realtors association -- agents and their clients lose some control over who visits. Someone you don't want in the house could send a "close friend" to the place, posing as a potential buyer.

Ramirez is a Certified Divorce Specialist with the National Association of Divorce Professionals, a multidisciplinary group that includes legal, financial and mental health professionals, as well as realty pros. While NADP is not affiliated with the National Association of Realtors, the group offers classes that are accepted as continuing education credits for NAR members in some states.

An agent should not try to be a therapist or financial advisor, says Liz Becker, NADP's founder and president. But they should know who their clients' other professionals are, and at what stage in the process their clients should be talking to them.

"You can't change the (divorce) laws," Becker says, "but you can change the experience."

According to Becker, who says she has first-hand experience with this situation, many divorcing couples get stuck, unable to make decisions about what to do with the house. That's often because one person or the other is clinging to the idea of the family home. But at that point, Becker points out, "it's no longer a home, it's a house -- a commodity to be split, just like a bank account and other assets."

But at the same time, when children are involved, it's usually best to keep family photos and mementos in place and maintain as much normalcy as possible until the day the house actually changes hands. Consequently, agents who recommend staging the property to appeal to the widest possible pool of buyers could be doing their divorcing clients a disservice.

Selling a "divorce house" can go sideways in any number of ways. Here are a few common problems:

-- Sabotage can be a big issue, says Ramirez. Say one spouse refuses to sign certain papers or allow a home inspector to examine the place, or the other spouse fails to show up at closing. Sabotage isn't always intentional, but if it is, a lawsuit could result.

To avoid such problems, it's important to keep the lines of communication open so that contractual obligations can be met without delay.

-- The person who is making the mortgage payments until the house is sold has a major responsibility. If he or she fails to stay current, it could sink the sale. The same goes for homeowners' association dues, utility payments and other bills.

"In the best-case scenario, it'll simply result in accrued interest and penalties, which will hurt their bottom line," says Ramirez. "In the worst case, it could result in foreclosure. Failed payments also hurt their credit scores, which could hinder the process of purchasing a new property or even renting."

-- How well the house is maintained can mean the difference between receiving full price or taking a big hit after the property has been sitting on the market for too long.

"While this may seem like a simple thing that is relevant to all transactions, it's quite different when you're working with parties who are not on the same page," Ramirez explains. "These things should be addressed early on to avoid deferred maintenance, additional costs, further disputes and missed opportunities."

-- Planning the exit strategy often requires careful coordination. It involves ensuring the soon-to-be ex-spouses have places to go and that they're on track with the schedule. Here, the marital settlement agreement should be as specific as possible, addressing such matters as maintenance costs, listing dates and disbursement instructions.

Next week: Tales from the trenches.

With the end of the year rapidly approaching, it's time to catch up on a few of the hottest topics this column covered since the first of the year:

-- In April, we wrote about some jurisdictions that confiscated all the equity owners have in their homes to satisfy property tax liens that were well below what their homes were actually worth. At least 12 states allow what the Pacific Legal Foundation labeled "legal tax lien thievery."

Actually, make that 11 states. In October, the U.S. Court of Appeals for the Sixth Circuit ruled that Michigan violated the constitution when it took Tawanda Hall's house to satisfy her unpaid tax debt.

With combined interest and fees, the state was owed $22,262, which it had every right to collect. But the nursing assistant's house was worth $300,000 when the state took it. And she never saw a penny of the difference.

Judge Raymond Michael Kethledge would have none of it. "The Michigan statute is not only self-dealing, it is also an aberration from some 300 years of decisions by English and American courts," he wrote. "The government may not decline to recognize long-established interests in property as a device to take them."

Now Pacific Legal, which represented Hall, is continuing its battle elsewhere. "Our fight isn't over," said senior attorney Christina Martin. "We will continue to advocate for people like Tawanda until home equity theft is rejected across this country."

-- In a July Housing Scene column, I took apart an outfit called Home Title Lock for charging homeowners for "monitoring" their titles -- which owners could do themselves, often for free -- and for exaggerating the breadth of the crime.

Not that title theft doesn't happen. It does, and in a few spots, it is rampant. As a first step toward stopping the crime, two Democratic lawmakers -- Reps. Emanuel Cleaver of Missouri and Dwight Evans of Pennsylvania -- dropped a bill that would establish the first federal definition of deed fraud, as well as sentence those who commit it.

The Good DEED Act (for Good Documentation and Enforcement of Estate Deeds) also would establish a $10 million annual fund to assist states in the prevention, detection, investigation and prosecution of title theft. Any jurisdiction receiving funds would be required to fingerprint, photograph and video anyone filing a deed.

-- In January, I covered Uncle Sam's efforts to end money laundering through real estate. Now, the government is once again expanding the rules that require title companies to identify individuals who purchase residential real estate for cash through shell companies when the deal exceeds $300,000.

The Financial Crimes Enforcement Network, or FinCEN, has now renewed the program and added the counties encompassing Houston and Laredo, Texas, to the list of 20 other jurisdictions where title agents must comply.

The other places include the counties within these metropolitan areas: Boston, Chicago, Dallas-Fort Worth, Honolulu, Las Vegas, Los Angeles, Miami, New York City, San Antonio, San Diego, San Francisco, Seattle and the District of Columbia. Also included are the city and county of Baltimore; Fairfield County, Connecticut; and the Hawaiian islands of Maui, Hawaii and Kauai.

According to FinCEN, the program has provided "valuable data" on the purchase of residential real estate by persons possibly involved in various illicit enterprises.

-- Most recently, I wrote about MV Realty, which is luring homeowners into 40-year listing contracts by offering them a small stipend in cash. In October, I reported that the Florida firm is paying up to $5,000, based on the value of the house, to owners who sign a four-decade listing agreement that most don't realize will be recorded as a lien against the property.

Now, regulators in North Carolina, as well as the state real estate commission, are investigating the company to discern whether the agreements constitute predatory lending. Other state attorneys general are also said to be looking into the firm.

Meanwhile, a Maryland homeowner whose wife was cold-called by MV Realty -- despite the company's claims that it doesn't contact anyone who doesn't reach out first -- and his attorney have succeeded in convincing the company to release its lien on the property. The homeowner reached out to this column.

The man and his family had just moved into their new house when his wife was offered $1,500 to sign a listing agreement. She agreed, but he didn't know about it until a notary showed up at the door to collect their signatures. He said thanks, but no thanks.

"We had just moved in, so we had no need for an agent," he told me on the condition that his name not be used.

At the same time, Sherryll Martens Dunaj, an attorney with Simon, Schindler and Sandberg in Miami, believes she's the first to challenge MV Realty on legal grounds and win. Her clients, the heirs of the homeowner, were trying to sell his residence after he had died.

Dunaj said she had another client who decided not to challenge his contract with MV because it was cheaper to pay the company's commission than to incur the legal costs of going to court.

The Maryland man agreed to speak with me because he feared people who signed up with MV "could lose their houses."

And lawyer Dunaj believes the company is "laying in wait" for people who violate their agreements by selling their homes using other agents.

"These are very bad people," she said.

It's that time of year when everyone makes bold predictions about what lies ahead in 2023. Just last month, the California Association of Realtors projected the average price of houses in the Golden State would drop nearly 9% next year.

But I have my own theory. Yes, prices are coming down, but that doesn't mean sellers are losing out. Unless they purchased their homes within, say, the last 12 months, sellers aren't taking losses -- rather, they are taking less profit.

To me, prices don't truly "fall" until homeowners sell for less than they paid. Houses today may sell for less than they would have, say, six months ago, but still for more than what sellers paid.

You can't lose what you never had, which, in this case, is the equity you build up over time as home values rise and fall. The only way to cash in on equity is to sell your place or borrow against it. Unless you do one or the other, "equity" is a nebulous term for something you know is there, but you can't touch.

To support my hypothesis, I give you the latest sales report from data services company ATTOM: The profit margin on the median single-family home slipped from 57.6% in the second quarter to 54.6% in the third. There's still a lot of profit to be eaten away before sellers actually lose money.

Housing is already in a recession, and the Federal Reserve Board isn't likely to take its foot off the brakes until 2024, according to Robert Dietz, the chief economist at the National Association of Home Builders.

Dietz believes the sector will rebound in 2024, but until then, the slowdown will only exacerbate the shortage of new houses. "We've been under-building since 2008," he says, noting that the market is short about 1 million houses nationwide.

This year's decline in homebuilding is the first since 2011. "We finally got to 1.1 million starts" last year, Dietz said. "That's in line with what we think we need to meet demand. And by 2025, we should be back to that level."

Manufactured homes, aka mobile homes, are a less expensive alternative to site-built houses. Last year, the median price of a factory-made house was just $61,400 -- that's $220,000 less than that of a conventional single-family house.

One of the knocks against manufactured homes is that they lose value, rather than appreciate. But according to LendingTree, that hasn't been the case over the last five years.

Between 2016 and 2021, the median value of a manufactured house increased by an average of 34.6%. Single-family houses increased just barely more -- by 35.4% -- over the same period.

Impressive: According to the National Reverse Mortgage Lenders Association, homeowners aged 62 and older saw their combined housing wealth reach a record $11.6 trillion in the second quarter.

More Signs of the Apocalypse

-- Thanks to a title company error, a woman who thought she was buying a house outside of Reno wound up with the entire neighborhood: 84 houses plus two common areas. It seems the title company cut-and-pasted the legal description for the whole shebang onto her deed.

-- In Texas, a retired couple is being sued by their homeowners association for $250,000. Their crime: feeding ducks. According to the suit, neighbors claim the ducks defecated on their property and destroyed their gardens.

-- How would you like to live in a $1.7 million house in San Ramon, California, for free? Anita and Mahesh Khurana did just that for years: The couple made six payments on their loan and then stopped cold, somehow avoiding foreclosure since 2009. They were finally evicted this summer. But they may not hold the record: According to one source, someone in New York fended off foreclosure for more than two decades.

More buyers of newly built houses paid cash in the third quarter than those who financed their purchases through the Federal Housing Administration.

According to Census Bureau data, 7.5% of all the new houses sold during the period were backed by the FHA. That's the smallest share since the fourth quarter of 2007, economist David Logan of the National Association of Home Builders points out.

On the other hand, 9.5% went to all-cash buyers. That's a 20-year high, Logan notes.

Typically, cash buyers are those who sold their homes in expensive markets and moved to less costly places. Loaded with a pocketful of moolah, they can pay whatever a seller is asking, and then some. And that drives prices higher.

Census data also shows that 78% of the new places sold in the third quarter were financed with conventional loans, even though FHA-insured mortgages are somewhat easier to qualify for. In the existing-home market, meanwhile, 22% of the resale houses sold in September went for cash, NAHB reports.