In most areas, the economy is improving and the number of foreclosures is tapering off. Yet, as always, there are numerous homeowners at a financial crossroads who must sell under duress.

"No matter the year, divorce is always a big factor forcing home sales," says Sid Davis, a long-time real estate broker and author of "A Survival Guide to Selling a Home."

Another major reason for an involuntary home sale is the loss of a job.

"More than half of all mortgage applicants rely on two incomes to meet their house payments. So when one income is gone, they may either have to sell their property or let it go through foreclosure," Davis says.

A major problem for homeowners who must sell involuntarily is that they typically lack enough cash for extensive pre-sale improvements. But a little money, say, $500 to $1,000, can stretch a long way if used strategically.

Here are a few pointers for home-sellers:

-- Dispense with emotional barriers to your home sale.

The forced sale of a home can lead to anxiety or depression on the part of the owners, according to Davis. But being in a bad mood can have serious consequences if it means they're unable to cope with the complex process of preparing their property for market.

"When people are in a funk, their home almost inevitably goes downhill," he says.

One possible way to cope with a housing crisis is to call on friends and family members to lend their support and to help strategize the steps forward.

Besides the classic to-do list, you'll want to create a timeline for your pre-sale work, which can easily span several weeks or longer, says Vicki Norris, a professional organizer and author of "Restoring Order to Your Home." Having friends and loved ones help you will not only make the job easier, it will help brighten your mood.

-- Improve your kitchen through personal diligence.

For sellers whose kitchen cabinets are showing their age, Davis suggests several inexpensive ways to make them look much better without hiring a contractor.

"If your cabinets are all wood and look dull, rub them with lemon oil. If they're painted and look scruffy, sand them down and then repaint with high-gloss white paint. Also, consider updating your cabinets with new door pulls and hinges," says Davis, author of "Home Makeovers That Sell."

Also, you can replace a worn kitchen floor inexpensively by laying new tile, a skill easily acquired through a free or low-cost workshop offered at a home- center store like Home Depot.

-- Discover the dramatic difference fresh paint can make.

One obvious way to add appeal to your interior is to repaint walls and trim. For advice on painting technique, consult the websites of major paint manufacturers such as Sherwin Williams (www.sherwin-williams.com).

"Ninety percent of good painting is simply prep work -- like sanding and surfacing. Almost anyone can do it," Davis says.

Most reasonably fit people can do their own painting. But selecting the right paint tones -- shades to help rather than hinder the sale of your home -- requires talent and skill, says Jody Wilens, an interior designer who provides home staging services through a small firm called Interior Design Transformations (www.idtdesigns.com).

If you can't afford a full home staging, Wilens suggests you look for a local stager willing to work on an hourly basis. She says much staging guidance can be offered during a one-to-two-hour time span. This can include a "color consultation" to help you select the right neutral tones for your interior paint.

Wilens stresses the importance of putting your property in "turnkey" condition to maximize its appeal to potential buyers.

"Nowadays, buyers don't want to have to do any work to a house after moving in," she says.

-- Set yourself apart from other sellers through de-cluttering.

Many homes that go on the market are cluttered with belongings -- so much so that it's hard to show them effectively. That's because visitors can't see past all the kitchen gadgets, electronic gizmos and cosmetic containers to picture themselves living in the property.

"After a couple minutes in a junky house, the buyers just zip out, never to be seen again," Davis says.

But the good news about de-cluttering is that the process is nearly cost-free. And editing out all those superfluous possessions can help your property stand out.

Many people have trouble letting go of perfectly functional items they no longer want or need. They think it's a waste to throw them in the trash. That's why Davis recommends that many sellers donate their extra things to charity.

"You'll get a warm, fuzzy feeling knowing someone will actually make use of your cast-offs," he says.

-- Plan an intensive weekend cleaning blitz.

After you've purged all your clutter and made sure all the necessary repairs are done, it's time to tackle another core project: making your place glisteningly clean. To do this, Davis urges you to set aside at least one full weekend for in-depth cleaning.

"Natural cleaning products, like baking soda and vinegar, are fine for a lot of cleaning and don't involve heavy chemicals. Plus they're very low cost," he says.

Always remember to include window cleaning -- which only requires the use of a ladder, a painting extension pole, a squeegee, and a bucket of water mixed with a small amount of dishwashing detergent.

"A house with clean windows looks a lot lighter and more airy. That's precisely the kind of aura that current buyers want. The brighter, fresher and cleaner your property becomes, the sooner you can expect it to sell," Davis says.

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

Home sellers who think an improving real estate market means they'll do fine selling "as is" are sadly mistaken, says Eric Tyson, co-author of "House Selling for Dummies."

"Even in a hot market, people who are too lazy or cheap to do the fix-ups their real estate agent recommends always wind up leaving a lot of money on the table," says Tyson, a personal finance expert.

Granted, as the economy strengthens, more homebuyers have cash to spare for home improvements after purchasing a place. Yet most people are loath to buy a home that needs immediate improvements to make it livable.

Tyson says nearly all homes need improvements to enhance their salability -- even if those fixes involve only cosmetic issues like dirty carpets or leaky faucets.

Despite improvements in housing markets, the supply of contractors still exceeds demand for most types of work -- including basic painting, cleaning and carpet replacement. That's because the home-improvement field is still populated by many who lost jobs during the financial crisis and then went into business for themselves.

But competition for the best contractors isn't limited solely to home sellers. It also involves homeowners who don't plan to move but need help with big remodeling jobs.

Harvard University's Joint Center for Housing Studies is now projecting an increase in remodeling spending, as more distressed properties come back onto the market and more owners of baby-boomer age are retrofitting their homes to suit senior living.

"What's unfortunate is that more quality contractors who would have gladly done small jobs during the recession are now limiting themselves to big contracts. That makes it harder to get help for small repair jobs," Tyson says.

Here are a few pointers for sellers:

-- Ask your listing agent for contractor referrals.

Experienced real estate agents who are active in their profession typically maintain an up-to-date list of trustworthy contractors -- including plumbers, painters, electricians, carpenters, carpet installers and roofers.

Such a roster can be hugely helpful to sellers who need repairs and upgrades done quickly and competently, Tyson says.

Many contractors seek to please agents because they represent the prospect of a steady stream of repeat business. This makes the contractors on an agent's list more accountable.

-- Meet face-to-face with contractors before hiring them.

These days, an increasing number of people believe they can make all arrangements for home improvement work solely through email, fax or phone. But Judy Luna, a veteran real estate agent affiliated with the Council of Residential Specialists (www.crs.com) says there's no substitute for a face-to-face meeting.

"You won't get an accurate estimate of the cost of the work unless the contractor comes to your home. Also, meeting one-on-one gives you a better feel for the company," says Luna, who adds that it's also important to check references.

"Word-of-mouth is always your most important guide," Luna says.

-- Seek your contractor's promises in writing.

Tyson says that homeowners too often make agreements with contractors based on verbal promises -- even on large jobs. But he says it's crucial to obtain a written contract that covers all the major aspects of the work—including scope, timing and price.

Given that the timely completion of work is one key to the success of your home sale, he urges you to put into your written agreement penalties that would be imposed in the event the contractor fails to finish on time. You might also consider incentives for early completion of the work.

"You don't want the contractors to delay your job because they come across a bigger or more lucrative project," Tyson says.

He says you'll also want to include in your agreement language indicating that the contracting firm guarantees its work and carries all the proper insurance coverage on its employees and subcontractors.

-- Don't let contractors skip government inspections.

Not all home repairs or upgrades require that contractors obtain a government permit to make sure the work complies with local codes. For example, an electrician usually doesn't need a permit to change a light fixture and a plumber typically doesn't need one to install a new water heater.

But major projects are a different story. Examples could include the installation of a new bathroom or deck.

You might think you'll get a better price from a contractor who asks to circumvent government requirements. But Tyson says that sellers who seek to skirt the law could put themselves at risk of a lawsuit by those who buy their home.

"Contractors don't enjoy having to get permits or to have their work inspected. But you still have to be sure they meet all the necessary government laws and codes," he says.

-- Don't pay for the whole project at the beginning.

You might find it necessary to make a partial payment to a contracting firm at the outset before its work begins. This is especially likely if the contractor faces significant material costs to get your job going.

For example, you could be asked to make a partial payment for new carpeting before installation occurs. Or you house painter might request that you cover expenses for paint, rollers and brushes before work begins.

But Tyson says you should resist paying for the entire project, including labor costs, until it's all done.

"Once the contractor is fully paid, you lose all the leverage you'll need in case something goes terribly wrong. So resist paying for as long as you can," Tyson says.

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

She was a successful boutique owner of 31 who yearned to leave her solid-yet-not-spectacular house in a middle-income neighborhood for a larger, flashier place in a prestigious suburb. But six months after making her dream move, her original house still languished unsold without so much as a single nibble.

Desperate to sell, she hired a different real estate agent who determined that although the property was correctly priced, it was poorly presented. The new agent recommended she hire Michelle Minch, a home stager, to help the place capture buyers' interest in an improving real estate market.

Following Minch's advice, the owner arranged to repaint the interior and replace worn carpet. After that, the stager and her team brought in two truckloads of attractive furniture and accessories -- including sofas, lamps, chairs and artwork -- and arranged all the items to make the house seem spacious yet comfortable. The project took a full, intense day of work.

Once the makeover was done and the home relisted, it garnered three offers and sold within just a week. This seemingly miraculous outcome allowed the owner to quickly liquidate her equity and move on with her life.

"She was totally thrilled with the staging and wondered why she didn't do it sooner," Minch says.

As the owner of an established staging firm called Moving Mountains Design (movingmountainsdesign.com), Minch is accustomed to compliments from her clients. But many stagers lack a proven track record and disappoint their clients, says Barb Schwarz, founder of The International Association of Home Staging Professionals (iahsp.com).

Schwarz says the easy-to-enter home-staging field is attracting several thousand newcomers each year. Some are fans of TV programs on home renovation and decorating. Others come from interior design backgrounds, yet often lack an in-depth grasp of home-selling psychology.

"There's a big difference between staging and interior design. Staging involves depersonalizing a home to appeal to the largest number of buyers. Decorating is about personalizing a property to the taste of its owners," Schwarz says.

-- Consider more than one stager before making your selection.

"Lots of people think they can go directly into home staging because their neighbors and friends tell them they have a good eye for decorating. But there's a lot more to staging than they realize. A good stager has gone through a lengthy training process," says Minch, who entered the field after a previous career preparing sets for TV commercials and movies.

She advises those planning to hire a stager to interview at least two or three candidates before selecting one.

"Be sure to see the stager's portfolio of work. Also ask for the names and phone numbers of past clients," says Minch, who publishes her own home-staging blog.

"Remember that you're hiring a stager to help market the largest single asset your family owns. What's crucial is that the stager knows how to appeal to a big audience," Minch says.

-- Make sure you understand how a staging firm prices its services.

Schwarz, the author of "Staging to Sell" and other books on the topic, says serious home-staging firms operate in a businesslike manner. One sign is that they can accept payments either by credit card or check. Another indication is that they carry business insurance and are willing to show you written proof of that.

After visiting your place, a serious stager should give you a firm quote on the full cost of staging it. This is helpful, as Schwarz says, because by bidding on the whole job, you're protected from the risk of facing higher-than-expected hourly fees if the job takes longer than anticipated.

-- Limit your costs by doing part of the work yourself.

Hiring a professional stager can be expensive, especially if your place is large or vacant. Staging fees -- which range from $500 to $5,000 -- can come as a shock to those who have little or no equity in their property but still need to sell it.

As Schwarz says, you can reduce the cost of a stager's services by doing some of the labor yourself. Rather than asking for the stager to do the full project, request a consultation. This should cost far less but should yield a written report itemizing the specific steps you'll need to take to prepare your property for showtime.

"The report should tell you the paint colors to use, the type of carpet to install and which furniture to remove. It should also tell you how to reposition the remaining furniture and accessories," says Schwarz, who's staged homes since the early 1970s.

Alternatively, you might decide to limit your staging expenses by sharing the workload with the professional you hire.

-- Make sure the staging work is complete before going onto the market.

Although homes in many neighborhoods are now selling more quickly than in recent years, real estate specialists say it's as important as ever to stage your home well. One factor is that homebuyers are becoming more educated visually because many are watching more TV programming focused on interior design and renovation.

Minch says those who ensure their home is in excellent condition before it hits the market stand the best chance of receiving strong offers without a lengthy wait.

"Remember that selling a home is like entering a beauty contest. The most attractive contestants win," she says.

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