It can happen in a cool real estate market or a boiling one. Curiously, a good-looking house in a nice neighborhood languishes unsold for what seems to its exasperated owners as an endless length of time.

What's wrong? Perhaps obvious repairs have gone undone or the decor needs updating. Maybe the sellers have failed to weed through their clutter, leaving the place unappealingly crowded. Or it could be that the list price is too high for the neighborhood, the most common explanation.

When should the owners start to worry that their home has become shopworn? As a rule of thumb, Brandi Pearl Thompson, a real estate broker affiliated with the Council of Residential Specialists (www.crs.com), says you should think seriously about a substantial price cut if you've had 10 showings but not a single offer.

She says sellers who enter the market with an overly high list price typically hurt themselves in the long run.

"If your house has been sitting and you take a price cut late in the game, buyers believe you're desperate. They think something is seriously wrong with your house," she says.

Thompson says some sellers operate on the mistaken belief that it's a good idea to "push" the opening list price to test the market. And she says some listing agents go along.

But as she notes, it's the market that determines property values; wishful thinking makes no difference.

Along with off-target pricing, other factors -- including poor photography -- can seriously affect selling time, according to Thompson. She says that many buyers will reject a property solely on the basis that it looks unappealing in the first four photos they see online.

"Pictures can make or break you," she says.

She says smart phones can take good photos but that those who use more advanced digital cameras can often take shots that look better in print and online advertising.

"Hiring a professional photographer for your home is worth every penny," Thompson says.

Here are a few other pointers for home sellers:

-- Seek out feedback from savvy real estate specialists.

Once a listing agreement expires, many home sellers decide to renew the agreement with the same agent, while others choose to switch agents.

"When a house isn't selling, some people blame the agent. But it makes no sense to blame the agent if you didn't follow their recommendations," says Eric Tyson, a personal finance expert and the co-author of "House Selling for Dummies."

Perhaps you want to change agents, if only to gain a fresh perspective. In that case, Tyson says it's wise to take advantage of the interviewing process to solicit feedback from the candidates.

This isn't the time to solicit compliments on your property. Besides seeking realistic pricing guidance, ask for recommendations on how to improve your home's condition. For example, do you still have peeling paint on the front door, or kitchen appliances that need replacing?

"If your house has been sitting unsold for a long time, you can't afford to ignore constructive comments made by agents who come by for a visit," Tyson says.

-- Lighten up a dark interior.

Nowadays, buyers are nearly unanimous in their preference for light, bright living spaces. That's why properties with high ceilings and large windows are so popular. That's also why dark-colored walls and heavy draperies are so unpopular.

"If you have dark paneling anywhere in your house, seriously consider painting over it in a light, neutral color," he says.

-- Rethink your clutter situation.

Before their home hits the market, most sellers have had their agents tell them about the importance of dispensing with clutter. By then, many sellers have managed to de-clutter a number of areas, including closets bulging with shoes and kitchen countertops loaded with gadgets.

Even so, if your home has been sitting unsold for a lengthy period, Tyson urges you to reconsider your clutter situation and see whether there's more to do. Also, think about whether you've lowered your standards of cleanliness and order.

"Clutter removal is a major issue. That's because rooms look a lot smaller when they're overfilled. Remember that the eyes of buyers will be naturally drawn to all that stuff rather than the good qualities of your house," Tyson says.

He says many sellers can make their homes much more appealing by removing at least a quarter to a half of all their furniture, including oversized recliners, clunky coffee tables and heavy bedroom furnishings.

-- Reduce your asking price to help rekindle buyer interest.

Thompson says homebuyers are acutely aware of home values and resent sellers they suspect of trying to price- gouge.

"It's not about how much money you want to get out of the house. It's about what the market believes your home is worth," she says.

Though it's far preferable to price correctly from the first day your place hits the market, Thompson says those who asked too much at the outset should try to rectify the situation as quickly as possible with a price reduction.

"If your neighborhood has shifted up or down -- for example, because mortgage rates have changed -- you have to take that into account," she says.

The good news is that sellers who agree to a belated price reduction can often capture a second round of buyer interest and perhaps even a couple offers at that late stage.

"It's inexplicable as to why. But sometimes one offer leads immediately to another, even though the two buyers never spoke to each other," Thompson says.

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

At the height of the financial crisis, those who were self-employed stood almost zero chance of having a mortgage application approved. But while many challenges remain, the situation is now slightly better for this class of borrowers.

"Lenders are now less paranoid about making non-standard mortgages because their financial picture has improved," says Keith Gumbinger, a vice president at HSH Associates (www.hsh.com), a firm that tracks the mortgage industry.

The slight easing on the part of mortgage lenders comes at a welcome time for many white-collar workers who, after losing their jobs during the recession, decided to start a home-based business.

"These are people who had substantial skills in such fields as accounting, graphic design, public relations and IT. Because they couldn't find employment to use their skills, they went into consulting," says Sid Davis, a self-employed real estate broker who's worked from home for a lengthy period.

Davis says many who've started a home-based business in recent years have found their current residence unsuitable. Because of that, they're now seeking to buy, and finance, a home to better serve their needs.

Davis encourages those who are attempting to grow their entrepreneurial operations to look for a property with a convenient main floor space for their office, one that also has a separate entrance for clients.

"If you can help it, you don't want your company hidden away in an upstairs bedroom," Davis says.

In addition, he says entrepreneurs seeking a good setting for a home-based business should thoroughly investigate whether any community they're considering allows, or forbids, such enterprises.

"Some homeowner associations don't permit you to have a business and are strict about their rules. Others don't have any such rules or are lax about the ones they have," Davis says.

Here are a few pointers for self-employed homebuyers:

-- Inform yourself about the basics of the current mortgage industry.

Many homebuyers -- especially first-time borrowers --are in the dark about the meaning of the word "mortgage" and how the system works. Because they lack any experience in this area, they're shy about asking questions, says Leo Berard, charter president of the National Association of Exclusive Buyer Agents (www.naeba.org).

But as Berard says, the basic concepts of mortgage lending aren't so complex that you can't grasp them in a short period of time. Start with a basic Internet tutorial, available through the website of the U.S. Department of Housing and Urban Development (www.hud.gov).

Also, Berard recommends you buy a book or two on the subject and suggests "Mortgages for Dummies," by Eric Tyson and Ray Brown.

-- Seek out face-to-face meetings with mortgage lenders.

Most mortgage lenders are comfortable handling loan applications by phone, fax, email or overnight delivery. But Gumbinger, the HSH Associates vice president, encourages self-employed applicants to request a meeting in person.

"Meeting at the lender's office won't give you an enormous advantage. But it could help you make your case and mean you're treated somewhat more seriously," he says.

-- Bring your basic documentation with you to the lender's office.

Nowadays mortgage officers, (also known as "originators"), have to work harder than in previous years to assemble files that meet the exacting requirements of their underwriters. Because of that, they're grateful to borrowers who make their jobs easier through advanced preparation, says Dale Robyn Siegel, a mortgage broker and author of "The New Rules for Mortgages."

Siegel says ideal loan applicants who are self-employed collect key documents showing their financial strength before they even approach lenders. These include multiple years' worth of tax returns, along with statements showing the present value of such holdings as savings accounts, stocks, bonds and retirement funds.

Mortgage officers also appreciate applicants who've scrutinized their credit reports in advance of seeking a loan. That way, the prospective borrowers can identify and try to correct any inaccuracies or blemishes in their credit before submitting a loan application -- a step that's especially important for the self-employed.

Under federal law, you're entitled each year to one free credit report from the three large credit bureaus: Equifax, Experian, and TransUnion. Just go to this website: www.annualcreditreport.com to get started.

You'll also want to access your credit scores. Such scores, which draw on data from the credit bureaus, provide lenders with a quantitative measure of a person's credit risk. Most lenders use FICO scores, pioneered by the Fair Isaac Corp., or another similar scoring system.

Generally, you need to pay a fee to obtain your credit scores. One approach is to buy these through the Fair Isaac website: www.myfico.com. You can also receive credit scores through the credit bureaus. FICO scores typically range from 300 to 850 -- the higher the better.

-- Remain in close contact with your lender until your mortgage closes.

With a recent downturn in the number of applications to refinance mortgages, several major lenders have announced large-scale layoffs. That can mean heavier workloads for those still in the business.

Gumbinger says you can make life a little easier for your lender's office staff by staying in touch and responsive to their needs while your loan is in their pipeline. For example, that might mean responding quickly to their request for a profit-and-loss statement for your business.

"People who stay in touch are more likely to get their loan approved and closed in a timely manner. They're less likely to have their application stuck in a pile of papers on someone's desk," Gumbinger says.

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

For some homebuyers, it can be a tough choice between a townhouse, which offers freedom from the demands of upkeep, and the classical suburban house with four walls of its own and an expansive yard where kids and dogs can romp.

As American families become more diverse in makeup, fewer homebuyers are guided by tradition, according to Mary McCall, a veteran real estate broker and president of the Council of Residential Specialists (www.crs.com).

Often, the decision as to whether to choose a townhouse or a detached property comes down to the age of the homebuyers.

"Many buyers in their 20s and 30s are now more comfortable living in dense urban settings where their only housing choices are condos or townhouses. Meanwhile, many mid-life people, including those with school-age kids, still want conventional suburban houses with big yards," McCall says.

By the time they reach age 60, more buyers are attracted to the advantages of low maintenance than to spacious grounds. They may not be ready to accept life in an apartment complex, but they figure a townhouse is a good compromise between a detached house and an apartment.

Are you debating the pros and cons of a townhouse versus a detached, single-family property? If so, these pointers could be helpful.

-- Let location trump housing style when choosing a property.

The notion that location is more important than other factors has been conventional wisdom in the real estate field for decades and remains true, says Eric Tyson, a personal finance expert and co-author of "Home Buying for Dummies."

As Tyson defines it, a top location is not only one with a prestige ZIP code but also with low crime, access to high-quality public schools and proximity to such valued amenities as parks, movie theaters and fine restaurants.

Even purchasers who'd greatly prefer a detached house may settle for a townhouse if that lets them live in a neighborhood they couldn't otherwise afford. And Tyson says a townhouse in a top-flight community is generally a better investment than a detached house in a lesser neighborhood.

But what if you're focused on future appreciation?

In that case, your odds of the property gaining value are typically better with the detached house than the townhouse, according to Tyson.

"The reason to opt for the detached house is that it will have more land around it. And over time, the land should appreciate much more than the structure on that land," he says.

-- Seek out a bright, open townhouse.

Some homebuyers, especially those who grew up in a detached house, fear they'll feel cramped in a townhouse, and understandably so. That's because many older townhouses are narrow from side to side and deep from front to back.

But the good news is that many newer townhouses are proportioned differently, with wider rooms, large windows and high ceilings. Tyson says nearly all homebuyers prefer living in a property with an open, airy feeling.

But he says those planning to buy a townhouse with wide rooms should remember that their energy bills will likely be higher than for a place with narrower rooms and the insulation benefits of side-by-side living in an older townhouse.

-- Factor parking into your home-buying decision.

Obviously, anyone buying into a townhouse community is necessarily purchasing some degree of collective living, as well as some level of shared parking. Granted, you might have a garage or one to two reserved parking spots. But chances are you'll be sharing overflow parking with other owners.

Tom Early, a real estate broker who was twice president of the National Association of Exclusive Buyer Agents (www.naeba.org), says competition for parking spaces can be a major source of annoyance for townhouse owners.

He recommends that would-be townhouse buyers ask residents living there if there's sufficient parking for their guests.

"Conflicts among residents over parking can be a huge headache and a source of big-time distress. You need to think through whether or not you can handle this potential problem," Early says.

-- Seek housing in an area where residents are friendly.

Due to common ownership of grounds and facilities, residents of nearly all townhouse communities are bound together through membership in a residents' association. As Early says, the quality of interaction in that group can make a significant difference for the property owners there.

Members of a smoothly run association work together and set aside money for big-ticket outlays that their jointly owned property will require in the future.

"Check the minutes of the last three association meetings to make sure there's money set aside to cover major repair costs, like a new roof or the overhaul of the community pool. Otherwise one day you could be startled to learn you've been hit with a monstrous 'special assessment' for a lot of expensive work," Early says.

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