It’s a time of conflicting signals for homebuyers. A decade after the nation’s real estate crash, property prices in popular areas are still rising and home loan rates are ascendant.

“The positive forces of faster growth and steady hiring are being met by the negative forces of higher home prices and mortgage rates,” says Lawrence Yun, chief economist for the National Association of Realtors (realtor.org).

Still, Yun and other housing economists say the skies are very gradually brightening for those motivated to buy a property in the coming months.

“It’s possible the worst of the supply crunch affecting most of the country has passed,” says Yun, noting that in June the level of housing inventory was up slightly for the first time in three years. Plus, several major metro areas are now witnessing jumps in supply.

At this point in the real estate cycle, overall demand for homes is slipping. But as always, there are some diehard buyers who are undaunted by rising mortgage rates, which are still very low. These determined buyers include millennial couples who wish to own for the first time and families with an urge to trade up to larger quarters.

“We Americans are pretty terrible at delayed gratification. ... If we want better housing, we don’t take kindly to a long wait to make those dreams come true,” says Mark Nash, a longtime real estate broker and author of “1001 Tips for Buying and Selling a Home.”

But he says buyers who prevail are those who stay focused on their goals in the home selection process and also take a strategic approach to bidding.

Here are a few pointers for buyers:

-- Seek to assess the sellers’ equity position.

Eve Alexander, a broker who deals exclusively with buyers, says it’s critical for buyers to gather as much information on the sellers as is readily available before bidding on any home.

“What you’re looking for are insights into the mindset of the sellers,” Alexander says.

One source of clues on the owners’ equity position can be found by searching local government land records. These records (usually available online) should tell you when the current owners purchased the place and the original price they paid.

“If the sellers brought the house a couple of decades ago and haven’t refinanced, they should have a lot more equity than if they bought it in a strong market just a few years ago,” Alexander says.

-- Ask your agent to query the listing agent.

When owners have an urgent need to sell, it’s normally against their interest for that information to be broadcast to the world. Even so, Alexander says many listing agents will readily disclose such client information in response to questions.

“You’d be amazed how much listing agents will divulge to a buyer’s agent. For example, they might blab about how the seller must move due to divorce or a job transfer,” she says.

-- Identify and rule out sellers who are simply testing the market.

Eric Tyson, co-author of “Home Buying for Dummies,” says that in all markets, including the current one, there are sellers who won’t budge from an unrealistically high price because they’re in no rush to move.

“Right now, there are surprisingly many indifferent sellers out there,” he says.

How can you tell which sellers are merely testing the market and will never negotiate seriously with anyone who bids less than their lofty list price?

Tyson recommends you ask your agent to find out if previous offers have come in on the property you want. If the owners have already rebuffed one or more fair offers without so much as a counterbid, this indicates they’ll probably resist reason with you, too.

The good news for buyers is that information on past offers is often readily available through the listing agent.

“Agents are inherently outgoing people. Some have very loose lips and will talk candidly about their clients’ negotiating position and whether it’s worth your while to make a bid that’s well under an excessive asking price,” he says.

While there’s no harm in trying to reason with market testers, Tyson says you can waste a lot of time and energy trying to budge people who won’t even entertain a fair offer. Better to look for someone who’s eager to sell.

“Finding the hungry home seller is the key to getting an extraordinary price,” Tyson says.

If you’re planning to buy in a neighborhood with widely varied properties, it’s helpful to compare the homes on your list on a price-per-square-foot basis. Then adjust for differences in size and home features, such as a larger garage.

“Start with 10 comparable homes and then work your way down to the five most similar ones,” Alexander says.

After estimating the current market value of the place you wish to buy, it’s time to decide how aggressive an offer to make. Alexander says that will depend on how enamored you are with the home.

“You won’t want to push the limits if you’ve fallen in love with the property and feel it’s a ‘do or die’ situation,” she says.

On the other hand, you might choose to make a lower offer if there are other available homes in the neighborhood that would meet your needs equally well.

“It’s always easier to negotiate without emotion if you can find second and third choice houses you also like,” Alexander says.

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

A couple in their early 30s have pondered homeownership since moving in together three years ago. In the past, they’d scour websites for listings and occasionally stop by open houses. But so far, rising prices and cutthroat competition have discouraged them from making any serious bids.

Now, new numbers on real estate sales are giving cheer to the couple in this true story, and they’re planning to head into the market in a serious way very soon. That’s because the pace of home price increases is slowing and the supply of available property is finally increasing, albeit ever so gradually.

Elizabeth Mendenhall, president of the National Association of Realtors (realtor.org), predicts more wannabe buyers will be entering or re-entering the housing market in the near future.

“The modest uptick in new listings last month is good news for would-be buyers. Listings are still scarce --especially for entry-level homes -- but patience may yield a positive result for those looking to buy in the months ahead,” Mendenhall says.

Ashley Richardson, a veteran real estate agent in suburban Baltimore, is also anticipating more robust sales as an increasing number of prospective buyers move off the sidelines in hopes of finally bagging a property they can afford.

“We’re not there yet, but we’re moving to a more normal playing field between sellers and buyers,” Richardson says.

Daren Blomquist, a senior vice president at Attom Data Solutions (attomdata.com), which tracks housing sales all over the country, cautions that neighborhood markets vary widely. That’s why it’s critical to hire an agent with in-depth experience in the area where you’re searching.

“All real estate is local, and a knowledgeable agent is the key to navigating the market and determining if a particular property is a good deal or not,” Blomquist says.

Here are a few pointers for buyers:

-- Realize that not all sellers are equally motivated.

Tom Early, a former president of the National Association of Exclusive Buyer Agents (naeba.org), says that although the overall economy is faring well, financial duress is still a common reason many homeowners decide to liquidate their property.

“Even today, I’d say the majority of sellers want or need the money they have tied up in home equity,” he says.

Mark Nash, a longtime real estate broker and author of “1001 Tips for Buying and Selling a Home,” advises buyers to determine as much as possible about the sellers’ situation before making an offer.

-- Ask for assistance from your agent on “due diligence.”

“Before making an offer on any property at any time, you’ll want to learn as much as possible about the sellers’ equity position,” Nash says.

He suggests that would-be purchasers ask their agent to research the public records to determine when the present owners bought their house, what they paid and how big a mortgage they took out.

If they bought long before the big housing crash -- around 2008 -- the odds are good they still have substantial equity, unless they gutted most of that with a big home equity loan or a cash-out refinance.

“Sellers with lots of equity have much more latitude for bargaining. They can cut you a reasonable deal and still move away with a check in their pocket,” Early says.

-- Ask your agent to quiz the seller’s listing agent.

Listing agents are sometimes surprisingly candid in responding to questions about their clients’ situation.

“If the owners are under extreme pressure to sell, the listing agent may even tell your agent their true bottom line price to let the house go,” Early says.

-- Don’t rule out “stale” listings.

Most sellers are advised by real estate professionals who help them hit the target when setting the initial list price for their property. But in all markets, there are a few owners who insist on premium pricing because of their emotional ties to their property.

“Some people are just simply bullheaded. They demand more than their homes are worth, even though they have to sell against their will. This is particularly likely among sellers who’ve invested large sums to customize their properties,” Early says.

Ironically, those who price too high at the beginning are ultimately the ones who must sacrifice the most to get their homes sold. That’s because properties that languish on the market soon lose their luster and raise suspicions among prospects.

But eventually some money-strapped sellers with financial problems must wake up and sell at a realistic price or see their properties taken away from them through foreclosure.

Have you fallen in love with a princely place that went on the market months ago at a bloated price? Are you confident the sellers must move soon and will eventually have to take a price cut to get their place sold?

If so, Early urges you to prepare yourself to submit an immediate bid on the property as soon as its owners face reality and take their reduction. Make sure you have a pre-approval letter from a reputable lender showing you have the income and good credit to go through with the deal.

“Sellers who’ve just sobered up and finally cut their price to a realistic level will sometimes succumb to a substantial reduction. It’s at that moment that you should pounce quickly with your fair offer,” Early says.

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

In many neighborhoods, baby boomers are hanging onto their properties into their elder years, adding to the frustrations of millennials struggling to step onto the first rung of the housing ladder. The obvious result: rising prices.

“Home price appreciation continues to outpace wage growth,” says Daren Blomquist, senior vice president at Attom Data Solutions (attomdata.com), which tracks real estate markets throughout the country.

But one subgroup of boomers is finally releasing their houses, clearing the way for the next generation to take occupancy of their dwellings. These are seniors selling to move closer to their grown offspring.

Take the real-life example of a pair in their early 70s. They’ve owned their modest ranch-style house in a leafy middle-class suburb since the 1970s. But now that their only child has given birth to a daughter, they’re finally planning to sell and buy a condo near the baby’s parents' house.

Thanks to home price gains, some older owners can now afford to cash out of one property and buy another closer to their kids, says Victoria Mendenhall, a real estate broker since 1998.

“Family, and particularly grandchildren, are now a bigger factor in determining where people choose to retire,” says Mendenhall, who specializes in working with older clients and is affiliated with the Seniors Real Estate Council (seniorsrealestate.com).

Here are a few pointers for grandparents planning a move:

-- Don’t assume you need fancy entertainment options for the kids.

In an attempt to attract more frequent visits from grandchildren, some seniors decide to live in a community that offers easy access to such commercial entertainment features as an amusement park or a miniature golf course.

But Judy Luna, a veteran real estate broker, says retirees shouldn’t plan their move on the basis of kid-oriented tourist attractions. That’s because most communities offer enough in the way of recreation to keep most kids happy.

“It’s ideal -- but not necessary -- to have a neighborhood swimming pool the kids can use when weather is right. But you don’t need a lot of other major entertainment attractions,” says Luna, who’s affiliated with the Residential Real Estate Council (crs.com).

-- Challenge the notion that you’ll need an oversized yard for the kids.

Luna attempts to dissuade older buyers from seeking a property with a large yard, unless they’re devoted gardeners and have the stamina to maintain the property or can easily hire contractors to do so.

“To meet your grandchildren’s needs, you’re actually better off living near a park with a playground than having a big yard. Also, a small yard will certainly mean less upkeep for you,” she says.

-- Pick a setting with calm streets where kids can play safely.

One factor some older buyers overlook when selecting a grandchild-friendly community is the level of traffic coming through the area.

“You won’t want to live in a heavily traveled neighborhood or on a main road,” Luna says. As she observes, a road with a lot of traffic brings noise and fumes into your habitat. It can also pose obvious risks to the safety of your grandchildren.

Ideally, you’ll choose a property that’s located on a quiet cul-de-sac or a dead-end street. But if that’s unavailable, Luna says you’ll at least want to position yourself on a calm street with relatively little through traffic.

Making sure children are protected from road hazards is especially important if the grandparents intend to provide day care for very young children. But it’s also vital for older kids, who enjoy riding bikes and playing ball on neighborhood streets.

-- Seek a home with an extra bedroom or suite.

Many older buyers plan to downsize to a smaller property after selling the large family home where they’ve lived for years.

But Tom Early, a real estate broker who twice served as president of the National Association of Exclusive Buyers Agents (naeba.org), recommends that those hoping for overnight visits from family buy a place with at least one guest bedroom.

“Granted, your family can always check into a hotel. But it’s a lot more fun if everyone stays under the same roof and you can easily share those great pancake breakfasts,” Early says.

-- Rule out any community that limits family visits.

Though the Great Recession is in the past, Early says many grown children, including those with young kids, are still moving in with parents when facing a financial crunch or to save money.

If you’re an older homebuyer facing this possibility, he recommends you closely examine the rules or regulations that could limit your ability to house family members.

“It’s really shocking to see how many new condo and townhouse developments have deeds that severely limit how long guests can stay over,” Early says.

Often, the written rules governing guest visits are not enforced. But it’s always possible that leaders of the residents’ association will demand you follow the rules to the letter. That could mean, for instance, that your newly divorced son couldn’t move into your place with his toddler -- not even temporarily -- until he can afford to buy his own home.

“It can be painful to be forced to turn away family who need to live with you for one reason or another. Life is much too short to accept such draconian restraints,” Early says.

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