On his 70th birthday in January, a doctor who specializes in geriatrics finally retired and fulfilled his long-standing wish for waterfront living. He bought a townhouse in Annapolis, Maryland, and put his Washington, D.C., colonial up for sale the same day.

The doctor loves the new place. But given the COVID-19 outbreak that hit his area in March, he’s increasingly nervous about his unsold colonial, which has yet to attract any offers. In hindsight, he wishes he hadn’t tried to “test the market” with a high price when his home first went up for sale back in January.

Dorcas Helfant, the broker-owner of several Coldwell Banker real estate offices in Virginia, doesn’t know the doctor in this true story. But she says it’s almost never wise to seek an above-market price, especially during a time of economic upheaval like the current one.

“What you want is precision pricing from the outset that’s based on solid data and not hunches or wishful thinking. People who try to push their price at the beginning are often punished later with deflated proceeds or a delayed sale,” says Helfant, a past president of the National Association of Realtors (realtor.org).

Why does hanging too high a price tag on a property at the outset often lead to disappointment for sellers later? The reason is that the current generation of buyers do extensive online research on listings and can easily spot an overpriced listing when it first surfaces.

Danielle Hale, the chief economist at Realtor.com, a real estate listings website owned by the News Corp., says that early this year, home prices were strong until the economy took a dive due to the pandemic. But at this point, she says it's unclear how pricing will evolve in coming months.

“Just how significantly the housing market is impacted by the pandemic will depend on how effective the country is at containing the virus and how the economy responds. If all goes well, we could see buyers returning to the market aggressively this summer to make up for the spring they lost,” Hale says.

But at Seattle-based Zillow (Zillow.com), which tracks real estate markets throughout the U.S., chief economist Svenja Gudell forecasts that the nation’s economic issues have already put a damper on home prices, though only to a limited degree.

“Buyer demand and healthy housing market dynamics will prevent U.S. home prices from dropping more than 2% to 3%,” Gudell says.

Are you a homeowner who plans to sell later this year but fear making errors during a period of economic uncertainty? If so, these few pointers could prove helpful:

-- Consider hiring an experienced appraiser to help judge your home’s value.

These days, pricing is complicated, especially in communities where properties are widely varied. In all areas, an examination of recent sales of similar homes -- known as “comparables” -- helps listing agents provide accurate pricing recommendations.

In normal times, when home prices are generally stable, experienced real estate pros who regularly sell property in your area are sufficiently skilled at using comps to make sound pricing judgments. But Fred Meyer, a real estate broker who sells homes around Harvard University, says that during uncertain times, it could be worth it for sellers to consult a real estate appraiser to also assist with pricing guidance.

“Appraisers are very meticulous in using data to adjust comparable sales to come up with a realistic conclusion on value. For example, they’d know how much to knock off the value of your property if your bathrooms are dated versus another nearby house with newly renovated bathrooms,” says Meyer, who also provides appraisal services in Massachusetts.

-- Avoid taking your frustrations out on your listing agent.

Kathy Zimmerman, a longtime Wisconsin real estate agent who sells property through Re/Max, says that at times of economic uncertainty -- when homes are taking slightly longer than usual to sell -- some frustrated sellers begin to pressure their listing agents.

Zimmerman cautions sellers to “remember that it’s counterproductive to blame the agent for what are essentially market-wide conditions. It could hurt you in the end if you become a very high-maintenance client,” she says.

-- Release your anxieties with a cleaning blitz.

Zimmerman has sold homes for more than three decades, and during that time she’s observed a gradual decline in the cleanliness of properties shown for sale. All too often, she says, dual-income couples lack the time or energy to keep a home as clean as their parents’ generation did. Yet during the COVID-19 era, buyers hanker more than ever to own a spotless, well-kept place where they can get a fresh start.

Anxious homeowners who fear their property won’t sell would do well to re-channel some of their nervous energy into an old-fashioned cleaning campaign that covers every inch of their property. Showing a home in sparkling condition can give you a competitive edge over less-tidy people trying to sell in the same neighborhood.

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

There’s an intriguing housing trend emerging for young families out of the pandemic period.

Real estate analysts say that due to stay-at-home orders, many who own small starter homes now yearn to sell and upsize. Living together so intensely has convinced many of the deficits of their current property and the need for more private square footage, especially for dedicated home offices and children’s homework space.

At Seattle-based Zillow (zillow.com), which tracks real estate markets nationwide, senior economist Skylar Olsen reports a recent surge in online searching behavior among those seeking more spacious housing.

Meanwhile, the experience of working from home in recent weeks has convinced many adults -- and their employers -- of the viability of teleworking remotely on an indefinite basis. That opens up the possibility of leaving dense and expensive metro areas in favor of outlying communities, where large homes are less expensive.

The good news for families now wishing to trade up from a modest house is that there’s strong pent-up demand for entry-level property and a shortage of supply in this segment of the housing market.

One very recent hint of a bounce-back in home sales comes from the Mortgage Bankers Association (mba.org), which just noted a 12% weekly uptick in mortgage applications to purchase property.

Joel Kan, a vice president at the Washington, D.C.-based association, said the new statistics represent a very tentative “sign of the start of an upturn in the pandemic-delayed spring homebuying season, as coronavirus lockdown restrictions slowly ease in various markets.”

Of course, the first step for homeowners wishing to upsize involves making their current property show-worthy. Even if they plan to market the place primarily to online visitors, it’s essential that the home be stripped of clutter and excess furniture.

Nancy Meck, a professional organizer who’s helped hundreds of home sellers clear through excess belongings in preparation for a move, says the current shelter-in-place period can be an ideal time for families to declutter.

“But for every member of the family, you have to set realistic expectations and work to each person’s strengths. All the family members have to stay in their own lanes and not stress each other out,” says Meck, who offers extensive advice on her website: meckorganizing.com.

Here are a few other pointers for families hoping to sell and upsize later this year or in early 2021:

-- Lighten your project in creative ways.

Stephanie Calahan, an Illinois-based productivity consultant, recommends preparing a comprehensive written plan that spells out a systematic approach. Or you could start with a single part of one room, using a flashlight to define how large an area you’ll tackle at a given time.

“In the midst of a big decluttering effort, the flashlight allows you to focus mentally on just a single area,” she says.

Once your units of work have been defined, Calahan suggests you allocate a fixed amount of time to declutter each area and then, with the help of a kitchen timer, see if you can “beat the clock.”

-- Tackle the clothes that stuff your closets.

One of the most time-consuming tasks involved in decluttering involves what organizers call “editing your wardrobe.” Because this in an elaborate process, Meck suggests you start by pondering your wardrobe priorities before plunging into the work. Then break down the job into one-hour segments.

On her website, Meck suggests a 10-step plan for slimming down crowded clothes closets. She stresses the importance of thinking realistically about your wardrobe needs for perhaps a one-year period.

“Think about the activities you do in your current life -- not your fantasy life when you ‘take up’ gardening, register for a half-marathon or start going to concerts again,” she says.

Granted, many homebound families who are now spending many daytime hours in comfortable, exercise-style clothes need to retain some less informal attire for use after the pandemic lifts. But Meck cautions against keeping too much volume.

-- Infuse music into your work.

Obviously, taste in music varies widely. But no matter your preference, the use of music during an organizational project can help enliven your spirit and increase the intensity of your work. Consider the kind of energizing music used, for example, in dance or cycling classes.

-- Consider an online session with a professional organizer.

Even motivated families can find it challenging to mobilize for a home sale without the assistance of a professional in the field. These days, professional organizers are offering online consultations for homebound owners planning to make a move.

One way to identify an experienced professional organizer is through referrals from family, friends or co-workers. Another way is through the website of the National Association of Productivity and Organizing Professionals (napo.net).

“Even if you plan to do all the work yourself, a pro in the organizational field can help give you a jump start,” Meck says.

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

An MRI tech in her 40s was stunned last week to get handed a furlough notice. After all, as a medical worker for a hospital, she’d imagined herself immune to layoffs. But due to COVID-19 -- and the economic upheaval it’s caused -- her whole financial outlook has changed unexpectedly.

As an avid saver for many years, the tech has sufficient funds to pay her bills for months ahead. Moreover, she’s been assured by her hospital she’ll be back on the job as soon as that’s safely possible. Even so, she fears her plans to refinance her high-rate mortgage to a low-rate one must be put on hold.

Mortgage specialists say the tech is undoubtedly correct that she couldn’t currently qualify for a new home loan, despite her employer’s assurances.

“When you’re applying for a mortgage, furloughed income doesn’t count, and the same is true of unemployment benefits. You have to have regular income to qualify,” says Dale Robyn Siegel, author of the “The New Rules for Mortgages.”

Since the COVID-19 crisis began, Siegel says many lenders have tightened the guidelines they use when qualifying prospective borrowers. To get a home loan -- whether to refinance or purchase a property -- applicants need larger down payments and better credit scores than before.

It’s not only the rising rate of joblessness that has lenders nervous. They’re also unhappy with new federal rules that have allowed several million borrowers to postpone payments on their government-backed mortgages for up to a year.

“Even people with perfectly solid jobs and plenty of money in the bank are taking advantage of the new mortgage-forbearance program. That’s why some lenders are raising the bar high for new applicants and others are backing out entirely, especially when it comes to making jumbo loans,” says Mike Hummel, the managing director of a mortgage firm, who’s worked in the field since 1997.

Keith Gumbinger, a vice president at HSH Associates (hsh.com), which tracks lenders across the country, says the challenging mortgage market now facing consumers is akin to the one immediately after the real estate crisis of 2008. But in some ways, he contends consumers will be better positioned once the pandemic subsides.

For instance, he says it’s likely that after she’s back on the job, the medical tech wishing to refinance her mortgage will likely qualify for a new home loan, despite the interruption of her employment.

“Over time, I think a lot of lenders will be understanding of these special circumstances. This situation is totally different than the Great Recession,” Gumbinger says.

Still, he urges anyone planning to apply for a mortgage in the future to take steps now to strengthen their qualifications and identify sympathetic lenders.

“Rather than expecting lenders to beat a path to your door, you’re going to have to do some of the digging yourself to find the right folks to help you out,” he says.

Here are a few pointers:

-- Consider local lenders as a source for mortgage finance.

In the current economic period, the role of some national and regional lenders has diminished. Some have lately signaled their lack of interest in making mortgages through unusually stringent underwriting standards. They’d rather pursue other lines of business, which they consider safer bets.

Meanwhile, the role of local mortgage lenders, especially smaller shops, has become somewhat more prominent. Because of that, Gumbinger says many home-loan applicants could be especially well served these days by seeking out nearby lenders with whom they already have established relationships.

“Look locally at credit unions, small commercial banks and savings banks. They are absolutely competitive for your business,” he says.

-- Count on referrals to find a solid lender.

When hunting for the best mortgage lender, Gumbinger urges you to do a broad search.

Friends who’ve bought a home or refinanced a mortgage are often an excellent source of names for good lenders. If possible, try to get referrals for lenders your friends have used in recent months.

Another good source of referrals are real estate agents. Ask for at least three names of well-established lenders who’ve proven dependable.

“Realtors have their finger on the pulse of the mortgage industry. They know who’s weathered the storms of change in the past and who you can count on to get your financing through in the future,” he says.

-- Shop hard for the best mortgage rates.

Before committing to one lender, it’s always a good idea to do comparison shopping. But scouring the market for the best possible terms is especially wise these days, given that rates are hovering near historic lows.

“It’s true that a number of mortgage sources are now in retreat and others have become very wary. But remember that those lenders whose only business is making home loans -- including mortgage brokers who work with multiple financing sources -- don’t make a living unless they get their transactions to the finish line,” Gumbinger says.

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