Smart Moves

For more than eight months, a government attorney in her early 50s has been methodically seeking the ideal move-up property for herself and her 14-year-old daughter. So far, she’s considered and rejected more than 20 houses she found online, including 10 she visited in person.

What’s the holdup? Like many buyers, the attorney has a long list of priorities. She wants a new or nearly new place near her daughter’s prep school as well as coffee shops, restaurants and public transit. She wants a large home office and a professional-style kitchen with an island.

Moreover, the daughter has her own “must haves.” She wants a bedroom with a private bath and a hangout space for friends -- preferably a loft. She also wants a fenced yard for her pet poodle. And all these features must come within the mom’s budget constraints.

Stacy Berman, the veteran real estate agent representing the attorney, doesn’t fault her for taking a lengthy time to find the best possible property -- a particularly challenging task during a period of tight inventory and rising prices.

“When deciding how and where to live, you have a tremendous amount at stake, not only financially but also in terms of lifestyle,” says Berman, who’s sold homes since 2002.

Although she never pushes clients to make a premature decision, Berman offers them helpful pointers on choosing among tough trade-offs.

“When picking a property, the three most important factors are location, price and condition. You have to place these three factors in rank order from the most to the least important to you,” she says.

Given that housing costs represent such a large percentage of family budgets, many buyers are attempting to slow down the selection process to avoid an error.

“These are wait-and-see buyers who know that every purchasing decision must be customized to their individual wants and needs. This is certainly not a time for impulsivity. Slowing down the buying process makes sense,” says Mark Nash, a real estate analyst and the author of “1001 Tips for Buying and Selling a Home.”

Here are a few pointers for buyers:

-- Try to avoid a potentially punishing commute.

Working from home during the pandemic has convinced many that remote work could be a viable long-term possibility. This recognition, and the easing of restraints on telework by their employers, has caused more buyers to consider a move to an outlying town or suburb.

But Merrill Ottwein, the broker-owner of a Coldwell Banker realty office, cautions buyers against moving to an area far removed from a major employment center.

“What if your supervisors change their mind and want you in the office at least a few days each week? Or what if you want to change jobs entirely?" The time to consider these issues is before you buy,” Ottwein says.

Would a long commute be worth it?

“Some people say they don’t care how far they have to drive to get all the bells and whistles they want. But then they call us back six months or a year later to say they can’t stomach that killer commute anymore,” he says.

“I would worry about any commute that’s over 50 minutes each way,” Ottwein says.

-- Think seriously before you commit to a “fixer-upper.”

Ottwein urges any buyers considering a property that needs rehab work to obtain reliable estimates on the cost of restoring the place. To get a sense of potential repair costs, your real estate agent should be willing to help you arrange with contractors for bids.

Are you convinced you could handle the renovation work yourself?

If so, Ottwein recommends you do a reality check by canvassing friends who know you well. Ask them if they think a big do-it-yourself project would be a good option for you, both in terms of your skill level and available free time.

“Your friends can help you gain perspective on the possible pitfalls,” he says.

-- Take your time when buying in a new subdivision.

If you’re planning to purchase a brand-new house, you’re likely to be faced with many trade-offs before your contract is written.

“For one package price, some builders give lump sum allowances for anything ranging from lighting fixtures to appliances to landscaping to kitchen cabinets. Anything not included in that package will cost you extra money,” Ottwein says.

These choices should be made before the sales contract is written, but not under pressure from a hurried homebuilder or salesperson.

“To make genuinely solid selections, you may need to take weekend time or a day or two off work to explore the options,” Ottwein says.

Those who are indecisive at the outset may find they have to pay a premium price for options they later decide they want -- for example, for solid wood cabinets in the kitchen.

“Once your contract is signed, you have little leverage left in negotiating with the builder. So you’d better pick the right kitchen cabinets at the beginning,” Ottwein says.

New-home buyers on a tight budget may wish to defer those items that can be installed later with relative ease, such as landscaping upgrades or window treatments.

“Lock in early those choices that are part of the infrastructure. The other options can wait until you have the funds to put them in yourself,” Ottwein says.

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

To take advantage of the stellar seller’s market, an oncology nurse of 65 just sold the oversized family house where she raised her three kids. Now she’s under time pressure to decide where next to live.

“She’s weighing her options -- which include a new multifloor townhouse or an older one-level rancher. It’s a big decision because she’s looking for a ‘forever house’ where she could stay for 15 to 25 years,” says Richard Harty, the nurse’s real estate broker.

Because she’s currently leading an active life that involves international medical missionary trips, the nurse sees no reason to factor potential health concerns into her home-buying plans. But Harty is urging her to plan ahead for a property where she could age in place.

“It’s very important for all homebuyers -- and especially seniors -- to look at the big picture when selecting a place for the long term. If health problems develop in the future, you don’t want to be forced to move before it’s necessary,” says Harty, president of the National Association of Exclusive Buyer Agents (naeba.org).

As she ponders her options, the nurse is drawn to the contemporary kitchen and open floor plan of the new townhouse, a vertical property with bedrooms on the second and third floors. Yet she also sees advantages to the rancher, with its first-floor master suite.

“Stairs aren’t an issue for this buyer now. But that could change in the future should she become ill or disabled,” says Harty, who co-owns an independent realty firm in a Chicago suburb.

It’s no secret that those in the baby boomer population cohort have entered their elder years. U.S. Census Bureau statistics project that by 2030, all living boomers -- born between 1946 and 1964 -- will be age 65 or older.

Due to increasing interest among boomers for age-in-place lifestyles, demand for single-level houses is intensifying dramatically.

According to the AARP (aarp.org), nearly 90% of people over age 65 want to live in a single-family home for as long as possible. But to do so, they need a place that’s suitable for their stage in life.

Here are a few pointers for senior homebuyers:

-- Try to anticipate your future housing needs.

Mark Nash, a real estate analyst and author, says it’s always difficult to foresee your housing requirements. Yet he recommends that seniors plan ahead for at least five years.

“That’s crucial if you’re already in your pre-retirement years. Injuries and illness can happen at any age, but they’re especially likely after you’ve hit your 60s to 70s,” says Nash, the author of “1001 Tips for Buying and Selling a Home.”

-- Realize a one-level home could prove a good investment.

With the oldest baby boomers already entering old age, demand is rapidly increasing for single-floor living among pre-retirees and retirees. As a result, Nash says ownership of a one-level house should prove a good investment over time -- so long as it’s located in a desirable neighborhood.

“Particularly in communities where ranch houses are scarce, this could be a good bet. As time goes on, there will be more senior homebuyers who need one-story living,” Nash says.

Nevertheless, he contends that some boomers still prefer to own a spacious two-story house with enough upstairs bedrooms to accommodate family members who stay overnight.

“In their retirement, some folks are practically ‘professional grandparents.’ They’d hate living in a small, one-level house or condo if it had limited space for their kids and grandkids,” Nash says.

-- Consider the advantages of a second-floor “hideaway.”

Due in large measure to the COVID-19 pandemic, an increasing number of adults now telecommute or run a small business from home. And many such home-based workers relish a quiet space where they can retreat when they need solitude to concentrate.

Michael Crowley, who heads an independent realty firm in Spokane, Washington, says that in most cases, a two-story house is better suited to home-based work than a single-level property. Upstairs rooms are usually better separated from the noise and congestion that often surround a first-floor entryway.

Likewise, many owners enjoy the tranquility of an upstairs bedroom where they can pursue a hobby.

-- Avoid buying any property that would need a first-floor addition.

Are you drawn to ownership of a traditional, two-story place but want certainty the property you buy will still serve your needs as you grow older? If so, should you consider buying a vertical house with the intention of building on a first-floor master suite?

“Absolutely not,” Nash says. “Getting an addition put on is a pricey proposition that can take six months or longer and cost far more than anticipated.”

-- Don’t necessarily emulate your elderly parents’ lifestyle.

Were you raised in a family that’s always lived in two-story traditional houses? Then you may be emotionally programmed to seek this type of housing.

In that case, Nash urges you to step away from your comfort zone and at least visit a few ranchers.

“Choosing the optimal place to live isn’t about getting a clone of your parents’ place. It’s about being happy with what’s right for you,” he says.

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

During the worst of the pandemic last year, many wannabe homeowners fantasized about leaving cramped city quarters for a house in a semi-rural area. After all, they reasoned, telework gave them unlimited choices for where to live.

But fast-forward to 2021, and some buyers still searching for a home are rethinking last year’s dreams. They now wonder if life in exurbia or a distant small town would prove isolating and boring. They also fret that their employers might reduce options for remote work, making life in a distant area impractical.

“It’s one thing to idealize country living and quite another to make a radical shift from a city-oriented lifestyle to a whole new, faraway setting,” says Michael Crowley, an independent real estate broker in Spokane, Washington.

Take the case of an architect in his mid-30s who last year imagined moving from an in-town apartment to an outlying suburb many miles from his office, where he could grow a huge organic vegetable garden. This year he’s scrapped that plan. He’s now searching for a place within a 15-minute drive of his workplace.

"As the end of the pandemic comes into view, more folks are prioritizing convenience and proximity to friends and family. They’re giving up fever dreams for something more realistic,” says Crowley, a past president of the National Association of Exclusive Buyer Agents (naeba.org).

Many buyers are choosing a middle course between their current city lifestyle and one in a faraway locale unfamiliar to them. Among other things, a compromise choice lets them hedge their bets that future job prospects will prove better for those living close to a metro core.

Real estate specialists encourage buyers to consider alternative settings for a lifestyle where they could thrive and find welcoming neighbors. But they caution against an unconsidered move.

“Now that we’re entering this post-COVID period, it makes complete sense to reevaluate your plans. But be careful what you wish for,” Crowley says.

Here are a few pointers for buyers considering a major move:

-- Look into the social dynamics of any area you’re considering.

It’s true your money will typically buy more house if you choose a place many miles from a city. Yet real estate specialists urge home shoppers to thoroughly investigate any outlying area far from where they currently live before they commit.

“You could buy a splendid house in an area that looks appealing on the surface. But if you land in a community where neighbors rarely socialize, that could be an unhappy outcome,” says Mark Nash, a real estate analyst and author of “1001 Tips for Buying and Selling a Home.”

Buyers who want a friendly, interactive community are advised to spend time there in search of clues about how people relate.

“It only takes a few unpleasant residents to spoil the mood in the whole neighborhood. That’s particularly possible if they’re always on social media undercutting other people,” Nash says.

These days you might be reluctant to go door-to-door. But you could still walk through a community on a weekend to talk to residents who happen to be out in their yards.

-- Don’t assume a high-income area would necessarily make a good choice.

Nash says some buyers mistakenly assume that picking a community with expensive houses will yield them a warm, friendly neighborhood. But that’s not always the case.

“You could pick a tiny and affordable place in a neighborhood with wonderfully welcoming neighbors. Or you could buy your way into a super-fancy enclave and find snobby people who refuse to interact,” Nash says.

-- Visit any community you’re considering at multiple times.

Nash recommends that those with a strong interest in a target community visit at varied hours to look for patterns of human behavior.

“Drive through the neighborhood four times in a day: during the morning, at mid-afternoon, at dinnertime and again at 11 p.m. Notice whether people are relating to each other or staying inside their homes nearly all of the time,” he says.

In some neighborhoods, residents are superficially friendly yet don’t build in-depth relationships with each other.

-- Consider buying in a brand-new subdivision.

Are you weighing a move to a new development but fear it would be unfriendly? If so, Nash suggests you learn more about the community before automatically rejecting it.

Granted, many new subdivisions are populated by young professionals or two-income families who have extremely demanding daily schedules. Even so, many who move to new developments are motivated to build lasting friendships with neighbors.

“They’re open to making new friends because they have few established relationships in the community,” Nash says.

Of course, it’s not an easy time to find an affordable property in a brand-new subdivision. Due to rising costs for lumber and vacant land for construction, the cost of buying a new house has risen steeply, and fewer such properties are now available. Hence, you might need to get on a waiting list at the development of your choice.

-- Keep in mind that true friendships are reciprocal.

As Nash says, moving to a friendly neighborhood won’t guarantee you develop a strong support structure, unless you invest time and energy in creating positive relationships that are genuinely give-and-take. You need to interact during times of celebration as well as need.

“Never forget that your relationships with neighbors must be reciprocal if they are to be strong and enduring,” he says.

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