This year has been a time of profound frustration for many households seeking larger living quarters. Especially rattled are young families who’ve passed months of the pandemic in crowded rental units.

“Untold numbers of people yearn to escape tenancy to buy a place of their own with a little land where they can stretch out ... Yet this year many lost out to rival bidders,” says Dorcas Helfant, the broker-owner of several Coldwell Banker Realty offices.

Despite such disappointments, Helfant says most wannabe owners are emotionally resilient and will try again to buy in 2022.

“(T)he quest for homeownership feels more compelling than ever, due to the renewed emphasis on close personal relationships and the limits on travel we’ve all faced,” says Helfant, a past president of the National Association of Realtors (nar.realtor).

Buyers are searching for as much square footage as they can afford, including sufficient room for one or two home offices, along with space for future family gatherings, says Amanda Pendleton, a housing trend specialist for Zillow, the national real estate company.

“The pandemic forced a lot of people to reevaluate what’s important in their lives and in their homes,” Pendleton says.

Take the case of a hairstylist married to a federal contractor. Until COVID, the couple, parents to two college students, lived comfortably in a rented one-bedroom apartment. But after the kids moved back home, the apartment proved way too small, so the couple recently bought a French country-style place with a rose garden in a close-in suburb.

“The pandemic was the push we needed to find a ‘forever home,’ with three bedrooms where we could all be happy. Our living costs are higher, but upsizing was totally worth the effort and extra expense,” the hairstylist says.

Until recently, home sellers have had the upper hand, and buyers have competed ferociously for what scarce properties are available. Housing economists say 2022 should be a slightly easier time for buyers.

“The market has cooled since the beginning of the year,” says George Ratiu, the manager of economic research at Realtor.com, the home listing company.

Here are a few pointers for 2022 buyers:

-- Think twice before committing to a distant suburb.

In recent months, many buyers seeking oversized homes have been willing to consider the trade-offs involved in choosing a place in an outlying suburb. This is especially likely for buyers who are working remotely for their employers.

But gas price volatility has caused many to question the viability of doing so, says James Hughes, a housing expert at Rutgers University.

“People realize they can no longer count on the availability of cheap gas. They know that at any time, a crisis in foreign or domestic supply can suddenly push prices up,” he says.

Even if you’re called back to the office, you may be willing to endure a long commute. Still, Hughes advises against purchasing a property that’s more than a 30-minute drive from an employment center where the economy is relatively steadfast. Those who choose a closer-in suburb stand a better chance of selling well when it’s their turn to move.

-- Seek a solidly built house.

Homebuilding in America, unlike numerous other industrialized nations, is dominated in many areas by small to mid-sized entrepreneurial companies. And these firms vary widely in the quality of their workmanship, says Abraham Tieh, a former president of the National Association of Exclusive Buyer Agents (naeba.org).

How can you identify subdivisions where the builders took extra care? Tieh encourages you to closely examine the interior detailing in a house as one indication of its construction quality.

“You can’t see behind the walls of a house that’s already built. However, you can see if the cabinetry and wood trim were well finished. Also, you can judge whether the builder used long-lasting roofing materials or the cheapest available shingles,” Tieh says.

To further assess construction quality, he recommends you go door-to-door in any subdivision you’re considering to ask questions of residents.

“People already living in the neighborhood will tell you straight out if there have been lots of problems with the builder or if major construction flaws have surfaced,” Tieh says.

-- Clarify your priorities for a home purchase.

For the time being, as Hughes says, many people are so preoccupied with fallout from the pandemic that they’re not looking beyond the basics.

“For the short-term, most first-time buyers aren’t focused on getting a super house. They’re just trying to obtain as large a house as they can afford,” Hughes says.

If you’re the lucky exception to this rule and are financially secure enough to buy large, he encourages you to select a place that would suit your lifestyle for up to 10 years or longer.

Hughes says only a minority of buyers hanker for the formal rooms found in very large houses. But if you’re among them, he says you can probably count on the long-term market for your large property, so long as it’s well located.

“People in the future will continue to prefer big houses, just as they’ll prefer big cars if they can afford them. In America, bigger has always been better. And I don’t expect that underlying preference to change in coming years,” Hughes says.

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

Economists looking to 2022 say real estate markets are struggling to find a new balance between the interests of buyers and sellers. It’s unclear if next year’s sellers will retain the overwhelming dominance they’ve enjoyed since the onset of the pandemic sparked a surge in buyer demand.

At the home listing company Realtor.com, economic research manager George Ratiu says a recent increase in listings is providing a measure of hope for beleaguered buyers aiming to finally make a purchase next year.

“The bump in new listings is a welcome development in a market still searching for more balance, and it helps to keep price growth in check,” Ratiu says.

This has been a banner year for real estate sales, due in large part to intensified demand for more spacious properties among renters and trade-up buyers. But economists say a portion of that COVID-era demand has already been spent and won’t carry over into 2022.

“The housing sector’s success will continue. But I don’t expect next year’s performance to exceed this year’s,” says Lawrence Yun, chief economist for the National Association of Realtors (nar.realtor).

One unknown is how remote work opportunities will play out in the future.

“We are only in the first innings of work-from-home options. People have not fully digested the work-from-home flexibility model yet in determining home size and locational choice,” Yun says.

Another factor that could inhibit buyer demand somewhat in 2022 is the expectation that mortgage rates could rise, which could slightly reduce the buying power of income-constrained purchasers.

“With every little pickup in rates, there are fewer people who can afford to buy,” says Kaki Lybbert, a Century 21 real estate broker and NAR vice president-elect.

She cautions those planning to sell a property in 2022 to avoid hubris.

“You should be confident but not arrogant, which is never a good idea. As a seller, you’ll still be in that catbird seat. You’ll probably get multiple offers, but fewer of them than you would have received this year,” Lybbert says.

Here are a few pointers for those determined to sell next year:

-- Avoid the mistake of overpricing.

Lybbert tells the true story of one couple who insisted on listing their 3,500-square-foot property for $100,000 above its fair market value. Because of the property's location in a hot neighborhood, the owners hoped their over-market pricing plan would yield them more at the closing table. It hasn't worked out.

“That place has been on the market for 125 days, and it has yet to sell,” Lybbert says.

She says owners planning to sell next year can reasonably anticipate receiving offers at list price or above. But setting an over-market list price can backfire.

“When it comes to home values, buyers aren’t stupid,” Lybbert says.

-- Rule out financially unqualified would-be purchasers.

Sharp sellers are careful to check the financial standing of would-be purchasers.

“Who wants a deal to fall through because the buyers lack the wherewithal or credit to get it to the finish line? That’s folly,” says Eric Tyson, a personal finance expert and co-author of “House Selling for Dummies.”

Before accepting an offer, sellers should insist on seeing a genuine preapproval letter from a known lender, Tyson says. This should establish that the prospective buyers have had their credit checked, their employment confirmed and their assets verified.

In addition, prospects can be asked to supply other details about their creditworthiness, such as their credit scores. The most common of these, known as FICO scores, range from 300 to 850. The higher that number, the more likely are borrowers to get the loan they need to close the deal.

“To avoid sleepless nights, look for buyers with FICO scores of 700 or above,” Tyson says.

Bidders can obtain reports on their credit scores from the Fair Isaac Corp (myfico.com).

-- Foresee issues that could emerge during an inspection of your home.

For many months, buyers in competitive markets have been willing to waive their right to a pre-closing home inspection. But as conditions normalize in 2022, more purchasers will likely exercise their right to a home inspection.

Owners should never try to talk buyers out of a home inspection. But smart sellers may wish to consider paying for their own inspection even before the property goes on the market.

“Knowing the problems that lurk in your house is especially important if the place is more than 10 years old,” Tyson says.

-- Attempt to avoid troublesome buyers.

Not all home sellers can be choosy about the offer they select. But if you’re reasonably certain you’ll have more than one bid from which to pick, Tyson says you should seek to avoid cutting a deal with difficult people.

You may not have any direct dealings with your prospective bidders. But your listing agent or others might observe them when they visit your place. And their behavior can be very telling.

One telltale sign of difficult people is that they often make negative remarks when visiting a property. Though you’re likely to not be present for showings, your listing agent should learn of these unpleasant comments and pass them on to you.

By avoiding such prospects, you could spare yourself a lot of grief.

“If you’re lucky enough to get multiple bids, you can be pickier about the buyers you choose. If possible, resist troublesome folks who might nickel-and-dime you all the way to closing,” Tyson says.

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

Obviously, it’s not nearly as bad as post-traumatic stress from a combat experience or a shocking medical diagnosis -- but homebuyers who’ve lost out in multiple bidding wars can still suffer significant bouts of anxiety.

“People who put in strong offers yet get rejected anyway feel shellshocked and pretty exhausted,” says veteran real estate agent Stacy Berman.

“Some renters who lose out in bidding wars become dispirited and simply surrender to signing another year’s lease, despite a big jump in their rent,” says Art Godi, the broker-owner of an independent realty firm.

But Godi, a past president of the National Association of Realtors (nar.realtor), says that for truly motivated buyers, retreating from the real estate market is often a self-defeating strategy, given that home prices are continuing to rise.

“Maybe you’re not priced out of the market yet, but that could happen in the future, considering current trends,” Godi says.

Even so, Berman says those feeling dejected in the aftermath of losing out in 2021 bidding wars can benefit from taking a brief break from the competition.

“Don’t go house-hunting again for another week or two, but then get back at it with an open mind and a fresh approach,” she says.

While on their brief break, Godi encourages buyers to reflect on some of the emotional barriers that could be preventing them from full participation in the market.

“Regrettably, some buyers take it way too personally when other bidders beat them out. They feel diminished and have to address their underlying fears before moving on toward their buying goal,” he says.

The fear of losing out to other bidders is just one worry that afflicts homebuyers. Here are a few other common fears, with pointers on how to address them:

-- Fear of embarrassment about your credit history.

“Going to the lender’s office for preapproval can be a big breakthrough. People are often pleasantly surprised by what the lender tells them,” Godi says.

Of course, many prospective homeowners have flaws on their credit reports that must be fixed before mortgage approval is possible. Still, as Godi says, mortgage brokers and lenders often prove much more supportive than loan applicants anticipate.

“Call it jaded, but mortgage lenders have seen it all when it comes to credit reports. They aren’t going to be shocked or surprised no matter what your credit history reveals,” he says.

Most mortgage lenders rely on commissions and don’t get paid unless their clients get approved. This gives them a strong incentive to take the time and effort required to help rectify their clients’ problems.

-- Fear of selecting a property without the support of family.

Many would-be first-time buyers are in their 20s or 30s. On financial matters, they still look to their elders for direction and, not infrequently, for cash subsidies as well.

“I can’t tell you how many times buyers crave the support of wise family members when it comes to buying their first home. It’s a new experience that can feel exciting yet incredibly scary,” says Merrill Ottwein, a Coldwell Banker broker.

There’s nothing inherently wrong with seeking help from relatives. But Ottwein says you should request their involvement early on, not when you’re about to sign the papers to buy a place.

“Your family could be caught off-guard by a late-stage request for guidance. They might be needlessly negative and counsel you against a particular purchase in an attempt to shield you from an error,” says Ottwein, a past president of the National Association of Exclusive Buyer Agents (naeba.org).

If you’re afraid to go forward without your relatives’ guidance, but don’t want them to mess up your plans, he suggests you bring them along on all your house-hunting trips. That way they can compare various alternatives and are likely to give you more objective advice.

-- Fear of coming up short on the funds to close a home deal.

Granted, it can be costly to make a housing change at any stage of your life. But many first-time buyers overestimate their need for cash to go through the transition. They fail to take into account the reality that there are a multitude of low-to-no-down-payment mortgage programs available to them.

Ottwein says first-time buyers are well advised to explore these options as soon as they decide to make a purchase, rather than waiting until their savings accounts are brimming with funds.

“Before you head into a huge savings campaign, call an experienced mortgage lender. It’s possible that you may not need as large a down payment as you imagine,” he says.

-- Fear you will suffer from “buyer’s remorse.”

Given the stakes, many wannabe first-time buyers become highly risk-averse, worrying they’ll select the wrong home.

“For beginners, there’s a strong tendency to over-research the market; to gather more and more facts before making a commitment,” Godi says. “Psychologically, it’s an easier, safer course to keep searching for additional information than to make a decision.”

But waiting for absolute certainty can have its penalties.

“Through the years, I’ve seen many offers by first-time buyers turned down by sellers because they procrastinated on a decision,” Godi says.

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