A Los Angeles couple in their early 70s are on the threshold of retirement. The wife will soon exit her career in social work, and her husband, a pediatrician, will soon leave medicine. But unlike many of their friends, they have no intention of downsizing.

“We actually want more square footage rather than less. We’re keeping our house in L.A. but also building one in Honolulu. The Hawaii place is our retirement passion,” the doctor says.

On paper at least, the couple’s dual-house strategy makes sense for their blended family. Together, they have four grown children who are all married. They also have two grandkids. The problem is geographic dispersion. Family members are spread all over North America.

“We’re hoping our Hawaiian place, walking distance to beautiful beaches, will prove a magnet for big family gatherings,” the doctor says.

Obviously, few retirees can afford a second home in Hawaii, not to mention frequent jet travel. But for those who can swing it, upscaling can be rewarding if it means more interaction with family. Still, real estate experts caution upsizers to keep expectations in check.

“Just because you acquire a bigger place in a fancy setting doesn’t mean you’ll attract all your family. It all depends on peoples’ schedules and the quality of your relationships,” says Michael Crowley, an independent real estate broker in Spokane, Washington.

Crowley also urges those wishing to upsize in retirement to think through the financial implications, especially if they’d have to take out a new mortgage -- something the L.A. couple must do to fund their dream.

Though, traditionally, most seniors have aspired to enter retirement free of mortgage debt, an increasing number are taking on home loans late in life, according to a study by the Brookings Institution, a Washington, D.C.- based think tank.

Financial planners say retiring with debt is a risky proposition for some seniors, especially if they rely heavily on Social Security. Heavy dependence on fixed benefit payments can make seniors more vulnerable to financial reversals if serious health problems develop. Even so, many older homeowners have enjoyed increases in their net worth that justify upscaling.

Due to prudent investments, the L.A. couple are comfortable adding mortgage debt. For them, a second home makes more sense than buying a bigger place in California. But other upsizers choose to buy larger in a community closer to family.

Here are a few pointers for seniors who want more square footage:

-- Aim for the kind of home your family would like.

If the vision of a family magnet appeals to you, Sid Davis, a Utah real estate broker, says you’ll want the larger property or second home in an area convenient to as many family members as possible.

“Take stock of your family and their future work plans,” he says.

But what if your children have careers in the military or foreign service and might even be moving overseas? Then you may want to delay a move until they settle down more permanently.

“You can’t chase your adult children all around America and the world. Better to pick a spot that’s easily accessible for them to travel to you,” says Davis, author of “A Survival Guide for Buying a Home.”

-- Think about the geographic setting.

Perhaps you and your partner would like to move to an age-restricted community with lots of amenities. Yet you’d also like to see your kids and grandkids as frequently as possible. If so, you should give a second thought to this plan.

“Rather than moving in with other seniors, pick a multi-generational area with more recreational attractions for the kids,” Davis says.

Consider buying a house near a neighborhood swimming pool in an area where lots of young families live. You might also look for an area well suited to fishing, horseback riding or hiking.

“Quiz the kids on the kinds of activities they really enjoy. Also, don’t forget to ask the teenagers what they think,” Davis says.

-- Consider properties with the right features for overnight family visits.

Do you intend to upsize to a location that will draw family members for extended stays? If so, you’ll want the right home features to accommodate everyone who comes to visit.

“Look for a house with at least three bedrooms and ... as many bathrooms as possible. The kids can always double up in the bedrooms. But if you have only one bathroom, you’re bound to have bottlenecks,” Davis says.

Also, he recommends that those seeking to create a family mecca look for large common areas in their upsized property.

“People love to hang out in a big kitchen with places to sit and talk. That’s why upsizers often go for a large eat-in kitchen connected to an even larger 'great room,'" Davis says.

-- Remember the realistic need for good airport access.

Do you yearn to retire to a faraway place and yet still wish to see extended family as often as possible? If so, Davis says you’d be well advised to upsize to an area with good transportation access.

“[L]ook for an area served by an excellent airport. Search for an airport that serves as a hub for at least one airline with lots of service and decent fares,” he says.

Granted, you won’t want to live so close to an airport that you’ll be tormented by the noise of planes flying overhead. Yet you’ll want to be close enough to the airport that family visits aren’t too taxing.

“If you’re counting on air travel for family get-togethers, try to live within a 90-minute drive from a good airport,” Davis says.

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

Real estate agents say many homebuyers who aspire to larger housing are playing a waiting game.

These are owners who feel cramped in their starter homes. They made it through the pandemic in small, crowded quarters. But many now have growing families -- including a dog or two -- they wish to accommodate. Others seek dual home offices where both partners can have ample space for telework.

But despite craving more square footage, they’re holding off on a trade-up move until later this year or early next year. One major reason is their expectation that mortgage rates could fall more in the coming weeks. Another influence is that the presidential election could potentially affect the economy.

“Elections don’t usually affect real estate sales. But that’s different this year. So many voters think the stakes are high and tax policies could change a lot,” says Mark Nash, author of “1001 Tips for Buying and Selling a Home.”

One nagging concern that’s troubled buyers for several years is the shortage of available properties. But the inventory problem is now reversing as an increasing number of owners are putting their homes up for sale.

Indeed, available inventory has been expanding every week for more than 40 weeks -- with an especially big bump this past week, says Hannah Jones, senior economic research analyst for Realtor.com, the home listing service.

She and other economists are optimistic that home sales will rise by the first quarter of 2025.

“This summer’s housing market was a bit lackluster, but falling mortgage rates may infuse some energy yet,” Jones says.

Housing specialists cite still another factor that could encourage increased home sales activity in the coming months. That’s the sizable pent-up demand for larger properties among starter-home owners.

“One universal among young Americans is their preference for large, open-concept housing,” says Nash, who long sold homes in the Chicago area.

Here are a few pointers for those who wish to acquire a larger home at a fair price:

-- Find out as much as possible about the owner’s position.

“Before making an offer on any property at any time, you’ll want to learn as much as you can about the sellers’ situation. Remember that information is power when you negotiate,” Nash says.

He suggests that would-be purchasers ask their real estate agent to research 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 before the pandemic started in 2020, 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 who have positive equity have more latitude for bargaining. They can cut you a good deal and still move away with a check in their pocket,” says Tom Early, an Ohio real estate broker.

-- Have your buyer’s agent ask direct questions to the listing agent.

Listing agents are sometimes surprisingly candid when 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 actual bottom-line price to let the house go,” says Early, a past president of the National Association of Exclusive Buyer Agents (naeba.org).

But what if the sellers are not under duress to sell quickly? That, too, can be useful in setting the pace for your negotiations.

Early, an Ohio real estate broker, recalls clients who were trying to buy an oversized family home from a retired couple who wished to move to their out-of-state vacation property. Because the sellers owned their primary residence free and clear, they could afford to wait. So the clients paced their negotiation with timing in mind, Early says.

-- Hold out for the big price drop on a “stale listing.”

Compared with a year or two ago, many more home sellers are pricing their properties at their true market value, or possibly even slightly below. But even now, there are a few laggards in the group who insist on listing their property at a price that’s too high.

“Some people ... demand more than their homes are worth, even though they have to sell against their will. This is particularly likely among sellers in high-end neighborhoods, who’ve often invested large sums to customize their properties,” Early says.

But eventually, people with financial issues must sober 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 property that went on the market months ago with a bloated price tag? Are you confident the sellers must move soon and will eventually have to take a drastic price cut to get their place sold?

If so, Early urges you to prepare yourself to submit an immediate bid as soon as its owners face reality and take a major price cut. Make sure you have a preapproval letter from a reputable lender showing you have the income and good credit to go through with the deal.

“Sometimes, high-end sellers have to take a major discount. That’s the exact moment when you should pounce on that property. Jump in with both feet, and you could soon be the owner of the house of your dreams,” Early says.

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

For more than two years, a 39-year-old pharmacist has pondered selling her tiny Tampa condo. She’s put off by Florida’s rising temperatures and wishes to buy a three-bedroom house near her sister in cooler New Hampshire.

But in the midst of a rapidly changing real estate market, the pharmacist is puzzled about how to fulfill her hopes for larger housing. In particular, she worries about finding the best available listing agent to help her attach the right price tag to her small property.

“Condo fees and insurance costs are sky-high in our part of Florida. But that doesn’t mean I’m willing to give away my place at a loss. I need every possible penny out of the property to buy the brand-new house I desire in New Hampshire. That’s why I need an agent to pinpoint the perfect selling price,” the pharmacist says.

Eric Tyson, coauthor of “House Selling for Dummies,” doesn’t know the pharmacist in this true story. But he credits her for her emphasis on finding a listing agent who is an expert in making solid pricing recommendations.

“In the current real estate climate, which is laden with uncertainty, you should beware of agents who try to plump your price above what is realistic. That’s because an over-market price puts you at risk of your property sitting around long enough to get stigmatized,” Tyson says.

Here are a few pointers for homeowners eager to live more spaciously:

-- Get a grounding on your home’s true value.

As always, a few real estate agents might try to flatter you into hiring them by suggesting your property is worth more than it truly is, says Dorcas Helfant, a Coldwell Banker broker-owner and former president of the National Association of Realtors (nar.realtor).

“You don’t want a wishful-thinking answer about your home’s value. You want an agent who is tactful but calls it like it is on pricing. That’s because even after discounts, accurately priced homes ultimately go for more than those that are overpriced at the beginning,” Helfant says.

One way to increase the odds of finding a realistic listing agent is to interview at least three prospects before making your selection. Ask each to do a “comparative market analysis” on your property, using recent data from like home sales in your neighborhood as a basis to set the appropriate list price.

“Watch out for any agent who comes in with a proposed list price way above the other agents you’ve surveyed,” she says.

Of course, as Helfant says, it’s always possible your property is worth more than you’ve been led to think by a real estate agent who wishes to score a quick sale. But that’s especially rare these days, given that inventory still remains scarce in popular areas, and many agents are hungry for listings.

-- Think through the math and chores of moving up.

If you own an entry-level home in an area with a strong employment base, you should do very well on your move-up transition, says Mark Nash, a longtime real estate broker and author of “1001 Tips for Buying and Selling a Home.”

“Likely there will be less competition if your next purchase is at the higher end of the market,” Nash says.

But as he points out, no property can achieve the highest possible price if it’s cluttered or unclean.

Inertia is one reason many owners delay the sale of their property despite their aspirations to move up. Surprisingly, some continue to procrastinate simply because of the daunting tasks involved in prepping their place for sale.

“If the time is right to trade up, don’t let disorganization cause you to postpone the joy of better quarters,” Nash says.

-- Incorporate your housing schedule into your move-up decisions.

Economic forecasters, who are typically much less reliable than meteorologists, differ widely in their views about how long the country can resist the next recession.

No matter the economy’s trajectory, real estate specialists caution against buying a trade-up property with the intention of selling it in just a year or two.

“Truth be told, you’ll probably need to hold your new property for at least three to five years to come out ahead. Otherwise, the transaction costs involved in selling, buying and then moving could eat up any potential profits,” Nash says.

-- Don’t let unrealistic fears undermine your move-up plans.

Veteran investors often cite an old adage when it comes to making money in any market: buy low and sell high. Granted, very few homes are now as deeply discounted as they were in the aftermath of the Great Recession more than a decade ago.

Still, Nash reminds starter-home owners who wish to sell and then trade up that it could be a mistake to delay fulfillment of their plans in hopes of awaiting a utopian situation. One downside of waiting is that mortgage rates, which are now falling somewhat, could rise in the future.

“Right now, maybe you won’t get a fabulous deal on that fine property you seek to own. But you should benefit from the pleasures of finally actualizing your housing dreams,” he says.

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