A recently retired engineer is anxious to sell his Colorado log house. He’s tired of living in the mega-sized place on a steep hill and dislikes the harsh winters of the Denver area. But his wife, also retired, wants to remain and renovate.

The couple’s ongoing debate about their housing future hinges on her argument that they’ll continue to need their four-bedroom place to accommodate return visits from their grown children. But he contends the property is a needless money drain and that this would be a good time to sell and downsize to a warmer state.

As this true tale illustrates, it can be tough for empty nesters to finalize their future housing plans.

“Many older couples just fly by the seat of their pants on the selling decision,” says Eric Tyson, co-author of “Personal Finance After 50 for Dummies.”

Housing analysts say the argument for letting go of a property at this point in the economic cycle is bolstered by statistics showing that many current sellers have been enjoying the highest home price levels in years.

Joel Berner, a senior economist for the home listing service Realtor.com, says owners across the country are optimistic about their prospects this year due to ongoing housing shortages in many popular neighborhoods.

On average, sellers are still obtaining a strong return on investment compared to their original purchase price, says Daren Blomquist, an independent housing analyst.

But Blomquist says the data shows that many long-time owners, including empty nesters, are resistant to letting go.

Cary Carbonaro, a certified financial planner with more than 25 years of experience in the field, says it’s not up to those in her profession to go beyond their role as advisers to clients struggling to reach the right housing choices.

“Where they live is really a personal decision. I wouldn’t want to tell clients what to do,” says Carbonaro, the author of several books on personal finance.

Here are a few pointers for homeowners torn about selling:

-- Factor lifestyle plans into your decision-making.

As Carbonaro notes, some parents of grown children relish the idea of downscaling to a smaller place that imposes fewer upkeep demands.

But other empty nesters wish to hang onto the large family property where they’ve raised their kids because they want to take advantage of the extra space in new ways.

“They turn their kids’ rooms into fun rooms for themselves -- media rooms, hobby rooms or exercise rooms,” she says.

Still, Tyson cautions empty nesters against clinging to the big house with the uncertain hope it will become the hub for many extended family gatherings.

“It’s so hard to project ahead about where your grown children will be living or how much time they’ll have to spend with you once they get busy with their own lives,” he says.

-- Search for independent advice to provide perspective.

“Most financial planners aren’t set up to deal with specific issues, such as what to do with the family house when the kids have moved away. They’re more positioned to create a comprehensive plan for allocating their clients’ investment funds,” Tyson says.

However, by going through a professional group, such as the National Association of Personal Financial Advisors (napfa.org), you can locate a planner you can hire for just a few hours to discuss your empty-nest housing issues.

In addition, Tyson recommends you consider seeking out guidance from a certified public accountant who’s been trained as a personal financial specialist” (PFS). The American Institute of Certified Public Accountants awards this designation. You can locate a PFS in your area by visiting the organization’s website, aicpa-cima.com.

-- Keep financial realities in mind.

Many people reach the kids-are-gone stage with years left in their careers and a strong desire to continue working. But that doesn’t mean they can afford to be oblivious to their future needs for retirement income.

“A fair number of boomers have under-saved for retirement,” Tyson says.

If you’re in this category, and your home has appreciated substantially, selling could open the way for investments that are potentially more lucrative.

“I’m talking about freeing up money from your current house by moving to a property that has a smaller mortgage and is less expensive to maintain,” Tyson says.

If your offspring are still in college or grad school, you may have pledged that you’ll cover the full cost of their tuition payments. Still, there could be alternatives open to you.

Maybe you’ll want to meet with financial aid officers at your students’ schools to discuss alternative ways to help offset their tuition costs. For example, maybe they’d be eligible for scholarships, fellowships or work-study programs you didn’t know about previously.

You’ll have more housing options open to you if you don’t saddle yourself with large educational expenses, Tyson says.

-- Don’t postpone formulating your housing plans.

Some people appreciate the expanded freedom that comes with an empty-nest life. But others are depressed after the last child leaves.

“A lot of times people are in denial. They run away from making hard choices, such as whether to sell the big house and move,” Tyson says.

He says those in a funk about their new status as empty nesters can squander several years failing to explore and consider alternatives to staying put in their current home.

“It’s a poor idea to rush into a decision about selling your home. But delaying your planning indefinitely could also be a lousy idea,” Tyson says.

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

A registered nurse in her 60s is exhausted with her demanding profession. In pursuit of a lifestyle that allows for more leisure, she aspires to sell her split-level in Des Moines in favor of a condo near her grown daughter in Tampa. But the task of prepping her house for sale feels overwhelming.

“I always knew I had organizational challenges. But that was confirmed when I finally got a diagnosis of ADHD. Still, I refuse to let disorganization limit my plans to sell my house and move to my happy place in Florida,” the nurse says.

Linda S. Anderson, the owner of an life-coahing firm called “Getting Clear,” (gettingclear.com), doesn’t know the nurse in this true story. But she’s coached many adults who are equally perplexed when facing a major multistep project like home selling.

“My clients with executive function problems say staying focused is like trying to herd cats. ADHD means it’s hard to initiate, plan and pursue projects in a methodical, step-by-step manner,” Anderson says.

Poor executive function can also be an issue for many who’ve suffered brain injuries or post-traumatic stress disorder. It’s a problem among people with attention deficit hyperactivity disorder, as well.

As an ADD coach, Anderson has worked with many adults who are facing the challenge of planning and executing a home sale. The to-do list is long for owners who want (or need) to sell.

Choosing the right listing agent is just the first step. Sellers must also decide how much to ask for the home and complete the often-demanding process of decluttering the place and ensuring it’s in good repair. In addition, there’s the move itself.

“When they move, those with (executive function struggles) face a tough road unless they connect with people who can keep them on track,” says Anderson, a past president of the Attention Deficit Disorder Association (add.org), which serves adults with ADD.

A well-trained organizational coach can help people tackling a big project to create an overall plan and then break the plan into a sequence of small and manageable pieces. But for those who can’t afford to hire a professional in the field, Anderson says the right relative can also be very helpful.

“Find a relative who will sit in the seat next to you to help develop your plan. Also, ask them to check in with you periodically to stay on track and adjust your timeline,” Anderson says.

Here are a few pointers for sellers:

-- Find the support you need to progress toward your goal.

Elisa Adams, a professional organizer who’s worked with many home sellers, says people with ADD should be careful whom they ask for help.

“The last thing you want is someone who is critical or judgmental,” says Adams, who’s affiliated with the National Association of Productivity & Organizing Professionals (napo.net).

By visiting this association’s website, you can search for organizers in your area who are skilled in assisting clients with executive function issues. Another way to locate a coach is through the online consulting firm of Terry Matlen, a Michigan-based therapist who focuses on female clients.

If you need more help, Matlen, the author of “The Queen of Distraction: How Women with ADHD Can Conquer Chaos, Find Focus, and Get More Done,” suggests you post an ad to hire someone who is naturally organized—perhaps a retired person or a college student. This person could help you both create a game plan and provide hands-on assistance with the process of decluttering your property and pre-packing for your move.

-- Build on your strengths.

Even after the project is broken down into small pieces, people with executive function issues must beware of time-consuming digressions. One way to do this is to turn off your phones and shut down your email, at least until you’ve completed the task at hand, such as culling through books on your shelves.

Anderson suggests you take frequent breaks during a laborious task, such as a painting job. To help avoid burnout, use a kitchen timer and give yourself a brief break when it goes off.

“To keep on track, you need to pat yourself on the back every time you make progress toward your goal ... give yourself rewards along the way,” she says.

-- Ensure you allow ample time for any multistep project.

In setting a schedule for the tasks involved in your housing transition, Anderson advises that you set rational, reasonable deadlines and not try to fit too much into any given day.

Besides the customary to-do list, one tool Anderson likes is an accompanying “not to do list.” By reducing the expectations you set for yourself, you could also reduce your anxiety level and accomplish more.

On a day when you have to prune shrubbery throughout your yard, for example, you’d be wise to place unrelated tasks -- like shopping for groceries or washing the car—on your “not to do list.”

Lastly, always remember that house-selling is stressful endeavor. “Don’t think you’re alone in your struggle to complete a major project like a house sale. Our society is full of compelling distractions, and folks are busy. So, remember there are many people with strong executive function skills who still find it challenging to manage a big housing transition,” she says.

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

Heading into the presidential election last fall, there was great hope that mortgage rates would descend, easing the way for aspiring homeowners to finally acquire and finance a property. But lately, the reverse is happening.

With weakness in the economy, mortgage rates have risen. Meanwhile, prices for many goods, including imports, have started to ascend. The result is what economists say might result in “stagflation,” which may also involve more unemployment.

A 36-year-old IT specialist who lives in Salt Lake City has never experienced stagflation firsthand, though his parents recall the gas lines and inflationary shocks that occurred back in the 1970s. Long an apartment renter, he’s determined to work around the nation’s economic woes to buy a house.

“Right now, I’m considering an adjustable-rate mortgage, which would be a bit cheaper than one of those plain old fixed-rate ones. My job seems stable, which should help me qualify,” the IT specialist says.

Adjustable-rate mortgages (ARMs) are inherently riskier than fixed-rate loans because their rates can climb after a few years rather than stay stable for a full 15-30 years. Still, more buyers are contemplating ARMs, says Mike Fratantoni, chief economist at the Mortgage Bankers Association (mba.org).

“Given the jump in rates, more borrowers are opting for the lower initial rates that come with an ARM,” Fratantoni says.

Of course, there are some wannabe homeowners who would rather sit out the current period of economic uncertainty than push ahead now, given that the tariffs on foreign imports could have unpredictable results.

“A lot of buyers, especially first-timers, are backing off because they’re nervous about a potential recession. Some house hunters are hanging out on the sidelines because they’re hopeful mortgage rates will come down soon,” says Venus Martinez, a Redfin real estate agent in Los Angeles.

Here are a few pointers for novice buyers:

-- Put a priority on getting your credit credentials in order.

Potential buyers can use the internet to scrutinize their credit reports and look for blemishes that need fixing. Under federal law, you're entitled to one free credit report from the three large credit bureaus: Equifax, Experian and TransUnion. Just go to this website: annualcreditreport.com.

But Ashley Richardson, an agent for Sotheby’s, says there’s no substitute for determining your mortgage eligibility by visiting a reputable lender.

“Many people will attest to the benefits of having a strong and supportive mortgage lender on your side to both educate you and help you set a borrowing ceiling,” she says.

Going through the preapproval process will also give you your FICO scores. Such scores, which draw on data from the credit bureaus, provide lenders with a quantitative measure of a person's credit risk. Many lenders use FICO scores, pioneered by the Fair Isaac Corp.

Sometimes, first-time buyers are surprised at how large a mortgage they can obtain, given their income and credit standing. But when choosing a property, Richardson urges caution.

“Remember that you have more reasons to stay within your budget than does the lending industry. You know more about your spending patterns and requirements than your loan rep. Families with many special needs, such as a child who needs private schooling, should be especially careful,” she says.

Also, she urges buyers who are single to be particularly careful not to overspend on a home. The reason is that they’re more financially vulnerable than couples who have two jobs on which to depend.

-- Consider a home that could give you rental income in the future.

Tom Early, a real estate broker and former president of the National Association of Exclusive Buyer Agents (naeba.org) says “co-housing” has become an increasingly common way to offset mortgage costs.

“Co-housing can include the increasingly popular multigenerational housing that often has parents and grandparents sharing mortgage costs,” Early says.

What kind of home should you shop for if you plan to rent out a room? He says you’ll ideally find a place with a bedroom suite that includes a private bathroom, so a housemate could live more autonomously. A separate, outside entrance to the suite is also an attractive feature for potential renters.

-- Avoid an “energy hog” house.

After taking ownership, many young adults who are buying for the first time are surprised and alarmed by the size of their utility bills.

Many costs associated with homeownership -- such as taxes and insurance -- are unavoidable. Still, Early says buyers can more easily contain their utility costs by selecting an energy-efficient property that’s well insulated and has double-pane windows.

“Face the facts that utility costs will likely never go down, no matter what you hear from hopeful environmentalists about alternate sources of energy generation,” Early says.

Also, make sure you listen to the home inspector you hire relative to the quality of insulation in a property you’re considering and the energy ratings of its windows. He estimates that double-pane windows can save you as much as 15% to 20% on your utility bills compared with single pane windows.

“A good home inspector will tell you honestly if a house you’re planning to purchase will destroy your budget with high utility costs,” Early says.

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