A married pair of retired police officers from Boise, Idaho, have lived in their mid-century brick home for 31 years. At 71, the two contemplated selling it this past summer. But they backed off just days before their property was to go on the market.

“We know it would be prudent to move to a retirement community. But our heart and soul remain in this property, and we’d like to stay here forever. We even joke that this is our ‘terminal house,’” says the husband.

“We can’t put a price on the comforts and familiarity that come with our ‘home sweet home.’ We raised all three daughters here,” the wife says.

Stacy Berman, a Maryland real estate agent, doesn’t know the couple in this true story. But she’s convinced that the members of the baby boom generation rank among the most sentimental homeowners.

“Some boomers call me to say it’s finally time to sell. But when push comes to shove, they resist,” Berman says.

There’s no hard evidence to indicate that among homeowners, boomers are the generation most sentimentally attached to their residences. However, Clever Real Estate, a Missouri-based firm that connects potential sellers with listing agents, says emotional ties are a major barrier to letting go.

Clever Real Estate surveyed 1,000 homeowners and found that 88% admit to feeling emotional resistance to selling their home. “The most common reasons are not wanting to leave their current neighborhood ... (and) not wanting to deal with packing and moving,” the survey says. Similar findings have been documented by the Harvard Joint Center for Housing Studies.

A recent drop in mortgage rates led to a boom in remodeling but a lesser boost in real estate transactions, says to Hannah Jones, senior economic research analyst for Realtor.com, the home listing service.

“The housing market remains stuck, though prices are starting to show signs of slipping,” says Jones, noting that adjusting for home size, the price per square foot is now slightly lower for the first time in two years.

Some older owners are taking a wait-and-see approach to timing their sale, hoping for an increase in appreciation. Others are simply unwilling to face the emotions involved in letting go.

That’s especially true for those who’ve lived in a family home for decades and raised their children there. For them, downsizing often feels like the end of their vital years and independence.

Even so, there can be significant advantages for older homeowners to step down to a smaller place, especially if this frees them from arduous and expensive home upkeep requirements and lets them extract equity at a relatively favorable time for the real estate market.

Here are a few pointers for sellers:

-- Initiate a broad search for your next home before selling.

With more than 20 years of experience selling real estate behind her, Ashley Richardson, a veteran agent with Sotheby’s International Realty, says the attachment that owners feel to a longtime residence can often transfer to another property.

That’s why she often recommends that sentimental sellers start looking for their next residence as soon as they put their property on the market or even earlier.

“This way, you’ll more quickly detach from the house where you’ve been living for a long time,” Richardson says. However, she urges those making a housing transition to restrict their property search solely to neighborhoods with homes they can afford, so as not to set themselves up for disappointment later.

-- Convey your housing plans to your grown children.

Mark Nash, a real estate analyst and author of “1001 Tips for Buying and Selling a Home,” says many empty nesters fear that letting go of a long-held property will mean fewer visits from family members -- including their grown kids and grandkids. Yet lots of would-be sellers are also anxious to liberate themselves from the carrying costs a large property requires.

To address their fears of fewer family visits after downsizing, Nash says it can be wise for sellers to discuss these anxieties with their offspring. Perhaps future multi-generational family visits could be centered in a resort area where all could spend quality time together.

“You might be pleasantly surprised at the lengths your family members would go to see you on their vacation days,” Nash says.

-- Neutralize your property by removing memorabilia.

To break the emotional ties to their property, it helps many people to sort through and remove sentimental items. Nash says you’ll want to cull through your family memorabilia, eliminating all but the most precious of items.

“I can’t tell you how many people save their kids’ cribs in hopes that one day they’ll be used by their grandchildren or great-grandchildren. But those old cribs probably don’t even meet today’s standards for child safety,” Nash says.

He suggests you also give away or pack away many other family-related items, including toys and children’s books. And he recommends you remove family photographs from your walls.

“While you’re at it, you’ll need to paint the interior walls of your house” in subdued colors, he says.

Neutralizing your property will not only help you detach from the place emotionally. It will also make it easier for you and your listing agent to attract buyers.

“[H]aving lots of memorabilia on display will only slow the sale of your property, because it keeps people from picturing themselves living there,” Nash says.

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

A drop in mortgage rates has many homeowners dreaming of acquiring a larger residence. But first they must sell their current property.

“Lower mortgage rates unlock peoples’ hopes and aspirations. Once again, they’re projecting ahead for the future,” says Mark Nash, a longtime real estate agent.

But even for those with a highly marketable property, there is no such thing as an instantaneous sale.

“I won’t say it’s never happened. But the idea of selling in a flash without any presale repairs or upgrades is certainly very rare,” says Nash, the author of “1001 Tips for Buying and Selling a Home.”

This summer was a relatively slow time for some contractors -- given uncertainty about the economy. But the drop in rates has recently unleashed a wave of added demand for both remodeling and homebuying.

“For most contractors, the twists and turns of the macro economy make a meaningful difference in their volume of work. Lower interest rates help everyone -- buyers, sellers and remodelers alike,” Nash says.

Are you drawing up plans for a home sale? Then these few pointers on engaging contractors could prove helpful:

-- Don’t assume that the lowest bid is the best for you.

Marty Schirber, who led his Minnesota-based remodeling company for more than four decades, says the cheapest bid for a home improvement job doesn’t guarantee the best deal for the homeowner.

“An unusually low bid may be cause for alarm,” he says, noting that it could indicate that the contractor doesn’t fully grasp the project’s scope. It could also reflect inexperience or an underestimation of the cost of labor and materials,” he says.

In the worst-case scenario, the low bid could mean the contractor “is planning to cut corners by using inferior materials, low-paid, inexperienced workers, or not following local building codes.”

On the other hand, he occasionally encounters people who’ve had horrific experiences working with high-priced contractors.

“Price has very little to do with the success of the job,” Schirber says.

He says the secret to comparison shopping on price is to present all the bidders with specifications for your jobs and then to ask each to break down the charges on a line-by-line basis.

For example, suppose you want your living room and dining area painted prior to your home sale. And you want a quality job that includes a primer coat, along with two additional coats. You also want a particular brand of paint.

By specifying your requirements and obtaining a breakdown of charges, you should get comparable estimates from multiple contractors, Schirber says.

Those seeking online pointers on contractor selection may wish to visit the website of a company called Ask the Builder (askthebuilder.com).

-- Make sure your contractor covers all the details in his bid.

Once you’ve chosen your contractor, it’s time to get all aspects of your project down in writing.

“The contract should convey to everyone involved what the finished product will look like,” Schirber says.

Among other elements, this document should spell out a summary of the work as well as provisions for permits, estimated starting and completion dates and a schedule of payments. It should also include procedures for handling change orders.

“Oral agreements are vague or confusing. They’re an invitation for misunderstandings, which can easily ruin your job,” Schirber says.

-- Create a list of contractors for pre-sale work.

Many people find it a troubling task to locate contractors. But R. Dodge Woodson, author of “Tips & Traps for Hiring a Contractor,” advises against relying on online advertising for this purpose.

A more reliable approach is to seek out recommendations from acquaintances who’ve had work done on their own homes.

Eric Tyson, co-author of “House Selling for Dummies,” recommends you request contractors’ names through local real estate agents.

Contractors may be more attentive to your project if they know you could complain about their work to the agent, which could limit their chances for repeat business.

“Any agent who picks up complaints about a contractor will stop recommending that person,” Tyson says.

-- Seek names from neighbors you know and respect.

A ready source of contractors’ names can be found right in your own neighborhood.

“Your neighborhood could be a terrific source of contractor gems. In most cases, neighbors will be very candid about who excels or does terrible work,” Nash says.

One novel way of getting referrals from nearby residents is to throw a neighborhood party and ask all who attend to bring along the name of at least one contractor they like.

“Create a flyer with a party invitation attached. Pass out a flyer with the party invitation and attach a questionnaire for referrals. Then vow to send all who attend a compilation of names after the party is over,” Nash says.

-- Always look beyond a single bid.

Woodson, who’s worked much of his career as a licensed plumber and ran a home improvement business, strongly recommends that homeowners obtain five estimates for any major work, particularly for any job worth over $5,000.

Why five? Because experience has taught Woodson that consumers need a range of bids to gain perspective.

Once you have all your estimates lined up, Woodson suggests you eliminate anyone charging more than 20% above the median. Also, toss out anyone charging 20% less.

“A low price isn’t the only factor. I’d be scared to hire someone who’s a lot cheaper than all the others because he’s probably cutting corners. And anyone more than 20% higher is probably charging too much,” he says.

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

A nursing supervisor from Buffalo is excited over current reports that mortgage rates are declining. The single mother of twin boys believes she could finally afford a house in a popular neighborhood with well-rated schools.

“School just started here, and my kids entered first grade. They’re doing great. Still, I’m unimpressed with their teachers at the school near our apartment. I want to buy in an area with stronger schools. This could be my chance,” the nurse says.

She has her eye on several three-bedroom properties with wraparound porches in Williamsville, a historic village that’s convenient to her hospital in downtown Buffalo. But as a first-time buyer, she’s less than confident about mortgage finance and looking for guidance. 

Keith Gumbinger, a mortgage analyst with HSH Associates (hsh.com), which tracks lenders across the country, doesn’t know the nurse in this true story. But he advises all buyers needing mortgage approval to meet in person with a local lender before finalizing any deal. 

“You may be highly accomplished in your chosen profession, with degrees galore. But if you’re a first-time buyer, you’re probably a beginner at mortgages. There’s no shame in seeking help,” Gumbinger says.

Buyers have been delighted to see mortgage rates declining lately. But they know this trend could easily reverse itself. This adds to their anxiety.

Given the difficulties facing first-time buyers, Gumbinger says that finding a mortgage lender who offers personalized service can be helpful.

“You’re committing yourself to a huge loan obligation. You can benefit from help researching your options,” Gumbinger says.

Here are a few pointers for buyers: 

-- Initiate your mortgage search early.

Mortgage products are always evolving. Most new home loan designs involve some type of adjustable-rate mortgage.

“It’s conceivable you could benefit from an ARM,” Gumbinger says.

For example, take the case of buyers who expect a brief tenure in the property they’re planning to purchase this fall.

“Maybe you’ve taken a relatively short-term position with a new company -- a job lasting just three to four years. After that, you plan to attend law school in a distant city. In that case, it could make sense to take an ARM that discounts your interest payments at the front end,” Gumbinger says.

Mortgage innovations can vary widely.

“There are many puzzling twists and turns -- especially with adjustable loans. That’s why it’s critical you know what you’re getting into before you commit to any mortgage product, fixed or adjustable,” Gumbinger says.

He says first-time buyers need as much lead time as possible to educate themselves on mortgage basics, to cull through alternative loan options and compare lenders and rates.

--Look for a lender willing to get you started with tutorials.

Gerri Detweiler, a consumer advocate and author of “The Ultimate Credit Handbook,” encourages first-timers to seek out a mortgage lender who will instruct them on the intricacies of home loans.

“A good lender won’t think it unreasonable to spend a couple of hours teaching you the basics and helping you deal with potential flaws on your credit reports,” says Detweiler, who offers free credit pointers on her website: gerridetweiler.com.

Yet how do you find a sympathetic lender willing to usher you through your first attempt at home finance?

Gumbinger says real estate agents are usually a good bet for sound advice on finding a qualified lender. But he says you should look beyond the suggestions of agents.

“For referrals, I recommend you use what I call ‘The Satisfied Customer Index,’ also known as friends and family,” he says.

-- Arrive at the lender’s office fully prepared.

To maximize the use of your time and that of the lender you’ve chosen for your tutorials, there’s no substitute for gathering key documents in advance of your meeting. Ideally, these should include recent pay stubs, your latest W-2, a couple of years’ worth of federal tax returns and various account statements.

“Anything germane to your financial situation can help the lender help you,” according to Gumbinger.

By providing these documents at the start of the process, your lender should be able to quickly calculate your top borrowing limit and assess your eligibility for various lending programs.

-- Look into your credit standing to make sure you get the best possible rate.

Under federal law, you're entitled to free credit reports from each of the three largest credit bureaus: Equifax, Experian and TransUnion. You can easily request these online (annualcreditreport.com). Besides your credit reports, you'll want to pull your credit scores. Most lenders still use variation of FICO scores, pioneered by the Fair Isaac Corp.

In some cases, you'll need to pay a fee to obtain your credit scores. One way to get them is through the Fair Isaac website: (myfico.com). You can also receive credit scores through the three large credit bureaus. FICO scores range from 300 to 850, and the higher the score, the more likely you are to get the best available rate on your mortgage.

With your credit scores in hand, you can readily begin the process of comparison shopping on rates. Gumbinger strongly suggests you extend your rate hunt well beyond the first lender you consulted. And he recommends you include community banks and credit unions in your search.

“It sounds like overkill. But it’s smart to take the time to make enough extra phone calls to collect at least a dozen rate quotes before going forward with a formal mortgage application,” Gumbinger says.

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