A 27-year-old physical therapist from Phoenix has housing ambitions he’s yet to disclose to the girlfriend he’s dated since college. He intends to propose, but only after buying a house where the two could live. The plan is very doable but for one challenge: his tight budget.

“In my profession you don’t make a ton of money. So I really have to shop cautiously and not overspend. The good news is that there are lots of houses for sale in the Phoenix area, and list prices are falling slightly. That makes me optimistic,” he says.

The physical therapist currently has his eye on multiple properties, including one move-in ready townhouse in Gilbert, Arizona, where he grew up. The townhouse is listed for $460,000, but the seller promises to offer a substantial credit toward a buyer’s closing costs.

“This house is practically new and loaded with builder upgrades, including the best granite countertops and luxe bathrooms. Also, it’s located in a walkable neighborhood with good restaurants,” he says.

Even so, this buyer is still surveying the market and keeping his options open without yet submitting any bids.

“It’s very obvious Phoenix is now a buyer’s market. I want to take advantage. That’s why there’s no need to rush,” he says.

Real estate specialists say the United States is currently divided between two distinct housing markets: one where inventories are brimming, like Phoenix, and the other, like Boston, where available homes are scarce, and prices continue to rise.

“This is bifurcation. The nation is split in two. It’s pointless to make generalizations about the country as a whole. All buyers should thoroughly investigate before submitting any offers,” says Mark Nash, a longtime real estate broker in the Chicago metro area.

Nash doesn’t know the would-be buyer in Arizona, who’s been surveying property since last spring. But he’s not surprised the man is so selective.

“This is a rational approach for all first-time buyers and especially for purchasers in high-inventory markets,” says Nash, author of “1001 Tips for Buying and Selling a Home.”

Housing economists agree that wannabe homebuyers are getting increasingly choosey.

“Most house hunters aren’t flat-out stopping their search. Instead, they’re being picky and looking for the perfect home,” says Rebecca Love, a Redfin real estate agent.

Love is based in Washington, D.C., where home sales have slowed due to federal cutbacks, causing buyers to be particularly selective.

“Buyers are ultra-cautious with their funds because they’re worried about interest rates, the economy and potentially losing their job. If they’re going to spend money, they want to check every box. At the same time, they want a good deal. That means searches are taking longer than usual,” she says.

Here are a few pointers for buyers:

-- Begin your quest for a first home at a friendly lender’s office.

Eric Tyson, co-author of “Home Buying for Dummies,” notes that years after the Great Recession of 2008, most mortgage lenders are still stringent in their requirements of borrowers. That means all home loan applicants continue to face significant scrutiny.

“Count on your lender looking closely at your credit history and asking lots of questions about your income and assets. This is particularly likely if you’re self-employed or work on commission,” Tyson says.

By seeing a mortgage lender early, you have time to get mortgage preapproval, which will give you a realistic sense of how much you can afford. A preapproval letter is also a strong bargaining chip.

“This makes you a lot more credible with your sellers,” he says.

-- Screen for highly motivated sellers.

Although there are now neighborhoods with lots of unsold homes, some sellers are more inclined to negotiate than others. As Nash says, one key to finding a good deal is to search for owners who are exceptionally motivated.

One way of identifying highly motivated sellers is to examine statistics. Ask your real estate agent to determine the average “days on market” (from list to sale) for properties in the area where you want to live. Then look for homes in your price range that have sat unsold for a longer-than-average period, which gives them a stigma.

Before crafting an offer, also consider another set of numbers: the average list-to-sale price differential. If you note that most properties have recently fetched 95% of their list price, you might consider a first bid at a 5% discount off what’s being asked, assuming your research shows this is warranted.

-- Never try to negotiate through insults.

Suppose you’re seriously considering a home that would comfortably house your family. But you notice a few minor shortcomings.

Nash says some purchasers attempt to strengthen their bargaining position by writing a letter that highlights minor flaws with a property or by noting the owners’ poor taste.

Should you take this approach? Absolutely not, longtime agents say.

“Nearly every human being takes pride in their home. Chide the owners and you’ll only worsen your bargaining stance,” says Dorcas Helfant, a past president of the National Association of Realtors.

This isn’t to say that you and your home inspector shouldn’t be forthright in itemizing corrections needed to bring the property up to standard, such as repairs to the roof or the replacement of a malfunctioning water heater. But do so in a manner that doesn’t offend the owners.

“At the end of the day, make sure you’re direct but without vilifying the sellers,” Helfant says.

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

A 39-year-old Ohio accountant was recently startled to realize she’d already spent a full decade striving to buy a first home, but to no avail. Still, she remains hopeful this will be the year to finally close a deal.

“It’s gotta happen before I hit 40, or I’ll get really demoralized,” says the accountant, who often stays up to the predawn hours pondering the pros and cons of homes she spots on internet listings.

For the accountant, like millions of other wannabe first-time homebuyers, housing affordability is of paramount concern.

“Prices aren’t coming down fast enough for the kind of place I want in the Columbus area. Because I am cash-short, I gotta find a house that doesn’t penalize me with high upkeep costs and utility bills,” she says.

A brand-new house in the Columbus neighborhood of Brandywine recently caught the accountant’s eye. Listed at $599,000, the prairie-style property is at the top of her price range. But with promised down-payment help from her parents, the purchase seems plausible.

Despite an improving mortgage rate picture, major affordability challenges remain front of mind for would-be first-time homeowners, according to Jessica Lautz, an economist for the National Association of Realtors (NAR).

“The historically low share of first-time buyers underscores the real-world consequences of a housing market starved for affordable inventory. The implications for the housing market are staggering,” Lautz says.

Indeed, the high cost of housing has pushed up the typical age for purchase of a first home in the United States to 40, with many implications for the economy as a whole, according to Shannon McGahn, an executive vice president at NAR.

“Delayed or denied homeownership until age 40 instead of 30 can mean losing roughly $150,000 in equity on a typical starter home,” McGahn says.

A low-maintenance property is now the dream for an increasing number of home purchasers.

“Up to 80% of today’s buyers prefer a place that’s under five years old because of upkeep concerns,” estimates Tom Early, who owns an independent realty brokerage in the Columbus area.

Though some first-time purchasers are still willing to accept the demands of a fixer-upper, many other young adults are absolutely against buying a house that takes a lot of their time and energy.

Here are a few pointers for novice homebuyers looking for a low-upkeep house:

-- Consider a one-level home for easier cleaning.

Dorcas Helfant, co-owner of several Coldwell Banker realty offices in Virginia, notes that demand for single-story houses is swelling, particularly among older people who have trouble climbing stairs or expect to face that limitation in coming years.

“Demand equals accelerated appreciation in future years,” Helfant says.

But beyond their investment potential, one-story properties offer advantages in terms of routine upkeep.

“One-level houses are a lot easier to keep clean. You don’t need to haul the vacuum up and down the stairs,” Helfant says.

-- Look for a property owned by a perfectionist.

Are you planning to purchase a home where you’ll live for just three to five years? If so, buying a home owned by maintenance-minded people could let you coast on their upkeep for a few years. Their place will probably be in good repair, including all the appliances.

“A ‘house freak’ is someone who doesn’t let things go, like a tiny window crack or a stair railing that’s a little wobbly,” Early says.

Those who baby their homes are usually also meticulous about pruning their trees and manicuring their flowerbeds. Still, Early warns against thinking you could coast for several years on the prior owner’s conscientious yard work.

“Well-kept grounds require near constant attention, either by you or people you take the trouble to hire,” he says.

-- Incorporate brand-new houses in your search.

Not all new developments are created equal. Some new homes will give you years of maintenance-free living while others could mean headaches from the outset.

“There’s a price for quality. So, you may have to pay more for solid construction,” Early says.

A dedicated real estate agent should be familiar with both new home and resale options in the area where you’re looking.

Early believes that builders who add custom features to the homes they construct usually give buyers a better product than do those who mass-produce houses cookie-cutter style.

How can you find a builder with a quality edge?

“It’s always wise to poll the people who have already moved into properties in a new subdivision. Ask them if they’re OK with the builder’s work,” Helfant says.

Home inspectors are another good source of information.

“A reputable home inspector will know who’s building solid homes versus shoddy ones,” he says.

-- Consider a “nearly new” home if a brand-new one is unavailable.

According to Early, those who buy brand new homes typically enjoy 10 or more years of freedom from worry about the failure of major systems -- including the plumbing, electrical, cooling and heating systems.

But if you’ve chosen a neighborhood lacking brand-new subdivisions, he says your second-best choice is a place that’s under five years of age.

“Nobody can give you a guarantee that a ‘nearly new’ house will spare you big upkeep issues, even in the early years. But it sure improves your odds,” Early says.

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

A nurse practitioner in Las Vegas was thrilled to purchase a newly constructed luxury condo in 2018. Among the amenities of her gated complex are tennis courts and a resort-style gym.

But Las Vegas housing didn’t fare well during the pandemic, and properties in many Vegas neighborhoods, including where the nurse lives, have declined in value. Hence, she’s planning to sell before she moves back to Sacramento, where her parents live.

Michael J. Connerly, the author of “How to Win With Real Estate,” says that although condos are generally more affordable than detached houses, most buyers strongly favor traditional properties with yards. And that preference was strengthened during the pandemic.

He says buyers are especially resistant to the purchase of look-alike properties in large condo complexes -- like a number built in Nevada in recent years.

Connerly doesn’t know the nurse in this true story. But he’s not surprised she’s finding it challenging to sell her property in a large complex where many of the units are very similar in terms of size and floor plans.

Are you trying to sell a “look-alike” condo? If so, Connerly says it’s wise to make sure your listing agent differentiates your unit from the others based on its positive attributes.

“Your condo should be more appealing than others if it’s on an upper floor with less noise or a nicer view. Also, highlight the distinction if it has a balcony or is a corner unit, which means it has two outside walls rather than one,” he says.

Condo sellers who face stiff competition must think strategically, as should their listing agents. Here are a few pointers:

-- Ensure that you price with cash-tight buyers in mind.

Those seeking to sell a condo in an area where many new units have been built recently need to be especially careful not to set too high a price, or their property could sit unsold for a lengthy time, says Mark Nash, author of “1001 Tips for Buying & Selling a Home.”

Those planning to sell in a complex where many condos are on the market should do a careful review of what other units, known as “comparables” or “comps,” have sold for during the last three to six months.

“For pricing, it’s foolish to rely on anything but apple-to-apple comparisons. Your goal is to ascertain true market value rather than trying to justify a bloated price,” Nash says.

Suppose, for example, that you’re the owner of a condo that overlooks a car dealership. If so, don’t try to price as if your unit is worth as much as another one in the same complex that overlooks a beautiful garden.

“As I’ve always told sellers, walk in the buyers’ shoes. They’re the ones who ultimately decide what your condo is worth,” Nash says.

-- Heighten awareness of your unit with local real estate pros.

Dorcas Helfant, a real estate broker-owner and former president of the National Association of Realtors, recommends you ask your listing agent to hold one or more brokers’ open houses at your place. These are open houses to which all real estate agents in the area are invited. As a magnet, such events often feature food, entertainment or both.

“The reality is that most serious buyers work with real estate agents. And the agents have a great deal of influence over which properties a client visits. Agents who’ve had the chance to preview a place, and come away impressed, are more likely to take their clients by to see it,” Helfant says.

“Brokers’ opens” can be especially valuable to the seller of a condo in a building with a large number of clonelike units for sale.

“In a building like that, you have to compete for attention,” Helfant says.

-- Add luster to your listing with upgrades.

Connerly says it’s usually worth it to spend a few thousand dollars on presale upgrades if you’re competing with many other sellers with similar units.

“The biggest bang for your buck is always paint, which makes any place look sharp. But there are also some other fairly inexpensive steps that can be especially helpful in a competitive market,” he says.

For example, many condo buyers are impressed with kitchen upgrades, including quartz countertops, which have come down in price in recent years, as well as hardwood cabinets.

“Just replacing your cabinet fronts alone can make an old kitchen look stunning. But to make the room seem larger, avoid dark wood in favor of oak or ash,” Connerly says.

-- Market your condo heavily to young buyers.

“If your condo is located in a moderately priced building in a popular area, it should appeal strongly to young buyers eager to shed their landlord,” Nash says.

Besides the usual print and online advertising materials, Nash recommends that your listing agent develop community “resource lists” with your target audience in mind.

“For instance, young professionals new to your area could value a lengthy list of nearby restaurants, clubs, gyms, movie theaters and grocery stores, along with ratings and reviews,” he says.

-- Stay away from tangible incentives.

During steep downturns in real estate sales, some sellers have offered “tangible incentives,” such as a free large-screen TV or iPad, in hopes of beating other sellers in the same building.

But Connerly cautions that such offers can draw the wrong type of buyers.

“Tangible rewards make you look desperate and therefore usually attract lowballers rather than serious bidders. So it’s better to spend your money on upgrades,” he says.

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