Are you trying to make up your mind whether to "move up" to a bigger home or purchase your first house? ... but it's too expensive?

What's the price? $300,000? $400,000? $500,000?

If you had bought that $100,000 house or condo 10 years ago, national averages say it would have cost you around $56,000. Locally, some markets have experienced even more price growth.

In 1994, today's $500,000 house would have cost approximately $280,000.

That's because the national median sales price ten years ago was 56 percent of today's price.

Once you buy a house, your payment remains stable. If you get a fixed rate loan the payment will remain exactly the same throughout the mortgage term.

It doesn't make sense to rent. Rent keeps going up. House payments don't.

Plus, houses appreciate.

No one can predict the future, but since 1968, houses averaged an appreciation rate of 6.34 percent per year. That may not sound like much.

But if you purchased a condo today at $250,000, based on an annual 6.34-percent appreciation, that home could be worth $1.5 million in 30 years.

Considerations for home buyers

Where do buyers begin the homebuying process? A home is often the biggest purchase in a lifetime and any mistakes can be costly. And while the process can seem complicated - especially to the first timer - a good Realtor can help keep you organized.

It is important to remember these key considerations:

1. Create a needs and wish list for your new home. What are some of the features you must have in a home and in a neighborhood? Is there a certain style or age range of a home you especially like? What are some of the things you would like to have but could live without?

2. Examine the neighborhood of the home you are considering. Make sure that there are no imminent plans for commercial construction or other non-conforming adverse development that might compromise the value of the area and property.

3. Ask questions. Verify the yearly property taxes. Ask about the school system. Find out if the neighborhood is safe.

4. Look around the inside and outside of the house. Keep an eye out for leaks or seepage; unusual settlement or sagging of floors; doors and windows that do not open or close properly; non-working electrical outlets; unusual odors; moisture problems; and overall age and appearance of the air conditioning system.

5. Be sure that a professional home inspector or licensed engineer inspects the home. An inspector will seek out and identify any potential and existing problems that might arise with the plumbing, air conditioning, electrical, roof, foundation and structure, walls or windows. He will also check for any safety or health-related problems and code violations.

6. Examine room size, floor plan, and adequacy of closets and storage. Think about where your family gathers most often.

7. Secure a mortgage prequalification or mortgage pre-approval in order to determine how much a bank or lending institution will lend. This number is based on income, credit, assets, employment history and other criteria. Find out how much the monthly payment will be.

8. Ensure that the amount set aside for the down payment leaves enough for closing costs and other expenses.

9. Be sure that you have a Realtor representing your interests in the transaction. They will help you to evaluate property conditions, verify property taxes, square footage, estimate fair market value, etc.

Market your home with feng shui

Jim Porter's home in Eldorado Hills, Calif. was on the market for weeks.

"It was basically dead in the water," says Porter. "Absolutely no calls and no interest."

However, after a consultation with a feng shui practitioner, Porter received four offers within 24 hours.

"The feng shui of a home can be as important as a great neighborhood or a top-notch school district," he says.

In a sluggish real estate market, some sellers in California are using the ancient art of feng shui to aid them in putting up that sold sign. It can be exasperating for sellers to try and sell a home when buyers shake their heads and say the house just "doesn't feel right" to them. Feng shui experts can determine how to remedy the problems.

Literally meaning wind and water, feng shui is the Chinese art of design and placement.

Feng shui practitioner, Marina Lighthouse, helped the Porters sell their home. She says the most important tip she can offer her clients is to focus on the front of the house.

"Realtors call it curb appeal," she says. "Feng shui consultants call it 'your face to the world. Make it as welcoming as possible.'"

Many issues can impede the flow of energy, according to Lighthouse. Adjustments can be made to unblock or facilitate the flow.

Because it is difficult to change the architecture of a building, she offers cures to ward off bad chi and restore positive energy to a home. Wind chimes, water features, mirrors, crystals, green plants and flowers are examples of cures she might use.

Local feng shui consultant Alice Inoue says there are many issues that could affect a home's feng shui with regard to its salability.

"For example, if the home is on the market because of a divorce, most likely there was a lot of accumulated strife and conflict energy," says Inoue. "And in that case, it remains with the home felt by the buyers upon entry."

Inoue adds it may be that there is so much clutter in the home, that potential buyers feel pushed out.

"For everything that we find that is considered not good feng shui, there is always a cure or something that can be done to counter the challenge to bring a state of alignment to facilitate a faster sale."

Web sites offer neighborhood facts

Whether you're planning to move across town or across the country, you probably want to know more about the new community you're considering.

Where are the best local schools? Where are crime rates the lowest? What neighborhoods, or even streets, do the local residents consider the most desirable?

Tracking down the the answers to questions such as these is important not only for your quality of life, but to ensure that your home will have a high resale value.

You can start without leaving your chair, by visiting the following Web sites:

monstermoving.com

This is an information portal for people pondering relocation. For tools and articles including school reports, city comparisons and demographic data, click the "Real Estate" tab.

homestore.com

Here, you can find the latest school reports, mortgage calculators and read about moving trends like home of the future technologies and green neighborhoods.

homefair.com

This site offers school reports, city reports, crime statistics and more.

If you already live near your new prospective community or will be visiting it before your home purchase, your next step is to get out and take a look around. Walk and drive around the various neighborhoods, and ask people washing their cars or watering their lawns what they like and dislike about the area, and where the "best" nearby places to live are. While you're at it, ask about favorite local coffee shops or restaurants, and visit them yourself. This gives you another opportunity to meet and chat with local residents.

If you're hoping to use public transportation after you move, give the local bus or subway line a "test run."

Local newspapers, particularly those that have a real estate section, are another good resource for finding out about new neighborhoods. HS