1. If you haven't already started shopping for a home, do some financial planning first. An online calculator (there's one at http://www.ginniemae.gov/ypth/) will help you figure out what you can afford.
2. Use online tools to figure out what's available in your desired area at that price. Realtor.com's search is one good place to start, or use your local newspaper site.
3. Unless you expect your income to rise in the next 10 years, resist the temptation to buy more house than you can afford. While younger homebuyers may be well served by "stretching" for a bigger or fancier place, at 50 and over it's wise to be cautious.
4. When deciding whether you can afford a given place, keep in mind how much it will cost to make any needed renovations. Don't forget that condo associations will have monthly upkeep fees, while all homes will require some kind of regular maintenance. If something goes wrong and you're not able to shovel snow or mow the lawn, how much will you have to pay for these services? If you cannot find any homes in your area that fit in your budget, consider options such as downsizing from a house to a condo or mobile home, choosing a less expensive area to live, or working with a landlord who is willing to do a "rent-to-own" arrangement.
5. Get prequalified- this means a lender is willing to lend you money for a mortgage, and it will provide a final check on your budget before you start shopping in earnest.
6. Find a real-estate agent you can trust. Word of mouth is a common way to find a good agent, but you should also ask questions about whether the person is familiar with the needs of older buyers and experienced in the local market. In most cases, the agent is really working for the seller (who is responsible for paying the agent). Since the agent wants to make a sale and make the buyer happy, most agents will be trustworthy and willing to work with you to help you find the right house for you. However, you should remember that any information you give the broker - for instance, the top price you're willing to pay for a given property, or the fact that you love a certain place so much you'll pay any price - will be passed on to the seller.
7. Look at some houses in your price range. It's common to find that the places you can afford are smaller or more run-down than you would like. Think about how much space you really need, and try to envision a space after you've made a few inexpensive cosmetic changes, like a coat of paint.
8. When you find someplace you like, your broker will walk you through the bidding process. You will need "earnest money" (usually $500 to $2,000) to prove you're serious about a bid. Expect to negotiate back and forth with the seller, but be prepared to walk away rather than bid more than you can afford. (This is why you did your budget before shopping and falling in love with a place.)
9. Before you close the deal, ask for thorough home inspection by an independent, qualified inspector. You will have to pay a few hundred dollars for this, but it is well worth it if you find out about structural or systemic problems that might not be evident until after you moved in. If there are problems, see whether the seller is willing to contribute to the cost of repairs. Add your own extra costs to the price of the house and see whether it's worth it to you to stay in this deal.
10. Be aware that the process of buying a home is time-consuming and stressful. Give yourself (and your spouse and kids) a little extra patience until after you're settled.