You know it when you see it.

Whether it is the right person or the right house for you, your gut instinct will tell you it is right. Then your logical brain will come up with all the reasons to support the decision you already made.

The person or the home has made an emotional connection with you and that is all she wrote.

If you are the one selling, how do you make the emotional connection with buyers?

Home Staging.

Home staging is the art of decorating a home to sell fast and for top dollar. It works by highlighting the home’s best features and creating an atmosphere that buyers make an emotional connection with, so they can visualize themselves living there. Each year statistics come out that talk about things like staged homes sell 78% faster and for up to 20% more. Of course, this all depends on how well you or the realtor markets the home and if it is priced competitively to start with.

Wondering about the cost? A better question is how much will it cost you not to do it. This video gives a general idea.

What are my Home Staging Options?

Every house is different and there are options for every situation. When searching for a home stager, remember that low cost is not always better. Quality and the end result is what matters. Remember, staging always costs less than your first price reduction if it does not sell, and great staging will often bring in a lot more than your asking price. 

 Professional staging can help sell faster and for a higher price. See my article, “My Top Ten Home Staging Tips” for the most important things to consider. It’s also good to know things you should not do! See my article “How NOT to Sell Your House in Seven Easy Steps” and “Why Your House Won’t Sell” to learn more.

Check out the following options to see what best fits your situation. The prices listed are general estimates for planning. Every house is different and the investment in staging may vary.

Home Staging Consultation

The most cost effective way to stage if you are living in the home while on the market,  is to get a home staging consultation with a pro and then stage it yourself.  They will give you their expert opinion on everything you can do both inside and outside to get top dollar and only recommend things that will give you a good return on your investment of time or money. This is great for folks with small budgets, but who know the value of home staging and are handy. The end result may not be as good as if a pro does it, but it will definitely help!  Your stager may be able to offer a final review after you do the staging to refine the end result.

Every home, no matter how nice can benefit from a consultation. The value comes from the pro’s knowledge of the market, how to stage for the buyer and their un-biased view of your home. When you live there every day, it is impossible for you to have that perspective. Don’t be worried about what they will recommend…. their goal is to get you the most money possible and reduce stress by selling fast. When preparing your house for sale, it is all about the buyer.

The longer the home is on the market, the more showings you have to deal with at a moment’s notice while still paying your monthly home expenses. The longer it is on the market, the more likely your realtor is to recommend a price reduction, which is typically $10,000 each time. The longer it is on the market, buyers wonder what is wrong with the house and are less likely to offer top dollar. Once you set the initial price, it is only downhill from there. It is extremely unlikely you can list it un-staged for one price, then stage it later and raise your price. So do the staging before listing.

Investment.-$400-$850. A 2-hour consultation is about $600. Based on your location, size of your house and if you need a color consultation before painting, it may take more time and run up to $850 or more.

Occupied Home Staging

This is really the way to go if you will be living in the house while on the market. You start with the consultation to come up with a plan for staging. Then working mainly with what you already have, you work together and stage it that same day. Your stager may recommend purchasing a few items such as a new bedding set for the master bedroom, new shower curtains or towels for the bathrooms. Those things make a huge difference in helping the home look fresh, clean, modern and move-in ready to buyers.

Most people have everything we need to stage it beautifully. Often it is just a matter of re-arranging the pieces to make sure buyers know what the room function is,  it looks spacious and modern, the best features of the home are highlighted and it appeals to your target market. Because we work with what you already have, you generally don’t have to rent anything, saving you money.

Investment– $800-$2200. Based on the size and condition of the house, it could take 4-10 hours or more to do the staging and you may have to purchase new bedding, towels etc. It depends on the time needed for your particular house. You should be done in a day though!

Hybrid Home Staging

The same as Occupied Home Staging except you may need a few things, like some furniture pieces if yours is in poor shape. Rental fees are by the month, and my estimate assumes you are paying some rental fees for 2 months.

Investment- $1000-$3500.  Based on the size and condition of the house, it will likely take 6-13 hours to do the staging/de-staging and you may have some costs to purchase new bedding, towels etc. and rental furniture. Anything you will be “using” such as bedding, towels etc. (besides furniture) you need to buy, as they are not available for lease. Your stager needs extra time for sourcing the rentals, potentially packing and delivering some items, being there for delivery and then for de-staging to make sure no damage is done to your house. The staging should be done in a day.

Vacant Home Staging

 Vacant homes don’t sell quickly. They look sad and lonely, don’t make an emotional connection with buyers, there is no sense of scale so no one can tell how big a room is or if their stuff will fit, how the furniture can be arranged, or the purpose of the room. There is nothing to look at but the flaws. As the house sits on the market for months, the utility and mortgage bills add up, plus all those price reductions! Just stage it!  See the article in Alaska Home Magazine, “Staging a Vacant Home- Why It’s Worth the Money”.

Yes, it is expensive. Imagine if you had to completely deliver a house worth of stuff, unpack it and make the place look gorgeous in a day. Plus, your stager needs time to plan what can fit in the home, what looks good together and where to get the items, and may have to pack some  and deliver some of it themselves. They also need to be there to de-stage the house when it sells.

Investment– $3000-$4500. It depends on how much furniture needs to be rented and how long the house is on the market. This estimate is for up to 2-3 months.

Virtual Staging

Virtual home staging is a computer rendering of what a vacant space might look like if it was staged with furniture and accessories. Virtual is better than not staging and can show the buyers the possibilities. It can be helpful for out of state buyers that may not be able to visit in person, real estate investors or for rental properties. It might be great for properties that need a lot of remodeling and the seller chooses to leave that to the buyer. It is also more affordable than renting furniture and accessories for actual staging.

Remember though, as soon as they arrive in person, they are seeing a “vacant” house with all the issues that I mentioned previously. See my article “Virtual Staging and Remodeling, the Pros and Cons” to learn more.

Investment– $125 per room, 2 room minimum for virtual staging.   Varies if you are hiring people from other countries that are getting paid close to nothing to do the renderings. You will get a low quality job that will look just like all the rest on the market. Have a professional do it for you will give more of the look that works in person to make the emotional connection.

How Long Do I Need to Keep it Staged?

Keep it staged until after the inspection is complete and the sale is pretty much a done deal. You don’t want the buyer to come to the house and think, wow, this looks nothing like what I bought, or to have to start over if the deal falls through.  Many staged homes sell within the first month and rentals go into the second month while waiting for the inspection to be complete. I have had some homes sell the first day on the market, but it still takes time for the inspection, etc. My cost estimates were based on two months. There are no guarantees though. No one can predict how long it will take.

Why Do It?

You know staging will help you sell faster and for more. Even if you spend $5000, that is likely half the cost of your first price reduction. You should be able to make the investment back easily at a higher selling price and reduced time (and expenses) on the market. See my article, “Spend a Little- Make a Lot with Home Staging” to learn more.

Don’t be Cheap

I understand you probably don’t want to spend one more cent on the house you are trying to sell.  You may be tempted to go with the lowest cost stager or try partial staging or vignette staging or some other half measure. Your realtor may offer to do it for you. Are they a professional stager? Wouldn’t you rather have them spending their time using their expertise to “market” your house instead?  Halfway measures are a waste of your money, don’t work, and are distracting to buyers.  When I get calls asking me to do those things I always say no. See my article, “Bad Home Staging is like going on a first date to the drive-in for dinner” to learn more. 

I hope you found this helpful! For more info, check out my guides, FAQs for Home Sellers, or FAQs for Realtors, and best of luck on your home sale!! If you need help, I offer home staging consultations as well as virtual staging and remodeling services nationwide and in-person staging in my service area.

You Know What You Need to Do

Give me a call. I am here to help and we can do a consultation online, wherever you live.

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Purchasing a home with the goal of renting it for extra income requires taking a hard look at the property. Appealing to renters is essential for your success — an investment property provides no return if it sits empty. Chances are, you face stiff competition for renters. If the supply outpaces the demand, you must devote time, energy, and money in order to secure a consistent return on the investment. A little paint and new bathroom fixtures can go a long way to show a renter that you care about the property.

Location, Location, Location

Purchasing an investment property and the odds of renting it greatly depend on the location. For example, a rental property near a college may attract students during fall and spring semesters, but it could remain empty during the summer. A vacation rental home located at a popular beach can sit unused during the winter.

There are several factors for consideration when it comes to the location of a rental property, including:

• The neighborhood
• Schools
• Nearby stores, parks, and attractions
• Crime statistics
• Property taxes

Whether you will ever use the space, like that of a vacation home, can help determine where you buy. If the investment is simply to obtain a financial return, then the location must offer the amenities renters demand.

Green Initiatives and Smart Home Technology

According to the National Multifamily Housing Council, a recent study shows that 78 percent of renters have an interest in recycling options. An additional 65 percent have an interest in sustainability and green initiatives.

Among the most compelling smart home technology for renters is:

• Video monitoring
• Door locks
• Thermostat
• Lighting
• Electrical outlets

Start-up costs for some smart home technologies may limit you to only those features you can afford. It is also important to keep in mind that not all renters will understand how smart home technologies work. Balancing the demands of renters against your budget is most definitely a challenge. It requires researching the best technologies and green initiatives for your specific property. Incorporating a few technologies and initiatives is better than none when it comes to competition for renters. You just might find that you like them enough to incorporate them into your own home!

Spruce, Stage, and Secure

It is important to get your property in great shape by painting, sprucing up curb appeal, and staging it for potential renters. Consider replacing carpet with laminate flooring for a more durable and stain-resistant floor. Replace faucets tarnished with mineral deposits with new, more modern looking ones. In the kitchen, upgrade cabinet knobs and toss any that show wear from years of use.

Once you’ve painted, planted new shrubbery, and staged the home with decorative items, take some photographs. High-quality photography of clean, clutter-free rooms can help you to market the property, while poor-quality photography may do just the opposite, and turn potential renters away.

It might also help to have a home security system installed to help tenants feel more at ease in a new neighborhood. This shows them that you care about your tenants’ safety and that you’ve taken an extra step to ensure they feel safe at home. Some vacation rental management companies will even install digital locks if you partner with them. A property manager may also add an extra layer of security by screening your tenants to prevent fraud and damage to your property.

Investing in the Future

Purchasing a home to convert into a rental property can provide you with a financial nest egg for your future. At the same time, a renovated or upgraded home can do wonders for a neighborhood and create a safe place for a family to call home.

From a complete remodel to simply upgrading fixtures, turning a vacant home into a place for creating memories is a great way to attract renters. By showing the house some love, renters will take note that you value their needs and care about the property. Both are important factors that can result in you soaring above any competition.

Written by guest blogger Suzie Wilson from Happier Home. Suzie is an Interior Designer and author.

Attract renters to your Investment Property

Home staging is key to creating an investment property that attracts renters, whether is is a vacation rental or other rental property. Stage the property to get great photos or try virtual staging to show the possibilities for properties that will be rented without furniture. Learn more about how home staging works and what it costs in this video.

Planning to make your new property a vacation rental or Bed and Breakfast? Try a Vacation Rental Staging Consultation. As a successful Bed and Breakfast owner over the last 18 years, I doubled my income and bookings and attract my ideal customer with home staging, Interior Design and website branding. Learn More.

Did you know the right paint colors can help you sell your home for more? Or less if you pick the wrong colors? 

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Home staging is the art of decorating a home to sell fast and for top dollar. It works by highlighting the home’s best features and creating an atmosphere that buyers make an emotional connection with, so they can visualize themselves living there. Each year statistics come out that talk about things like staged homes sell 78% faster and for up to 20% more. Of course, this all depends on how well you or the realtor markets the home and if it is priced competitively to start with.

Just about every call I get starts with how much  does it cost, and how does it work? This video is for you!

Note: Prices have increased since the time this video was created. See more current costs below and note things are always changing.

What are my options and how much does it cost?

Every house is different and there are options for every budget and situation. Most folks are looking for the most affordable way to stage. Low cost is not always better though. Remember, staging always costs less than your first price reduction if it does not sell. 

 Professional staging can help sell faster and for a higher price. See my article, “My Top Ten Home Staging Tips” for the most important things to consider. It’s also good to know things you should not do! See my article “How NOT to Sell Your House in Seven Easy Steps” and “Why Your House Won’t Sell” to learn more.

Check out the following options to see what best fits your situation. The prices listed are just general estimates for planning. Every house is different and the investment in staging may vary.

Home Staging Consultation- Most Affordable

The smartest way to stage your home while still living in it is to start with a professional staging consultation and then do the work yourself. A stager will give you expert, unbiased advice on everything — inside and out — that will help you get top dollar, focusing only on changes that deliver a real return on your investment of time and money. This approach works especially well for sellers with limited budgets who understand the value of staging and are comfortable being hands-on. While the result may not be quite the same as having a pro do everything, it will absolutely make a difference. Many stagers will also offer a follow-up walk-through after you’ve completed the work to fine-tune the final result.

Every home — no matter how well-maintained — benefits from a consultation. The real value lies in the stager’s knowledge of your local market, their ability to present your home through a buyer’s eyes, and their objective perspective. When you live somewhere every day, that kind of distance is nearly impossible to achieve on your own. Don’t be nervous about what they’ll suggest — their entire goal is to help you sell quickly and for the most money possible.

The longer your home sits on the market, the more disruptive last-minute showings become, all while you continue paying monthly carrying costs. Extended time on market also typically leads your agent to recommend a price reduction — often $10,000–$15,000 at a time in Alaska’s market. Buyers also grow suspicious of homes that linger, making them less likely to offer full price. Stage before you list — you rarely get a second chance to make a strong first impression at your original asking price.

Investment: In Alaska, expect to pay $500–$800 for a 2-hour consultation, with larger homes or those needing a color consultation running $800–$1,200 or more. Full-service staging (where the stager does the work) typically runs $1,500–$4,000+ depending on home size and scope. Given Alaska’s higher cost of living and limited pool of staging professionals, budgeting on the higher end is wise.

Occupied Home Staging- The Best Option

If you’ll be living in the house while it’s on the market, this is the approach I recommend most. We start with a consultation to assess your space and build a clear plan, then get to work staging it that same day — working mainly with what you already own.

In some cases, I may suggest picking up a few inexpensive items like fresh bedding for the master bedroom, new shower curtains, or updated towels for the bathrooms. Small touches like these go a long way in making a home feel clean, modern, and truly move-in ready to buyers.

The good news? Most people already have everything needed to create a beautiful result. Often it’s simply about rearranging what you have so that each room has a clear purpose, feels open and inviting, highlights the home’s best features, and connects with your target buyer. Because I work with your existing furnishings, you typically won’t need to rent a thing — saving you real money.

Investment: $650–$2200. Depending on the size and condition of your home, staging can take anywhere from 4 to 10 hours, and you may want to budget a little extra for items like new bedding or towels. Every home is different, but the great news is — you’ll be done in a day!

Hybrid Home Staging- A Great Option

This service is similar to standard Occupied Home Staging, but is the right choice when some of your existing furniture has seen better days. In those cases, I’ll recommend bringing in a few rental pieces to elevate the overall look and ensure your home shows its best.

Furniture rental fees are billed by the month, and my pricing assumes approximately two months of rental costs. For soft goods like bedding, towels, and accessories — anything that will actually be used in the home — those will need to be purchased rather than rented, as they simply aren’t available for lease.

Because rentals add a few extra steps to the process, I’ll spend additional time sourcing the right pieces, coordinating delivery, and being on-site when items arrive. At the end of your listing period, I’ll also handle the de-staging carefully to make sure your home comes through without any damage.

The staging itself is still completed in a single day.

Investment: $2,500–$5,000. Depending on the size and condition of your home, the process typically takes 6 to 13 hours and may include costs for new soft goods as well as rental furniture. Every home is different, and I’ll give you a clear, honest estimate before we begin.

Vacant Home Staging- Largest Investment- Just Do it.

Vacant homes don’t sell quickly. They look sad and lonely, fail to make an emotional connection with buyers, and offer no sense of scale — making it impossible to know how big a room really is, whether your furniture will fit, or even what the room is meant to be used for. With nothing to draw the eye, buyers focus on every flaw instead. Meanwhile, the house sits on the market for months while utility bills, mortgage payments, and price reductions pile up. Just stage it!

(See my feature in Alaska Home Magazine: “Staging a Vacant Home — Why It’s Worth the Money”)

Yes, it’s an investment. But consider what’s involved — sourcing and planning an entire home’s worth of furniture and décor, making sure everything fits the space and works beautifully together, then delivering, unpacking, and styling the whole home to look gorgeous in a single day. And when the home sells, I’m back to de-stage everything carefully and ensure your property is left in perfect condition.

Investment: $3500–$6,000. The final cost depends on how much furniture needs to be rented and how long the home is on the market. This estimate covers up to 2–3 months.

How Long Does It Need to Be Staged?

Keep it staged until after the inspection is complete and the sale is pretty much a done deal. You don’t want the buyer to come to the house and think, wow, this looks nothing like what I bought, or to have to start over if the deal falls through.  Many staged homes sell within the first month and rentals go into the second month while waiting for the inspection to be complete. I have had some homes sell the first day on the market, but it still takes time for the inspection, etc. My cost estimates were based on two months. There are no guarantees though. No one can predict how long it will take

The Bottom Line

OK, so you know staging will help you sell faster and for more. Even if you spend $5000, that is half the cost of your first price reduction most likely and you should be able to make the investment back easily in a higher selling price and reduced time (and expenses) on the market. See my article, “Spend a Little- Make a Lot with Home Staging” to learn more.

Food for Thought

I know, you are thinking YIKES! I want to sell and not spend one more cent on this house. You may be tempted to go with the lowest cost stager or try partial staging or vignette staging or some other half measure. Your realtor may offer to do it for you. Are they a professional stager? Wouldn’t you rather have them spending their time using their expertise to “market” your house instead?  Halfway measures are a waste of your money, don’t work and are distracting to buyers.  When I get calls asking me to do those things I always say no. See my article, “Bad Home Staging is like going on a first date to the drive-in for dinner” to learn more. 

I hope you found this helpful! For more info, check out my guides, FAQ’s for Home Sellers or FAQs for Realtors and best of luck on your home sale!! If you need help, I offer staging consultations as well as virtual staging and remodeling services nationwide and in person staging in my service area.

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Now that your home is ready to sell, you’ll soon be receiving money as opposed to spending it, right? Well, to get your home in tip-top shape and really grab those buyers’ attention, you’ll need to spend a little to impress a lot. Before you start to panic, rest assured that there are many budget-friendly ways to get your home ready to sell that won’t cost you a pretty penny.

Consider Small Renovations

There are definitely several simple ways to get your home ready to sell, but there are a few more extensive renovation projects you can take on first to really add the wow factor, all without spending a ton. For example, you can remodel your kitchen on a small, budget-friendly scale by painting cabinets, adding new hardware, or updating appliances. Another area of your home to look into is something you use every single day – the floor. Many buyers have hardwood floors on their list of things they are looking for in a home, but if your budget isn’t flexible, replace the floors in public areas such as the kitchen and living room. Many major retailers like Home Depot have seasonal sales and promotions that can make flooring installation a definite possibility without your wallet taking a hit. Alternatively, you can seek out niche flooring distributors that offer daily specials and a more customized shopping experience.

 Make It Clean and Clutter-Free

When a buyer views your home, they’ll be looking at everything, so it might be hard for them to imagine the space for what it truly is if the coffee table is covered in trinkets and closets are packed full. De-clutter the home to create the illusion of space and give buyers a chance to picture their life there, not yours. It won’t cost a thing, and it can speed up the sale. You’ll also get a head start on packing.

Once you’ve de-cluttered, you’ll need to complete a thorough house cleaning. That even means getting down to the nitty gritty like wiping down baseboards and giving your blinds a solid dusting. You’ll also want to make vacuuming a daily chore, preferably with a HEPA-filtered vacuum so you’re picking up pet dander and allergens. If you’re in the market for a new vacuum, look for deals on easily stored cordless models to help make this chore a breeze.

Stage on a Smaller Level

Hiring a professional to stage your home can be pricey, but there’s no need to dish out the dough when you can stage on a smaller level. Simple changes, such as adding a ceiling fan, updating window treatments, placing cheap throw pillows on furniture, or replacing your decorative bath towels with ones that are crisp white, can make a huge difference. The best part is that many of the changes can be made for under $100 if you shop around for deals at retailers like Bed Bath & Beyond. Just use Bed Bath & Beyond coupons and promo codes to find discounts online.

If you choose to do the staging yourself, every home can benefit from a home staging consultation with a pro to give you a great checklist of everything you can do yourself to get your home ready for the market.

Welcome Them In

The front door doesn’t seem too important at first glance, but it’s the first thing the buyer will see. Plus, painting the front door is a cheap way to give your home a polished look, and you can do it without the help of a professional painter by following along with a tutorial. Before you go out and buy a gallon of candy apple red paint, take note that the current trends are leaning more toward darker hues of gray and blue, or even black. According to MarketWatch, black doors are becoming popular and can add up to $6,000 in home value. And to save money on paint, make note of sales and coupons from companies like Sherwin Williams.

Channel Your Green Thumb

You’ve seen plenty of homes with beautiful landscaping, and perhaps your thumb even turned green with envy. However, if you live in a climate where the temperature is scorching hot, you might feel as if your landscaping options are limited. The key is to adapt to your climate, and this means using flowers and plants that are drought-tolerant, such as purple coneflower, autumn joy, manzanita, or coyote brush. Rather than revamp your entire yard, add color and greenery in areas that are sparse to save both time and money. Look for sales at nearby nurseries or home improvement stores to help stretch your dollar.

Selling your home doesn’t have to be expensive. There are small ways to get your home ready to sell, such as de-cluttering, upgrading the entryway, adding greenery, staging, and making small renovations. Making these changes will make a huge difference in the eyes of a buyer, not to mention a small one on your wallet.

Written by guest blogger Suzie Wilson from Happier Home. Suzie is an Interior Designer and author.

Did you know the right paint colors can help you sell your home for more? Or less if you pick the wrong colors? 

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In a recent article, Staging a Vacant Home- Why It’s Worth the Money by Anna Martens in Alaska Home Magazine, some of my work and tips were featured on the importance of staging a vacant home.

Some of the key take-aways from the article were:

• In today’s market, where home sellers need to make their homes stand out from the rest, those empty spaces can be a seller’s worst enemy.
• “Vacant homes do not make an emotional connection with buyers and often look a little sad and lonely! A good way to fix this is to have your home staged.
• Staging dramatically improves the marketability of a home.
• Staged homes photograph much better and buyers can more easily remember the home after viewing it.
• Tricky layouts and specialized rooms cause trouble when showing a vacant home
• Staging a moderate-sized home in Alaska can run from $3,000-$4,500 depending on size, layout, accessibility and location.
• Staging always costs much less than your first price reduction, which can be $10,000 or more.
• An increased final sales price, faster closing, and reduced holding costs, will more than cover the staging investment and with a whole lot less stress!”.

This article provides additional insights into why it is so important to not only stage your vacant home, but make sure it is staged right. Staging it the wrong way can be just as ineffective as not staging it at all!

A professionally staged home done right, looks like a real home that people live in, and that buyers dream of and can envision themselves living in. The staging highlights the home’s best features, shows the purpose and possibilities of various rooms, how areas with poor layouts can be used, and feels warm and inviting.

Debra Gould, the Staging Diva, in her article Great Home Staging is Invisible says “I believe that great home staging is invisible. That sounds like a paradox. What I mean is that when you’ve really mastered the art of home staging, few people will realize the house is staged. Potential buyers just know that they love the house. “

Often, I get calls from Realtors that are just price shopping, looking for the cheapest stager. I am often asked if I will just stage a few rooms or lightly stage rooms. This is sometimes called “Vignette staging”, where a few items are put in a room to show scale as shown in the photo below.

Does this room look warm and inviting?  Can envision yourself living here, or do you want to?  Is it highlighting the best features? Does it show the purpose or possibilities of the room? If this is a bedroom, do you still wonder what size bed can fit here? Does it look like real people live here or like a staged space? If you were a buyer, would you be distracted by a room like this? It would be obvious that the owners do not still live in the home. Would you wonder if they might be desperate to sell and make a lower offer if you made an offer at all?

While this type of staging might appeal to some Realtors or sellers looking for the cheapest way to stage, how effective will this really be in selling the home quickly or for top dollar? Remember, you get what you pay for.

According to Debra Gould, “The point of home staging is that you are romancing the buyer so they fall in love with the house. Silly staging tricks like putting tape on the floor to show the outline of where a bed could go for scale, or putting a few pillows and a piece of art in a room to show scale are like “going on a first date with someone and they take you to the drive in for dinner”.

As a professional stager, I have been asked to stage many homes that had been on the market, sometimes for years without selling because they were poorly staged, partially staged or used vignette staging. After being properly staged, they sold quickly.  The house below was on the market vacant for a year and did not sell, partially because it’s poor layout made it hard for buyers to visualize how they could arrange furniture in the room. Then it was poorly staged with limited furniture and vignette staging, and remained on the market for another year. Finally, I did a full staging job throughout the house and it sold within 6 weeks.

Remember, after a home has been on the market for a while, it can be harder to sell as quickly if you wait to invest in professional staging later. All those buyers that have already seen the house previously are not likely to be interested. The longer a house remains on the market, the more people wonder “what is wrong with it”. Better to stage it right the first time.

Susan Atwell, of Atwell Staged Homes mentioned to me recently that selling a home is all about the 4 P’s, Price, Product, Promotion and Place.” To sell a home quickly and for top dollar, it is important to have a reasonable price (your realtor can help with this), a great product (which is where home staging comes in), great marketing (which is where your realtor is important) and a great location. Bad home photos on the MLS reflect more poorly on the Realtor who posted them than on the home that is for sale. They are, after all, the ones who are responsible for marketing your home. 

You as the home seller have control over who you select for a Realtor to market your home as well as who you select for a home stager to prepare your home for marketing. Take charge of this and hire a professional who will do the job right for you.  Make the calls yourself and learn the value of what you are getting for your money. It’s worth the money in your pocket after the sale is done!

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When it is time to sell our home, we all want to sell fast and for the highest price. One of the best ways to make that happen is to stage your home. Home staging uses decorating to highlight the home’s best features and helps buyers visualize how they can use the space while making an emotional connection with them so they can see themselves living there happily.

When it comes to home staging, there are several ways to go about it. You can:

1. Get a consultation with a professional home stager and get advice on everything you need to know to successfully stage it yourself.
2. Hire a pro to do the staging for you or with you, either working with what you already have if you will be living there while on the market, or bringing in everything and staging a vacant house.
3. You can virtually stage the space to show buyers the “potential of the home” and “what it could look like” if it was furnished in a particular style.
4. You can also use ” virtual design” to show how it could look if it were remodeled to have different paint colors, lighting, flooring and more.

What is Virtual Home Staging?

Virtual home staging is a computer rendering of what a vacant space might look like if it was staged with furniture and accessories.

Here are two examples of virtual staging where good quality photos of a vacant home were virtually staged to show the potential of a vacant property for sale. These examples could be used on the MLS for your listing if allowed in your state and should be clearly disclosed that they are virtual photos. A good way to do this is to show both the vacant photo and staged photo together so buyers know what to expect when they see the property in person. Notice in both cases, the condition of the walls and carpeting looked in very nice shape, so the staging was not covering up any obvious “problem areas”.

Virtual staging could even be used to advertise rental properties that the renter is expected to bring their own furniture to show them the potential of the space and give them a sense of scale and how furniture could fit in the space.

What is Virtual Design?

Sometimes a seller or realtor wants to show the potential of a space. Below is an example of one of the rooms above where the paint color was changed, the lighting updated and flooring was changed. The area rug was changed to work with the new paint color.

This type of rendering entails more work because in addition to adding things, you are also changing items such as color, lighting and flooring so would be more expensive. This type of rendering that shows cosmetic changes is more an example of “virtual design” than “virtual staging”.

Virtual design can help if the property for sale will need work such as repainting, new flooring and lighting and the seller is willing to sell for a lower price and allow the buyer to do the work and make their own selections for those items. This would be a nice addition to materials you are showing buyers at an open house. It is not recommended for use on the MLS (Multiple Listing Service) because the cosmetic conditions of the home have been changed and you do not want to mislead buyers about the actual condition.

In addition, virtual staging or design should never show changes of things that cannot be changed (such as removing powerlines or highways from the view). Check to see what is allowed on the MLS in your state. Even if allowed, you may be opening the door to having buyers feeling ‘misled” by the listing when they see it in person, especially if they do not read all the “fine print” on the listing.

Sometimes, you may not have good photographs to work with due to the lighting or angles they were taken at, or the photos are filled with furniture or other items that need to be removed. In those cases, a 3D render can be created from scratch from room measurements. This type of render takes longer so is more expensive. Because these do not use actual photos, I would consider this “virtual design”, and it is critical to make it clear to buyers that this is a virtual rendering so they are not surprised.

The Pros of Virtual Staging and Design

• Virtual home staging usually costs less (often half the cost or less) than physical home staging because it takes less time and there are no rental fees for furniture and accessories.
• If the seller cannot afford in person staging, virtual staging can still help buyers or renters visualize the possibilities of a vacant space.
• Virtual home staging is better than no home staging, because it helps the buyer to visualize how big the space is, how furniture can fit in the rooms and the purpose of each room.
• Some homes may need a lot of remodeling, updates or exterior or interior painting and the seller may not be able to afford to do it, or may choose to leave that to the buyer so they can do it their way and sell at a lower price point. Helping the buyers see the possibilities at an open house with “virtual design” is a great advantage as the majority of people can not visualize how the space could look with major or even minor changes.
• Virtual staging can show higher quality furniture and accessories, or specific styles to attract the target buyer that might not be available for in person staging. This might be beneficial for high end properties.
• Virtual staging could be used to advertise rental properties where the renter is expected to bring their own furniture.
• Virtual design can be used in combination with regular home staging. For example, if you have a home that needs exterior painting due to the color or condition but cannot afford to do that before selling, you could show a render of the house with a new paint color and still physically stage the interior.

The Cons of Virtual Staging and Design

• I always recommend in person staging over virtual staging so buyers can make an emotional connection and envision themselves living there. The emotional connection is what causes buyers to make an offer. Buyers will never make the same emotional connection with a computer or paper image of a space as they will when seeing a beautifully staged home in person.
• When using virtually staged images on an MLS listing, it is critical to make sure it is allowed in your state, and make it clear to buyers that this is a representation of the space. Buyers may get angry or be very disappointed when they visit the home in person and it looks nothing like the advertised image. Some buyers buy online and do not get to see the home in person. Be sure you are not mis-representing the space to buyers that cannot visit it in person. Showing a photo of the real space next to the virtual space with a detailed description can help make that clear.
• If the rendering is not done accurately and to scale, it may give a false impression of how big the space is and how furniture could really fit in the rooms. Be sure to have your renders done by professionals that will make it to scale.

Be Sure to Disclose

Home staging,  virtual staging and design are great tools to help you sell your property faster and for more, or help you rent a property and attract your ideal renter.

Be truthful with buyers on the condition of the house. Check with the MLS for your state to know what is allowed before listing. And remember that all buyers do not read all the details or fine print. Things to consider:

• For realtors and home sellers, be clear and disclose that the photos you are showing are virtually staged and the property is actually vacant.
• For those creating the virtual renders, be sure not to cover problem areas with staging items.
• Be clear if the photos have made cosmetic changes and show the “design possibilities” rather than what the house actually looks like now.
• One of the best ways to disclose are to show the actual photos side by side with the virtual photos. You do not want buyers to be surprised or angry when they see the actual property.
• Photos should be realistic and not cropping out or changing things that cannot be changed, like power lines or other actual physical features surrounding the property.
• Photos should represent the actual scale or size of the space in relation to the furniture and accessories added.

Need Help?

If you would like help selling your home faster and for more, I can help you with an in person home staging consultation or staging of a vacant or occupied home, an online home staging consultation for your home or vacation rental property and virtual home staging and virtual design.

Click on the pictures to learn more about my online services and give me a call for a quote for in person staging in my service area (south-central Alaska).

Virtual Staging and Remodeling Services

I always recommend in person staging over virtual staging so buyers can make an emotional connection and envision themselves living there. Sometimes though, a space may need a lot of remodeling or updates and the seller chooses to leave that to the buyer so they can do it their way. Or the seller can not afford in person staging. Virtual staging can help buyers see the possibilities of the remodeled space or visualize the possibilities in a vacant space.  Learn more about the Pros and Cons of Virtual Staging in my blog article. Drop in renders use your well lit great photo of the vacant space. 3D renders use measurements of your vacant space with a suitable photograph for guidance. I also offer your buyers 10% off an Interior Design consultation for their new home that you can give them as a gift. See examples and Learn More.

Drop In Render- $100 per room photo. 2 Photo Minimum

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3D Render- $210 per room

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Floor Plan Added to either Package above. $30.00 per room

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Interested in learning more home staging and design tips? Get my monthly award winning blog articles and get a free report on Top Paint Colors for a Speedy and Profitable Home Sale or My Top Ten Interior Design Tips in appreciation.  Never miss a great idea!

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Selling a vacant house is difficult, for a variety of reasons. With nothing else to look at, buyers tend to focus on every flaw.

Buyers have a hard time visualizing how big the space  is and it often appears smaller than it is. They can not picture how their own furniture might fit in the space, especially if you have a challenging layout. And most important, it is very difficult for buyers to make an emotional connection with a vacant house! They look a little sad and lonely!

Here is an example of the difference home staging can make.

If you are selling a vacant house, home staging can make a real difference. Help buyers visualize how their belongings will fit in the space and how their furniture can be arranged. It will help them picture themselves living there. Furniture, art and color will add warmth and a sense of home that a vacant house can never have. This is the first step in getting buyers to make an emotional connection with the house so they will make an offer.

Outshine your competition with home staging.

Some times in person home staging is not possible. With professional, well lit photos of your vacant property, your photos can be virtually staged.

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