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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Selling your home is no easy feat. But before you can juggle offers, nail negotiations, and work on closing, you have to get your home ready for the market. Staging your house is one of the most important parts of the sales process. By making sure your property is at its best for a photoshoot, you increase your chances of finding a buyer willing to pay a great price.

Here are some tips for getting your home clean and tidy for listing:

Decluttering and Depersonalization

A Guide to Decluttering to Sell Your Home

Where to Donate Everything in Your Home

3 Ways to Depersonalize Your Home for Potential Buyers

How to Stage Your Home While Packing for a Move

Call Northern Lights Home Staging and Design for Professional Help

Top-to-Bottom Cleaning

How to Clean Your Bedroom Thoroughly and Efficiently

Deep-Clean Your Bathroom in 7 Steps

Kitchen Cleaning Tips

How to Clean a Living Room

The Essential Guide to Green Cleaning for Pet Owners

How Much Does It Cost to Hire a House Cleaning Service?

5 Easy Daily Cleaning Tasks for a Clean Home

Preparing for Open Houses

Coronavirus Fears Turn Open Houses Into Virtual Tours

COVID-19 Open House Checklist for Sellers

Buyers want to be able to see all the best parts of a property. By making your space as clean and tidy as possible, you allow them to imagine their lives in your house. This means it’s more likely to catch their attention, get an offer, and sell for the price you’re dreaming of.

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

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Great question. I’m glad you asked Usually, they are very different things. The key difference is who you are decorating or designing for.

Home staging is decorating for the buyer. The goal is to make an emotional connection with them, so they can envision themselves living there and want to make an offer. You are appealing to their vision of their ideal lifestyle. To learn more about home staging, see my article, Home Staging- How it Works and What it Costs.

Interior design is decorating for the homeowner. The goal is to also to make an emotional connection and create their vision of a home that works for their ideal lifestyle.

There are some definite differences in how you make this emotional connection. In home staging, you are decorating for the target market, or most likely buyer of the home, whether It’s a young family, retired professionals or whoever. Colors are generally more neutral to appeal to a greater number of people. The decorating should highlight the features of the home, rather than tell the story of the owners. Personal items are usually removed. About half of the items your normally live with are removed to make it feel more spacious and show off the features of the home itself. Home staging is often done with the seller’s belongings, or with rental furniture and décor which are often typical retail items that are lower to mid-range in price.

With Interior design, it is important to let the personal story of the homeowner shine. Colors can be as rich or colorful as you like. Personal items are highlighted and given a place of honor. How much is on display all depends on the style the owner prefers. Interior design may use a wide range of retail or unique or custom furniture and decor in a wide range of price points.

Virtual staging is digital home staging done to a photo of a vacant room. The virtual staging may be done with a software program that has specific items available for use in the program, or it may be done by a designer with access to any product available on the market, both retail and custom. Virtual staging by a designer may offer more options for design and home décor than staging software programs. To learn more about virtual staging, see my article, Virtual Home Staging and Design- the Pros and Cons.

Recently, I completed this virtual staging project, which was selected as an example of Edesign for an Interior Design magazine, “Vision”, for the article “5 Things You Need to Know About Edesign” by JoAnne Lenart- Weary. The article starts on page 50, and my design is on page 55. To learn more about Edesign, see my article, Edesign-How it Works.

In this case, the virtual staging was both home staging and Interior Design! I used Photoshop, rather than a virtual staging program to complete the design.

The target market for this staging project was a young family in a high-end neighborhood. I created a modern global style design I thought would appeal to young, professional buyers in their 30’s that were starting a new family. I used greens for the colors, as green appeals to most people, and would not seem either too feminine or masculine. The wall color of the home was already neutral. The design is casual, comfortable, modern and uncluttered to highlight the features of the home. The living room design was chosen for the magazine article.

Here is the living room from another angle.

Here are a few of the products I used in the living room design. Click on the pictures to learn more. Some are affiliate links, meaning they give me a small commission for sharing at no additional cost to you.

I love all this beautiful black and white art from Arhaus.

Here is close up of the dining area in this open concept space.

To show the possibilities for the large unfinished basement, I created a playroom area next to a comfortable family area where mom or dad could work while doing laundry and keeping an eye on the kids. There is also a crafting area and table. The rugs and kids’ furniture are all washable and pet friendly.

Here are a few of the products I used for this unfinished basement. These beautiful rugs from Ruggable can be removed from the pad and washed in a washing machine, and are kid and pet friendly, as are the washable covers on the bean bag furniture for kids from Pottery Barn Kids.

You may be wondering, is virtual staging helping this house sell? The house is still for sale. It has been on the market 4 months, and was virtually staged after being on the market a month vacant. In looking at the market data for similar homes today, it appears this home is initially overpriced by $30k-$40K (10%) and the current price is still over market value even with 4 price reductions. Staging can help you sell quicker and for more, but it is not a silver bullet, and requires a competitive price when first listing and good marketing for it to work. Virtual staging has generated more interest in the home, and is probably the best option in this case so the sellers do not incur monthly rental costs for furniture and accessories associated with traditional home staging, as they wait to get their asking price.

Need Help with your Home Staging Project?

Need help staging your home for a speedy and profitable home sale?  Check out my home staging services. I offer local in person home staging consultations, vacant and occupied staging. I also offer online home staging consultations, virtual staging and social media marketing for your home sale nationwide.

Sign up for my monthly design, color and staging tips and a get a free report on Top Paint Colors for a Speedy and Profitable Home Sale. Never miss a great idea!

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I hear you laughing through your computer. Yes, I know. You are thinking yeah, right! I can hardly wait to have my life interrupted with endless showings, lay awake at night wondering if I will be able to sell for a good price or will lose money, find a new house that I actually like and can afford, pack a million boxes, move a million boxes, unpack and not know where the heck anything is for months!  Yes!! I can hardly wait!

OK, well, let’s think about this in a new way. How about this?  I can hardly wait to sell my house fast and for more than I expect, move into the cool new house I found and make it my perfect dream home! It will be so much better than my last house and I will have some extra cash from the sale to fix it up just right! When I am done, there will be no place in the world I would rather be! Yes!! Bring it on!

Now, I can’t help you find your new home, but I can help you with all the rest! OK, HOW?

Sell Your House Fast and for More

The absolute best way to sell your house fast and for more is to hire a professional home stager to prepare you house for market. Get yourself a top realtor with great marketing skills and get professional photos of your beautifully staged home.

The price of staging should be fully paid for by the final asking price, and more. Bypass looking for the cheapest options, letting your realtor or friend do it, doing a partial staging job and all the rest. The best staging job will bring you the highest profit and fastest sale.

To learn more about home staging options and what it costs, see my blog article Home Staging-How it Works and What it Costs and my video.

Give me a call to discuss local in person home staging. Live outside my service area or want to do the staging yourself? Try my online home staging consultation. Traditional home staging not in the cards for you? Consider my Virtual Staging package but check out my article on the Pro’s and Cons of Virtual Staging first. Does your home need a lot of remodeling that you want to leave to the buyer, but you are worried they won’t be able to see the possibilities and it will take forever to sell? Try my Virtual Remodeling package.

Download a copy of my brochure with all my home staging services and give me a call to see what works best for you.

Make Your New Home Everything You Imagine

Well OK, if you are imagining a mansion and that is not in your budget, maybe not. But there are so many things you can do with your new home to get it set up to be perfect for you with the budget you have, even if you bought a “fixer upper”.

One of the first things most people need is a new paint job, and possibly some new flooring if you are ripping out carpeting from the previous owners. A color consultation can help pick great colors you love and that also work with the fixed finishes you will not be changing. Do you have some colors in mind already but just want to ask an expert if they will really work together before spending money on paint? Try my Will these colors Work Together package.

• You may need to remodel a kitchen or bath, which also requires picking out the right colors, countertops and more. An Interior Design/Color consultation can also help you with this. Need to visualize everything before you start spending money? Try my Virtual Remodeling package.

• Since you are moving all your belongings into a new space that has a different floor plan, you may be struggling with how to lay it all out. Try my Floor Planning package.
• Maybe you need to update the look of your new rooms and feel like most of your existing stuff will no longer work in the new house or you are ready for a change. Try my Full Service Edesign package. Learn more about Edesign- How it works in my blog article and in this video.

• You want to redecorate using mainly what you already have and could also use a little help with room layout? Try my Refresh Edesign package. Want to redecorate with what you already have and feel like you already have a good handle on the floorplan? Try my Interior Redesign package.

• You want to tackle all the redecorating yourself, but could use a little advice from a pro to get you off on the right track and help you develop a plan that you may need to take your time with? Try my Interior Design consultation. Or try my Designer on Call package and pick my brain for a couple hours.

• Planning to start a home-based business or Bed and Breakfast in your new home? I can help you get it set up for success to increase your income, bookings and attract your ideal customer with my Vacation Rental Staging package.

All of the options above can be done online.

Bottom line, you don’t have to tackle this all alone. And in all honesty, yes there will be a little pain involved because it all takes time and disrupts your life. But why not look at it as an opportunity to make some magic happen?

Download the brochure with clickable links to all the services mentioned above.

Call 907-362-0065 today to see what service is best for you.

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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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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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