Top 9 Home Staging Tips That Guarantee a Quick Sale
This article is part of a larger series onReal Estate Lead Generation and Marketing.
A well-staged home stands out among its competitors and can sell faster and for more money than unstaged homes. Home staging highlights a home’s strengths and involves curating and arranging furniture and decor in each room to ensure it appeals to various buyers. A staged home needs to look great when you show it in photos and video tours, including the house’s exterior.
Read our top nine home staging tips for real estate agents to promote their listings and encourage a quick sale for their sellers.
1. Set a Home Staging Budget With the Seller
It’s important to discuss the home staging budget with your sellers when you begin the process oflisting their house. The cost of staging a house for sale depends on the location, square footage, type of home, and how much the stager uses the seller’s belongings. In addition to home staging fees, there could be costs for the seller to move and store furniture and belongings, so you want to discuss the home staging budget before putting plans into place.
HomeAdvisorsays the average cost of home staging is $1,767, with a typical range of $776 to $2,863. However, the same article shows that the return on investment (ROI) of 8% to 10% is often worth it. Staged houses are on the market up to 50% shorter than unstaged homes.
When you review the seller’s net proceeds work sheet, deduct the home staging, moving, and storage expenses from the grossproceeds of the saleto see if staging the home is in the seller’s best budgetary interest. Download our net proceeds work sheet below to use with your clients:
Home staging is best for homeowners who can afford to hire a professional or have the right skills and aesthetic to do it themselves. However, real estate agents can advise their sellers on staging without using a professional home stager. They can also bring in a few small decorative items to enhance the rooms in the home.
If your seller is on the fence about hiring a home staging company or doing it themselves, you should go over the pros and cons of each. This way, based on their budget, time, and preference, you can work together to find a solution. Here are some disadvantages and advantages you can present:
Hiring a Professional Home Stager |
Stage a Home Yourself |
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Saves time for the real estate agent and homeowner |
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It saves the homeowner money |
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Home sells faster for more money |
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Their real estate agent can give input on how to stage the home |
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They have furnishings and decor |
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It helps increase the home’s value and can sell for more money once it’s listed |
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They have skills and tools for creating a layout |
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Sellers know their home’s best features |
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They have an eye for design to make it look beautiful and appealing to buyers |
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It takes longer to DIY, which can delay getting the house on the market |
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It can be expensive for homeowners |
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Homeowners may not have a pleasing aesthetic for staging |
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It can delay listing the house while they get it ready |
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It might be hard to remove sentimental items |
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They charge an initial consultation fee even when they’re not hired |
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Furnishings may be outdated and mismatched |
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If the home is furnished, they must work with what they have. Mismatched furniture is more challenging to stage |
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Moving heavy furniture can be difficult for some |
2. Define Each Room
After you’ve confirmed the budget with your clients, tour the house with your clients and/or stager to define each room for use, style, and how each room will need to change to fit the staging design. Keep in mind that sellers don’t need to stage every room in their homes if it’s not in their budget, but all rooms must be cleaned, decluttered, and repaired where necessary.
Most people consider kitchens and baths essential to upgrade or stage. While these rooms still rank high, according to the National Association of Realtors (NAR), buyer’s agents said the rooms used most frequently, like theliving room and master bedroom, are most important to buyers.
Every room doesn’t need to look like it belongs in a magazine. It must be clean, tidy, and organized, with minimal items carefully arranged. Still, there are things homeowners can do to get their homes ready to sell.
Following are some home staging tips for the rooms in a home that are most important to buyers:
46% of buyersfind the living room to be an essential room when staging a home. This is because it’s the home’s focal point, and most of the time is spent there entertaining, watching TV, or reading. The seller should position furniture where people aren’t bumping into it when they walk through the room and not push it back so far so people can’t converse.
Organized bookshelves with few decorative items and neatly arranged books make the room look uncluttered yet lived in. Sellers can create furniture groupings in a large living room, such as a conversation and TV viewing area. They’ll want to go easy on throw pillows and blankets, but it’s good to include a few to give the room character and add a little color.
The master bedroom is the second most important room to buyers, according to43% of homebuyers. That’s because they want a place to relax, read, and unwind at the end of a busy day. Main-floor bathrooms with an en suite, attached to the bedroom, are particularly favorable to buyers.
When arranging the master bedroom, start with positioning the bed and use only the necessary furniture to create more space, like side tables and a dresser. If the room is large, an accent chair, cheval mirror, or bench at the foot of the bed can fill the space without looking cluttered. Place the bed against the most prominent wall with no windows and opposite the bedroom door. Make sure the door doesn’t hit the bed, or the room will feel cramped.
The bedding should complement the neutral walls. Homeowners can use color as long as it doesn’t clash and don’t overdo it with throw pillows and blankets. A throw blanket draped across the bed, and a few pillows at the headboard are all that’s needed.
Kitchens came in as the third most important room to buyers in the National Association of Realtors (NAR) survey, with35% of homebuyerssaying it is “very important.” Buyers evaluate the storage space, cleanliness, functional layout, age of appliances, and any premium upgrades because they want to ensure the kitchen fits their needs for preparing meals and spending time with friends and family.
Appliances must work and be clean inside and out, free of fingerprints and food debris. Countertops need only a few decorative items, so sellers can tuck their small appliances away when not in use. The kitchen can look lived in but not messy. Kitchens also need good lighting for food prep, dining, and conversation, and cabinets can get a quick update by replacing hardware.
Be super diligent about removing lingering odors from cooking. Some agents bake cookies or brew coffee just before a showing, so those warm and inviting smells create a homey feel. The cupboards and pantry should all be organized, and open shelves styled. Sellers can use matching food storage containers in the pantry to help organize unsightly packages.
Dining rooms are the fourth most important to homebuyers when looking for a new home, with27% saying it is most importantto them. That’s because people want a space for entertaining and holiday dinners. However, not all homes have a dining room, and many families eat in their kitchens.
如果你的清单有一个餐厅,餐厅table should center under the chandelier or pendant light with a centerpiece below. The centerpiece shouldn’t be too tall so diners can see each other across the table. There should be a chair at each end of the table and typically an equal amount of side chairs on each side. There also should be about 24 inches between seats, so people have room to move around, so remove extra chairs.
Rugs should be large enough, so all chairs are entirely on them, and people can sit without the chair legs spilling over onto the floor. A tablecloth or runner can cover unsightly scratches in the wood finish and add a pop of color and elegance. Dimmable light switches for chandeliers and wall sconces create soft ambient lighting for romantic dinners.
The first thing people see when approaching the house is the front door, so giving it a fresh coat of paint is an inexpensive way to make the home more inviting. Zillow researched painted front doors and discovered that colors like a slate blue or black could boost a home’ssale price by $6,500. If the seller does paint the door, advise them to choose a color that complements the home’s exterior color.
The yard and outdoor spaces are important to homebuyers as a place for the kids to play, grow a garden, barbecue, and entertain. The NAR survey says that23% of buyersreport it is the most important consideration when buying a new home. That’s why cleaning up the yard and paying attention to the home’s curb appeal are essential.
Even a modest home can have greatcurb appeal. The house’s exterior should be clean, with no chipping or cracking paint. You should put away your children’s toys. Gardens should be weeded, thinned, and the lawn mowed, so it doesn’t look scraggly. Bark mulch is an inexpensive way for homeowners to freshen up garden beds, and there are a few colors to choose from, like rust red, black, and shades of brown.
Bathrooms reached the sixth position in the NAR survey of the most important rooms for20% of buyers. One thing buyers look for in a house is the number of bathrooms, especially for buyers with multiple members in the household.
However, it’s unnecessary to remodel the bathroom before selling a house. You can easily stage the bathroom with fluffy throw rugs, plush towels, simple accessories, and fresh flowers. Bathrooms must be kept sparkling clean and tidy throughout the selling process.
An organized linen closet is appealing to buyers because it shows them the possibilities and space for their linens. Rolled towels give a spa-like feel, and baskets to store items add charm. Usually, people keep their toothbrushes and toothpaste on the sink. These should be tucked away in a drawer or under the sink when not in use.
Children’s bedrooms were the most important to11% of homebuyers, while guest bedrooms were most important to 9%. Homeowners can follow the same home staging layout tips for spare bedrooms as the master bedroom. Children’s rooms can be challenging with toys, books, posters, sports equipment, and clothing. These should be put away and organized.
A guest bedroom sometimes doubles as a home office since more people work from home. If your listing has a combined office and guest room, the homeowner’s desk should not be cluttered, and they should make the bed. Sometimes spare rooms end up being used as storage spaces. Sellers should remove stored items during showings, so buyers see the room as a blank canvas.
With over135 millionhomes in its database, Zillow is a great resource for searching for inspiration and design choices for styling your listing. Research homes in your area with a similar amount of bedrooms, bathrooms, design, and layout to help stagers and your sellers envision the home in a potential buyer’s eyes. Plus, you can add your listing to the Zillow website for maximum exposure as a Zillow Premier Agent.
3. Make Necessary Repairs
它可能更专注于家庭的乐趣decor look great for buyers, but nothing will tank a sale faster than a home needing repairs. A well-maintained home conveys quality and care. Sellers need to fix significant issues first. If the roof or plumbing leaks or there are heating or electrical issues, these take top priority over staging homes.
After significant repairs, they must fix anything broken or not functioning. Loose stair railings and crumbling walkways can be hazardous. They should address torn or missing window screens. Squeaky doors that don’t close right will attract a buyer’s attention more than the beautifully staged room behind them. If appliances don’t work, they need to be fixed or replaced. It’s easy to become blind to minor repairs, so as your seller’s real estate agent, you can help them by pointing out repairs they may have missed.
Pro tip:If the sellers don’t have someone to fix these items, you can recommendhome improvement specialistslike plumbers, electricians, and carpenters. Some sellers may want a home inspection before listing their house to ensure there are no safety hazards or other repairs they missed.
4. Declutter, Depersonalize & Store
Clutter creates a stressful atmosphere and is hard for buyers to overlook. When buyers attend youropen house, they will look in closets, cabinets, the pantry, and the appliances that will go with the house. Buyers want to imagine themselves living there and see where they will put their belongings. Hence, homeowners need to remove excess clutter and personal items, like family photos and vacation memorabilia.
Moving overflow items into closets, cabinets, the basement, or the garage might be tempting. Sellers should avoid this if possible. If the seller can afford it, moving excess furniture and personal items to self-storage for a few months can free up room.
如果它不是在他们的预算,他们可以问一个朋友or family member to store a few items until they’re ready to move. If they must store things at the house, large plastic bins stacked neatly look better than a variety of boxes in different sizes. It is also a good time for the seller to discard, donate, and sell items they no longer need.
5. Do a Thorough Cleaning
Once your sellers remove the clutter, it’s easier to do a thorough cleaning. Freshly mopped floors, gleaming appliances, countertops, and windows make a home look and smell fresh and make a great first impression. It’s a good idea for homeowners to hire a professional cleaning service to do a deep cleaning when possible.
Should the sellers clean it themselves, they must scrub it from top to bottom and keep it clean through the final walkthrough and closing. Opening the windows for just a few minutes before a showing to let fresh air in, even in winter, is an easy way to combat odors and refresh the home.
6. Apply a Fresh Coat of Paint
Repainting is one of the most budget-friendly ways to stage a home for sale.Sherwin Williamsrecommends choosing neutral colors like beige, gray, off-white, cream, soft yellow, or any combination, like greige or tan. These colors are soothing and make the home look fresh and move-in ready. Darker neutral colors make rooms feel cozy, while light and bright, airy colors convey a larger space. Your sellers can either hire a professional painter or do it themselves.
When you discuss painting the rooms of the house with the homeowner, advise them to avoid vibrant colors, even if they love them. These are very personal, and sellers want to choose colors that appeal to various buyers. Vivid reds and oranges are typically frowned upon. However, a darker accent wall that complements the neutral shade can add depth and make a room pop. This idea still follows using neutral colors if the accent wall is also neutral.
7. Rearrange Room Layouts
在你修造,清洁,和画,the homeowner should arrange the furniture according to the room’s purpose. Professional home staging and design companies often use design software to create the layout. The seller doing “at-home staging” may need to move things around a few times to find the perfect layout or draw a mock-up of a room layout. It’s a bit of trial and error. Remember, the goal is to create an inviting atmosphere devoid of clutter that appeals to buyers.
Here are a few tips to give your sellers for a home staging DIY layout:
- Start with a blank canvas:Measure, then sketch the room on paper and mark off doors and windows.
- Decide on each room’s function:Bedrooms are for relaxing and sleeping, living rooms are for TV viewing and socializing, and dining rooms and kitchens are for meals and entertaining.
- Choose a focal point:Orient furniture around a focal point (i.e., a fireplace, built-in bookshelves, television, or a wall of windows).
- Start with the rugs:A living room rug should be 6 to 8 inches longer than a sofa on both sides and a minimum of 6 inches from the walls.
- Bring in furniture:Put the front legs of the living room furniture on the rug with the rear legs off. Large bedroom rugs can go under the bed with the legs of the headboard resting on the floor and two-thirds of the rug under the bed.
- Furniture spacing:Ensure the furniture arrangement supports the room’s traffic pattern. Walking through without interrupting conversations or bumping into anything should be easy.
- Don’t forget curtains and drapes:Don’t block natural light. Raise drapery rods above windows to convey ceiling height. Use longer drapes for a more elegant look. Make sure the curtains are clean and complement the room colors.
- Add art and decor:Don’t overload walls and furniture with art and knickknacks. One or two items per table, neat bookshelves with space, and art hung at eye level are good guidelines when staging a home for sale.
8. Add Flair to Showings & Open Houses
Open houses and showings are an excellent opportunity for real estate agents to showcase their listings andattract leads. Even though the sellers should already have the place clean and tidy and the staging done, real estate agents can add additional flair to the home to stand out from the crowd.
Keep a few decorative items like throw pillows, plants, candles, and small area rugs to do light staging before showings andopen housesto make the home more appealing. Brighten up the home with fresh fruit and/or flowers for a pop of color and a sense of freshness. Some agents put out cookies, bottled water, coffee, and tea with disposable cups to stage the home for an open house.
Part of real estate staging for open houses and tours includes signs, disclosures, andmarketing materialsyou give to guests. You also want to place open house signs where they’re visible to direct guests where to go.
For your open house staging, put a visible copy of your agency disclosure relationship, your listing packet, and business cards on a table near where people come in.
Use a paperopen house sign-in sheetor a digital one using Curb Hero, a free digital resource for open house sign-in sheets. You can edit the sheet with your brand, and there’s a QR code to showcase the home.
For additional open house ideas, check out our article14 Open House Ideas That Generate Qualified Real Estate Leads.
9. Consider Virtual Home Staging
More buyers are touring homes virtually than ever. Therefore, you want to provide high-quality media as asuccessful real estate agent. People love to look online at professional pictures and ideas for staging houses when they’re thinking of selling or decorating their homes, so the quality of your listing photos, videos, and thewords you usein the description matter.
Virtual staging provides a way to fill your vacant listing with stylish decor at a fraction of the cost of professional home staging. Virtual home staging companies offer a range of style options to stage your listing to suit the type of home. Here are a few of the bestvirtual home staging companieswith pricing and features to help you decide if virtual home staging is the way to go.
Virtual Staging Companies |
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Best for |
Real estate agents who work with various types of properties |
Agents who want a quality design with virtual furniture available for purchase |
Agents who list new construction and want 3D floor plans and architectural renderings |
Real estate agents, and homeowners who prefer do-it-yourself (DIY) virtual staging |
Key Features |
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Starting Price |
$1.60 |
$1.50 |
$29 |
$7 |
Learn More |
Pro tip:Virtual toursare standard practice with software likeMatterportthat creates customizable 360-degree images of the home. These capture everything in the room, so your sellers will want to ensure the rooms are 360 degrees ready. Professional photographers use bright lighting to highlight the home’s best features. If the photos aren’t optimal, buyers move on to the good listings in online media.
Home Staging Statistics
- According to theNAR, 82% of buyers’ agents said staged homes show better than unstaged homes, making it easier for buyers to visualize themselves living there.
- 23%of buyer’s agents said staging a home increased the dollar value offered between 1% and 5%, compared to other similar homes on the market without staging.
- 31% of listing agents said they stage all their listings.
- 31% of buyer’s agents said staging was equally important with other ways to prepare a home for sale since the beginning of the COVID-19 pandemic.
Bottom Line
Staging a house for sale can help it sell for more money in less time. It creates an atmosphere where buyers can see themselves living in the home. Discuss the cost, advantages, and disadvantages of home staging with your seller to help them decide if they need professional home staging or prefer to do it themselves. In either case, they need to define each room, making it appealing to the majority of buyers. Most importantly, repairs, decluttering, and cleaning is the top priority.