How Do You Stage a House? A Seller’s Guide to Getting Market-Ready
Selling your home requires more than just putting up a sign. How do you stage a house? It’s about making your home inviting, neutral, and move-in ready for potential buyers. Staging isn’t just about furniture—it includes cleaning, decluttering, and preparing the space for professional photos and showings. A well-staged home sells faster and often for a higher price. Let’s break down the key steps to make your home market-ready.
Staging Begins with Presentation
Staging isn’t just about décor—it’s about how your home appears in photos, listings, and showings. Every detail matters. Ensure all listing information is accurate and well-presented. Are your disclosures neatly filled out? Are your listing photos professional? Do you have utility bills, HOA documents, and a homeowner information sheet readily available? Buyers will look at your home online before deciding to visit. A strong first impression can determine whether they even schedule a showing.
Preparing Before Listing
A rushed listing can cost you time and money. Take the necessary steps to prepare before going on the market. Many sellers want to list quickly and “deal with it later,” but buyers notice unfinished projects and neglected maintenance. Take the time to make small updates, like replacing stained carpets or repainting bold colors in neutral tones. These efforts can prevent negative feedback and keep your home competitive.
Setting a Budget to Sell
Many sellers assume they don’t need to invest in their home before selling. However, a budget for minor repairs and staging can significantly impact your final sale price. Ask yourself: What is my budget to sell? Even small investments—like a fresh coat of paint, new light fixtures, or professional cleaning—can make a big difference. If you don’t want to spend money, focus on decluttering and deep cleaning, which cost nothing but time.
Levels of Staging: Occupied vs. Vacant Homes
Occupied Homes
If you’re living in your home while selling, treat staging as phase one of your move. Pack away personal items, excess furniture, and anything smaller than a golf ball to reduce visual clutter. Remove personal photos, diplomas, and highly specific décor. Buyers need to picture themselves in the space, not focus on your personal style.
Deep clean all surfaces, including baseboards and ceiling fans. Store daily-use items like toothbrushes and kitchen appliances. Closets and pantries should be organized with floors visible. If a room feels overwhelming, pack up unnecessary items and store them in the garage.
Vacant Homes
In a vacant home, buyers will notice every flaw. Cleanliness and maintenance become even more critical. Scrub baseboards, wipe down fans and fixtures, and remove any lingering pet odors. Ensure all light bulbs match and are bright enough to make the space feel inviting.
Consider light staging, which includes adding minimal décor like a vase with greenery in the kitchen or fresh towels in the bathroom. If the home’s layout is unclear, virtual staging can help buyers visualize how furniture would fit. Professional staging with rented furniture is an option for high-end listings or homes with awkward layouts, though it can be costly.
Curb Appeal and Outdoor Staging
Buyers see your home’s exterior first. Keep landscaping minimal and well-maintained. Trim overgrown bushes, especially those blocking windows or the front door. Remove dead plants, refresh mulch, and ensure sidewalks and driveways are pressure-washed.
A clean, freshly painted front door and a new welcome mat create a warm first impression. Buyers will spend the most time at your front door while waiting for their agent to open the lockbox, so make sure the space is inviting.
Lighting, Odors, and Ambiance
Lighting significantly impacts how a home feels. Open blinds and turn on all lights before a showing. Replace mismatched bulbs and use soft white or warm-toned lighting to create a cozy atmosphere.
Smell matters. Avoid overpowering air fresheners, which can make buyers suspicious. Instead, deep clean carpets, air out the home, and consider lightly scented candles or sachets. If you have pets, remove all visible signs—beds, toys, and food bowls should be stored during showings.
Music can enhance the ambiance, but keep it neutral. Soft jazz or instrumental music can make the space feel welcoming without being distracting. Avoid loud, genre-specific music that might not appeal to all buyers.
Showing Instructions: What Sellers Need to Do
Before every showing:
- Turn on all lights to make the space feel bright and welcoming.
- Open blinds to let in natural light.
- Close all toilet lids for a clean appearance.
- Store daily-use items like kitchen sponges, toiletries, and laundry baskets.
- Remove pets and pet-related items to prevent distractions.
- Set the thermostat to a comfortable 72 degrees to keep buyers inside longer.
If possible, partner with a neighbor or agent to arrive before showings to prepare the home. Buyers are more likely to stay longer and connect emotionally with a home that feels move-in ready.
The Power of Paint: Best Colors for Staging
Fresh paint is one of the most cost-effective ways to refresh a home. When choosing colors, stick to neutral tones that appeal to a broad audience. Popular options include:
- Sherwin-Williams Alabaster – A warm white that complements most interiors.
- Sherwin-Williams Swiss Coffee – A soft, creamy white ideal for traditional homes.
Avoid bright or dark colors, as they can make spaces feel smaller and less inviting.
Final Thoughts: Staging Sells Homes Faster
Staging is not about making a home look fancy—it’s about making it feel inviting and move-in ready. Buyers don’t want to imagine doing work; they want to fall in love with a space that feels like home. Small changes, like fresh paint, decluttering, and proper lighting, can make a significant impact.
If you’re getting ready to sell, follow these staging tips to maximize your home’s potential. For a complete staging checklist, download our free Home Staging Guide.
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