Common Advice About Preparing a Home for Sale
I’ve often heard two things about getting a house ready to sell. The first is that it is better for a house to be furnished so that a buyer can easily see potential furniture layouts. The second thing I hear is that personal items, such as family pictures, should be packed away. The idea is that personal items can be a distraction since a buyer’s attention goes to imagining the current owners living there (or being interested in learning about their life) rather than themselves. While I don’t think that all homes need to be furnished, I think that staging a home can be vitally important. It just depends on the house. Let me explain.
When Staging Might Not Be Necessary
If the home is a traditional, cookie cutter layout, it does not need to be furnished. The empty room allows people to envision where they could put their own stuff and they aren’t distracted by where you put yours. For example, when we bought our current home, one of the bedrooms was staged (more on staging later) to look like an office. A lot of buyers might see this staged office and think it must be a small room since they didn’t use it as a bedroom. But It is actually the same size as the primary bedroom next door. Because of experience, I was able to envision the actual size but many buyers cannot. Unfurnished, traditional homes allow a buyer to see the home for what they need it to be (bedroom, office, etc) to fit their stuff and family, not how you, as the current owner, used it.
Understanding the Difference Between Traditional and Cookie Cutter Layouts
Notice I said traditional, not cookie cutter. A traditional home has a layout that can easily be determined when you walk in. Bedrooms, living room, dining room/eat in kitchen and maybe a family room are all in the same place every single time. Cookie Cutter homes are homes built by a particular builder or developer where the exteriors and interiors are almost all identical, hence the term cookie cutter. While these homes in the same neighborhoods look the same, they aren't necessarily a traditional layout. They might have a random bonus room, loft or flex space that you have no idea what to do with.
Why Unique Floor Plans Need Thoughtful Staging
While they tend to be traditional, sometimes a designer or architect may throw a curveball with a room that you wonder what the heck is this for? That is where staging comes in. If your home has any unique features, it is super important for it to be furnished so that the buyer can see what the rooms can be used for. When viewing a home, especially online, nothing is more confusing than wondering what the room is supposed to be. BUT there are a few guidelines to follow.
Guideline #1: Dated Furniture Has to Go
The first guideline is that dated furniture needs to go. Period. Absolutely zero exceptions. Even if you have fresh paint on the wall, as soon as the buyer sees that dated furniture, the seed is planted that this house needs work. I can’t tell you how many buyers I have had over the years who didn’t want to see a “dated” house that I sent them online based solely on furniture. Because I am aware of this, I can encourage them to get to go see the house, and show them how this home could be a good fit for them but not every agent does this. If the house isn’t going to work, I certainly won't try to sell it to them. But if I think that it could be “the one” for them, I try to encourage them to look and see. Not all agents are willing to take the time to get to know their buyers well to do that. And there are good agents out there who also won't be able to see past the dated furniture to advise their clients to take a look.
Storage Mistakes That Can Hurt Your Sale
My suggestion would be either put it in a storage unit or donate it. I have seen people put PODS outside of their home when selling. When I see that, my immediate thought is this house lacks storage. Accurate? Probably not. But when a seed is planted, it can be hard to change one’s mind. So I discourage onsite storage when your house is listed. Once under contract and packing/organizing to move, I think PODS and similar things are a great idea and can be helpful.
The Power of Clean Spaces and Fresh Paint
Once the outdated items are out, your home should get a good cleaning. Your real estate agent might also advise some fresh paint on the walls. If you're advised to do this and you don’t, be aware of potential consequences. There are some reasons why this might not be doable or necessary but be aware of the consequences of what you decide. For example, I had a couple a number of years ago with a nice home to sell in a neighborhood where people want to be. I told them to get top dollar for their home they had to take down the wallpaper. They asked what would happen if they didn’t and I said that they would lose about $20K dollars (based on the comps and market at that time). And I was right. But they were OK with that because they just wanted to sell it quickly with minimal hassle, expenses (to pay someone to do it and then paint) and time (additional time needed to have it done).
Knowing When to Stage Your Home
Next is the decision to stage. Remember, if you have a traditional home, then staging it is less important and, personally I don’t think it is necessary. But if you have multiple flex spaces in your home, this is something you should consider.
Virtual Staging: Pros and Cons
There are two types of staging. Virtual and Actual. Virtual is cheaper. Picture an architectural drawing of a building- one so good that it looks real. Virtual staging is the same. It is a software program that takes the measurements of your home and places “virtual” furnishings there. The furniture is all current and looks great! But it is often followed by a let-down showing for the buyer. The buyer has envisioned in their head a beautiful and updated room. When they see it in person, it is empty, cold and sterile. Not a great impression. While the virtual staging allows them to see what a room could look like, seeing it empty in person is a let-down that can be hard to recover from.
Traditional Staging: Worth the Investment?
The second form of staging is your more traditional staging. There is actually stuff in the room. While it might not be as expensive looking as a virtual staged room, it is still a nice updated look. The furniture and furnishings make the space feel homey and welcoming and the buyer can envision themselves living there. While the cost is significantly higher to a seller than a vacant or virtual staged home, the return and foot traffic is, in my opinion, worth it. We staged a home that we renovated to sell and it was worth every penny. I’d not fix and sell a home again without staging it.
The Role of Staging in Clarifying Bonus Spaces
While there are rare exceptions (a house can be so unique that the home itself is awful), most homes with extra living space is a great thing! As long as the buyer isn't confused on how to use the space. And that confusion can be multiplied online with angled pictures where a buyer is not able to see what the room actually looks like or where it is located. In this case, staging can clarify bonus and additional living spaces for the buyer and increase their desire to see your home. That, my friends, is why I suggest staging.
Don’t Forget to Label Photos in Online Listings
One last thing to point out. When looking at a home online, it is a lot easier to tell what each room is if the pictures are labeled. There are a lot of agents that don't do that. At your listing appointment, you should ask the potential agent if they label the pictures. That can be an easy way for potential buyers to identify spaces in homes, what they are, and where they are located.
Final Thoughts on Staging and Selling Your Home
Staging can be a service that you pay for or something that you do yourself. If you want to talk about this or need other tips, please reach out. I’ve seen a lot of things over several different markets in 20 years and I’m happy to help!
