Home Remodeling & Maintenance
6 Ways to Stage Your Home for Less Than $1,000
Use these six staging strategies to get the best price in the shortest time without spending a fortune.
By Anne Kates Smith, Senior Associate Editor, Kiplinger's Personal Finance
October 2009
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Staging a home for sale is all about making it inviting to the largest number of potential buyers. If a home is vacant, a stager will haul in furniture and décor so buyers can imagine themselves living there. If it’s occupied, the stager will declutter, neutralize and decorate for the masses. (See the related slide show: Real-World Examples of Home Staging for Less Than $1,000.)
Staging won’t make a home sell for more than it’s worth. But it can set your home apart and boost the selling price to the top of the range for comparable homes. It can also cut the time on the market. Because nearly 90% of home buyers start their search on the Internet, staging is a good way to make sure online photos pop.
Home sellers spend an average of $1,800 to stage a home, but costs can range from a couple of hundred dollars to $5,000 or more. Here are six ways to stage your home for less than $1,000.
Virtually stage your vacant property. Virtual staging is aimed at online shoppers who may quickly lose interest in a slide show full of floors, ceilings and bare walls. Sellers or their real estate agents send pictures of the empty rooms — a 2- or 3-megapixel camera is all you need — to a virtual stager, who sends back images of the same rooms, tastefully furnished, for use online and in marketing materials.
Ethical stagers won’t alter the color of floors or walls, improve the view, change light fixtures or fix imperfections. Nor will they work from photos of furnished rooms because they don’t know what lurks under the existing rug or behind the real-life sofa. Still, for buyers, it goes without saying that there’s no substitute for an in-person tour.
Virtually Staging Properties, in Atlanta, charges $225 for three virtually staged photos, $280 for four and $325 for five. Send in a high-quality photo (at least 5 megapixels) and for $50 you can get an 8-by-11-inch paper enlargement to mount on the wall so that open-house visitors can see an empty room’s potential.
Virtual Staging Solutions, in Cranford, N.J., recently offered three virtually staged photos for $197.
Pay for a plan, do the labor yourself. Many stagers work as consultants, touring your house and offering suggestions on how best to present it. Barb Schwarz, a longtime home stager and founder of the International Association of Home Staging Professionals, says the average fee for a consultation is $350 and often involves a tour of the property that lasts two hours or longer, photos and a 30- to 50-page report.
No Vacancy in Atlanta, Virtually Staging Properties’ sister company, charges $250 for a three- to four-hour consultation split over two days — the first to give you ideas and the second a couple of weeks later to suggest finishing touches. In Minneapolis, Lori Matzke, founder of Center Stage Home, charges $250 for a 90-minute walk-through. Customers are in charge of taking notes, so she encourages them to follow along with a video camera.
When working with a consultant, you do the cleaning, the decluttering and the trips to the dump, or rental of storage space. Load up an 8-by-8-by-12-foot or 8-by-8-by-16-foot portable storage unit from PODs, which will deliver the unit to your driveway for $75, transport it to a secure storage facility for another $75 and charge you a monthly storage fee of around $150, depending on where you live, the time of year and other factors.
Among the accoutrements of home you’ll need to jettison or stow: family photos, magazines, toys, cosmetics and other grooming supplies in the bathroom, and countertop appliances and cutting boards in the kitchen. “Pretend you’re camping,” says Schwarz. Leave only necessities, and store them in cabinets.
Reader Comments (19)
Posted by: Bluejay at 10/11/2009 05:03:23 PM
Staging has become, practically overnight, a bit of a rip-off. It used to be that professional realtors were able to give this basic advice without having to turn to a "stager". I agree that most homeowners, with a bit of help from an agent, can do most of this themselves. It's hard enough to sell a home without having to pay out these absurd sums for common sense.
Posted by: pat at 10/12/2009 02:32:31 AM
As a professional stager I disagree that a realtor can help you with the common sense advice. Many are afraid to discuss the ugly issues of unkempt homes with sellers. A stager is a neutral party to the sale of the home and provides valuable tips that could save the homeowner money in the end. Let the realtors do what they do best, and heed the advice of a stager, whether for a consultation or full service home staging to help sell your house faster. I've seen enough ugly, stinky, dirty houses for sale to know common sense isn't so common.
Posted by: John at 10/12/2009 03:02:41 AM
I agree with Bluejay. Just another so called "necessity" brought on by useless HGTV shows that make you feel as though an individual is a clueless moron. Take your cues from savvy realtors, a few TV shows, and you can do this yourself.
Posted by: BayHomeStager at 10/12/2009 09:35:27 AM
WOW Bluejay, I'm so sorry to hear your bitterness toward Home Stagers. We are not all the same!! It is true that the Home Staging Industry has grown rapidly over the last three years, with that attention we have attracted many individuals that do want to make a quick buck. There are those that see it as a "hot" item, the latest "thing"! Many are hanging out a shingle as a Stager without any formal training or expertise. Not all of us are thus!! Myself & thousands of ASP/ASPM Professional Home Stagers across the US and beyond take our profession seriously and want to help sellers & Realtors SELL. Home Staging is changing lives and making the lives of sellers better every day by shortening time on the market. The true definition of Home Staging is "Preparing a Home for Sale, within the sellers time frame & budget, in order to it sells faster and for more money. ", according to Barb Schwarz, The Creator of Home Staging®, CEO of www.StagedHomes.com In my business the former is kept in mind. I too see everyday "stagers" forget that part. Sellers are first!! With all this said, over & over my Realtors tell me, "I told Mrs Seller to do the same thing and they did not listen. I'm grateful that you were here to tell them the same thing and that they listened." Sellers often need a 3rd party to tell them the truth about preparing their home for sale, PROFESSIONAL Home Stagers are the ticket. We know how to prepare homes, tell the truth without offense and have the services available to achieve as much or as little as the seller is able to do. The "Staging Stats" (kept by ASP's & StagedHomes.com) demonstrate the measurable value of ASP Home Staging and the huge difference it makes. "Professional Home Staging is Always Less than your Next Price Reductio." Barb Schwarz
Posted by: Octavia at 10/12/2009 01:02:01 PM
TO EACH ITS OWN! Home Staging is a service that wise real estate agents & homeowners use for a number of reasons. If an agent knows enough about the fundamentals of staging then they should defintely provide that service to their clients. If not, they should utilize the services of a professional homestager. Similar to hiring a real estage agent.... Homeowners can sell their homes on their own (For Sale by Owner) but if they don't know enough about the fundamentals of selling a home, they should utilize the services of a real estate agent. Lastly, if home staging was "common sense", the industry would not be flourishing.
Posted by: in interiors at 10/12/2009 01:44:50 PM
It may seem that way, but unfortunately most people can't see there own clutter or problems. Many have lived in the house so long that what any buyer would see doesn't bother them any more. Staging gives you a fresh pair of eyes and the right stager will give you great solution without charging an arm and a leg to do it. Most people are buying back their home every month for much more than a stager would cost them. As a former real estate agent, sellers will hear your suggestions but many do not take heed. That is why a stager is necessary for a quick sale. At least a consultation could help if the sellers are willing to do the work themselves.
Posted by: jenmus at 10/12/2009 07:35:57 PM
I disagree with Bluejay... I used a staging firm to furnish my vacant home (that had previously been listed for over three months) and it sold the next week. I hardly think the sum I paid (which was inline with what the article outlined) was a waste of money. I only wish I had done it sooner and saved three months of mortgage payments on a vacant home.
Posted by: andy capelluto at 10/12/2009 09:02:46 PM
Bluejay - I could just hug you - this is exactly what the power of staging is all about, empowering the REAgent to guide the seller through the process...A little more realistic given the current economy :-)
Posted by: A. Stone at 10/12/2009 11:44:21 PM
This article seems like a paid plug by these home staging companies. I recently sold my house to the first potential buyer who walked through the door. The house was priced to sell, but not much under the market value, but it was literally on the MLS for an hour before we got our first offer. The keys are to declutter and remove furniture, clean out closets so buyers can see all the way to the back, make sure flooring is cleaned or replaced if too dirty, and ensure the front of the house makes buyers want to peek inside. A good realtor will tell you their suggestions. But as far as paying a stager for advice or items, forget that! Take that money and say you will pay $500 towards the buyers closing costs instead.
Posted by: Jan Whitlow at 10/13/2009 07:40:45 AM
Bluejay! Please realize that not all Home Stagers are created equal! In the current economic times, no it's not enough for a Realtor to show up with a trunk full of accessories and some air freshener. Buyers are savvy and expect more. Professional Home Stagers are prepared to make listings POP and make lasting impressions on all potential buyers. Now every home leaves some sort of impression ... Realtors, ask yourselves, What sort of impression do you want to leave?" BTW - ASP Staged Homes sell 94% faster then non ASP Staged Homes!As far as cost I agree that because Home Staging is hot at the moment there are individuals in the profession to make a fast buck without a clue about what they are doing. They will not last. According to Barb Schwarz, "The Creator of Home Staging®, "Home Staging is preparing a home for sale, within the sellers time frame & budget in order to sell it faster & for more money." NOTE - the middle portion - within the sellers time frame & budget. That is key. A professional Home Stager will use creativity to Stage for sale on any budget in any house! P.S. Staging a home for sale is not "common sense" for every seller or agent ... give us that!
Posted by: Ginger Pugliese at 10/13/2009 07:56:37 AM
If most of the homeowners 'could' do this, then a large portion of the pictures out on REALTOR.com and other real estate sites would not look as bad as they currently do. It's hard to sell a home for the top dollar when the most attractive features seems to be the original kitchen and shag carpeting.
Posted by: Ridiculous at 10/13/2009 10:33:43 AM
This is part of the realtors job...that is why they get a commission. I agree with Bluejay, use some common sense and take your realtors advice. When showing your house always have a pot of coffee brewing...
Posted by: Jennie Norris at 10/13/2009 09:31:57 PM
If getting a house sold only required putting out coffee or baking bread then we'd all be getting the best price for our houses. Those are trite showing techniques to make a home "smell homey" but that is NOT Staging! Just as it's wrong to assume all Home Stagers are cut from the same cloth, it's wrong to assume that all Realtors "know what to do" to prepare a house for sale. My experience is that msn Realtors don't want to get into the "tough messages" and tell a Seller what they really need to hear about their house. Some Realtors are lazy- and will put anything on the market. If you don't believe me, just look online. The proof is in the terrible photos of houses that are for sale. My question is "Shouldn't realtors know better?" And the reality is - many of them do know they should do something - they just cannot get their sellers on board...Bluejay and everone else that just assumes that Staging is so "easy" - THAT is the REAL issue. The knowing WHAT to do is Key - but the real issue is getting the Sellers to make the changes. Therein lies the true dilemma for any Realtor, and why a professional Home Stager that has been trained to handle clients, knows how to couch concerns and not criticize is worth every penny. And fortunately, Sellers are smart enough to know that maybe the DON'T know what needs to be done and are more than happy to pay for an EXPERT to help them. A few hundred dollars to ensure they house looks its best is a wise investment. Telling them they don't have to do anything or just put out coffee and your house will sell is ludicrous. Realtors that dis Home Staging - if we took the same approach to your profession, we'd be endorsing and supporting all those that just believe they can sell a house on their own - and who needs a professional Realtor? The fact is, Realtors bring great value to the sale, and provide valued services, just like professional Stagers. So before we go about tearing down people that are in business to HELP other people, we need to remember that we are all in this together. Our mutual goals are to help a Seller get their house SOLD - and it is done with kindness, creativity, and with ideas that they cannot conceive on their own, and don't have the time or desire to try to figure out....
Posted by: S Watwood at 10/14/2009 02:57:56 PM
Staging, virtual or actual, is a very important tool. Some MLS systems do not allow for alterations to photos used on them, such as the one I belong to. Check with your Realtor or MLS provider prior to making the commitment to use altered photos.
Posted by: KBell at 10/14/2009 08:10:37 PM
Any form of staging whether it be traditional home staging or with my company's new patent pending virtual staging service -all are great marketing tools in today's market to get a vacant home sold faster and for closer to a seller's asking price! For those who are just now hearing about virtual staging, Virtually Staging Properties does not alter any of the vacant photographs realtors and sellers send us. We simply stage the photos with only furnishings and decor so your pictures look attention getting to those 87% of buyers who are viewing homes on the internet. Realtors nationwide can read all about this fabulous new marketing tool in this month's Realtor magazine on page 14. Drive buyer traffic to your vacant listings and get them sold with staging!
Posted by: Jeannewe at 10/15/2009 08:24:35 AM
Home staging is truly both a trained art and science. Perhaps the realtors who feel this service is "ridiculous" are working in a marketplace that staging isn't being used in very much, or have had a bad experience with an untrained staging professional....If that is the case, you are in for a real treat when it hits your market. First, it puts money directly in your pockets. Your listings will sell more quickly, which means less marketing costs. It may also mean that it sells before you have to reduce the price, and therefore you will receive more commission dollars. And most important! You saved your seller money because they had lower holding costs, because their house sold faster, and you are their hero! How can any of this be bad? I am an Accredited Staging Professional Master, (ASPM®). The realtors I work with are busy doing their jobs of marketing their properties. They don't have time to Stage. They form their professional teams which include the inspectors,the bankers, the lawyers, others I'm sure, and me...We, as the professional team, work together with the Seller, all with the goal in mind to make the process a successful and pleasant experience...home staging is a vital component to their marketing plan. Not only that, they recognize the fact that Staging is very hard work, and so much more than packing, decluttering, and "fluffing" as I've even heard it called. The fact is that 90% of people cannot envision how a space should look. They can only see how it is. This includes Realtors, Sellers, Buyers. My goal is to teach the Buyer how to use the space. This helps them envision themselves living there. It takes time, lots of physical labor, psychology, economics, talent, training. The only time I will use my cookie baking talent is when I co-host a caravan with my Realtor. This partnership between me, my Realtor, and the Seller......its a winning combination all around.
Posted by: Stacey Gibson at 10/15/2009 12:15:49 PM
Great article regarding staging®! The article shares approximate dollar amounts involved in staging a property which helps sellers everywhere see that staging® is an affordable investment in their largest asset - the equity in their property! Currently there have been half a dozen of my staged listings receiving multiple offers during the first days of being listed on MLS. Yes, in this market. Staging addresses any concerns that buyers may have and removes objections while showcasing the property and identifying spaces. Happy clients [sellers, agents, buyers? YES! Due to Staging®? YES!
Posted by: KW at 10/18/2009 02:30:50 PM
I intensely dislike looking at staged houses. When I look at a property for sale, I want to see it completely bare. Staging makes me wonder "What are they hiding?" or "What do they not want me to see?" :-p If I want to see staged rooms, I'll go to IKEA.
Posted by: Cecilia at 12/11/2009 08:24:20 AM
Like anything, there is a happy medium. Some sellers have really bad taste and it takes a professional opinion to convince them to make their house more appealing. One does not have to go overboard with a professional stager and put on a complete show! I am interested in this profession because I did some work on my own when I sold my last apartment and it went for a better price than similar ones.