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Staging in a Seller's Market
Homeowners feel so confident in their ability to sell quickly, many are skipping the staging in favor of getting their home on the market more quickly, knowing that the home will sell regardless of what it looks like. Sure, but…
The decision to skip staging leaves the homeowner’s equity in the hands of the buyer, not the seller.
If you are paying attention to real estate in 2021, you know that the market is HOT HOT HOT! Homeowners all over the country are taking advantage of the current seller’s market and taking the equity out of their homes to move up, move away, downsize or build their dream home.
Homeowners feel so confident in their ability to sell quickly, many are skipping the staging in favor of getting their home on the market more quickly, knowing that the home will sell regardless of what it looks like. Sure, but…
The decision to skip staging leaves the homeowner’s equity in the hands of the buyer, not the seller.
Home Staging is not about the sellers.
Home Staging is about appealing to the buyers.
In a hot real estate market, buyers are moving quickly, acting on first impressions and emotions, even making offers on homes without ever seeing the home in person. Homeowners can use this to their own advantage, maximizing the equity in their homes by creating urgency among buyers who want the perfect, move-in ready home. This is true in any real estate market, but especially in a seller’s market.
Real Estate marketing begins online, where buyers eagerly look for new listings each day, trying to be the first buyer to see the house and the first buyer to make an offer. Home Staging creates the emotion, the urgency and the willingness to offer top dollar to the seller ASAP.
In a seller’s market with little inventory to choose from, every home will sell. Which homes will sell for the most money? It isn’t always the one with the best location, the best lot or the most square footage. It usually is the one that appeals to the most buyers.
In our signature service, the Staging Consultation, the advice we give our sellers is tailored to their home, budget, time frame and list price. In some market conditions, locations or price points, certain recommendations change but the goal is the same. The return on investment in staging is more than 100%, often much more, since most advice is free or very low cost.
When working with sellers who will live in the house during marketing (Occupied Homes) we tailor recommendations around the seller’s existing furnishings and décor. Investments in updates and repairs are just that, an investment. The return is equal or better on closing day, giving the seller ALL the equity to move up, move away, downsize or build their dream home!
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Staging for MLS Photos
There are strategies in order to prepare specifically for the photographs as opposed to the Showing Appointments. Remember here that the MLS photos ARE the first showing, since we know that buyers are shopping online before they ever walk in the front door.
When I meet with a seller to discuss recommendations for staging their home and preparing for marketing, we cover a lot of territory. Curb appeal, furniture, art, accessory placement, colors and lighting, prepacking and organizing, strategies for living in a staged home and it goes on. Every single detail from the color of the walls to where the sofa goes and how to fold the towels builds a story for the potential buyer. This is the home they want to buy. This is the home they love.
MLS Photography
MLS Photographs are just one detail we discuss at the Staging Consultation appointment. There are strategies in order to prepare specifically for the photographs as opposed to the Showing Appointments. Remember here that the MLS photos ARE the first showing, since we know that buyers are shopping online before they ever walk in the front door. They are armed with a lot of information that isn’t in the MLS including how much you paid for the home, how much the neighbors paid, what are the nearby and included amenities and conveniences as well as the good and bad about your lot and location. You gotta’ WOW them to get them in the door!
Cameras capture what they see
Photographers will capture what they see, some better than others, but rarely do they adjust the seller’s personal belongings. This is where seller preparations are key to good photographs.
Photo Reminders
These reminders are things I tell all my clients:
Park all the cars away from the house; you don’t want them in the photos.
Put away toys, tools, trash cans, hoses and yard debris outside. The exterior shot of the house is your dating “profile” and if buyers don’t like what they see, they will keep clicking.
Set all the blinds to horizontal in order to let as much natural light into the room as possible. For particularly dark rooms, open the blinds to the top.
Turn on lights throughout the house, including lamps. Turn off the ceiling fans so buyers can see the fixtures in the photos.
Pick up ALL the throw rugs. If you really want those rugs for showings, fine, but they just create visual noise in the photos.
All evidence of your pets has got to go. No cat trees, water bowls or leashes hanging by the garage. You love Fido, but he doesn’t come with the house.
The kitchen is all about the counters, cabinets and appliances so clear off the top and sides of the fridge, everything above the cabinets, cleaning supplies, Sally’s artwork, the family electronics and your collection of counter appliances. One appliance, some decorative canisters or cookbook, a bowl of fruit and a fresh green plant are all you need to make the kitchen feel like home.
Put the toilet seats down, folks. And pack up the Squatty Potty for marketing.
Clear off that vanity and leave it empty or select a simple centerpiece. Chose flowers, candles, folded towels and decorative soaps.
Store all personal care items including soaps and tissues, even in the powder room. These can be out for showings, but your standard soap pump distracts from photos.
Glass showers and open shower curtains should reveal clean and EMPTY showers. Don’t feature your brand of shampoo on MLS, please.
Prop and fluff the pillows, fold the throw neatly on the sofa and make that living room look like a place the buyer will be excited to entertain in.
Triple fold those towels neatly and don’t leave the bars empty. When in doubt, use matching fluffy white towels or a neutral shade.
The bed is the focal point of the bedrooms, so make the bed with fresh, neutral bedding. Tuck in the sheets, even up the comforter, use the matching shams and make sure the camera can’t see what’s under the bed.
Staging is more than the MLS Photos
There is more to the photos that these tips, but OH how I wish every seller remembered these things. Staging is more than a Photo Prep and preparing for photos is more than this check list. After all the hard work of preparing your house and staging it, certain details just go unnoticed when it is your daily environment.
UpStaging Designs is available for a Photo Styling and Showing Prep service either in person or via video chat in order to ensure those online photos get buyers running to the door for a second showing, in person.
Staging the Bathrooms
I’ve actually spoken to folks over the years who only want to purchase a brand new home because they ONLY want a brand new bathroom! When you give it some thought, I can see why people are concerned, freaked out, grossed out and otherwise turned off by other people’s bathrooms…
I’ve actually spoken to folks over the years who only want to purchase a brand new home because they ONLY want a brand new bathroom! When you give it some thought, I can see why people are concerned, freaked out, grossed out and otherwise turned off by other people’s bathrooms! Bathrooms are germ-y spaces that can get mold, mildew, germs and stains pretty quickly. When I was a kid, my mother insisted on a weekly scrub and so it never got out of control. I’ll admit that it doesn’t happen that often in my house like it should.
So, when selling an occupied home, the bathroom staging should always start with a deep cleaning!
Grout Cleaning
With all we’ve advanced in technology, you’d think we could come up with a tile grout that doesn’t stain, right? Even if we did, that won’t fix the grout from 1992.
Start with a deep cleaning on the grout. Old fashioned elbow grease might do it. If you need a little more muscle, I’ve had success with Rejuvenate Grout Deep Cleaner to clean up that grout. As an aside, try their hardwood floor products as well!
When all else fails, there are professional cleaning options from some carpet cleaning companies. Check out what is available in your area.
When cleaning water spots and calcium build up, I rely on my one of my favorite bathroom cleaning tricks. Put a 50/50 mixture of white vinegar and Dawn dish detergent in a spray bottle and shake. I’m not sure if detergent brand matters, but Dawn sure has made a name for themselves. Am I right?
If you’ve never tried Norwex products, hit up your Facebook friends. I’m sure you have one that will sell you some of their great cleaning products. I use their microfiber cloths with water for most household cleaning. For tougher jobs, the enzyme based cleaners eat up the bad stuff and leave you cleaner than you’d believe! My favorite stain remover is the Norwex Cleaning Paste. They call it “miracle in a jar” for a reason.
Like I said, a properly staged bathroom is a clean bathroom.
Next up is condition. If the bathroom has never been painted, be sure to give it a fresh coat of satin finish paint in a color that works with the existing finishes on the floor, counters, tile and cabinetry. Ask for professional assistance in color selections!
Speaking of cabinetry, those bathroom cabinets can take some abuse! Water, water everywhere! If the painted cabinets need a fresh coat of paint, now is the time to take care of that project. See below….
Water can ruin the finish on your wood cabinets as well, and the fix isn’t a can of paint. Be sure to clean them with a lemon oil cleaner or scratch cover product to give them some new life to them for the new owners.
Get your wood cabinets in great
condition before selling
Cabinet painting
If it looks like you need a do-over on your bathroom cabinets, give this all-in-one product a go for almost new cabinets!
Now for the fun stuff
Once your bathroom is clean and fresh, you’ll want to create a bathroom the buyers want to use and enjoy. Stage the bathrooms so they feel like a spa, a retreat or at least a fun place to brush your teeth. Most bathrooms are not a Pinterest worthy designed space that needs nothing extra to make it feel special. If your bathroom is like most, a few decor items, fluffy towels and art will help make your bathroom feel special. And distract from the porcelain throne.
Declutter the cabinets and linen closet
Start with a major decluttering project of old makeup and medicines and pare down to the items you’ll use during marketing. Clear off the vanity of all the personal items and stage with a centerpiece. Flowers, plants, decor or even nicely folded towels and decorative soaps. Use new, fluffy white towels, baskets for the toilet paper and some neutral art to add color and make the space feel special.
Below are some of my favorite items to recommend sellers purchase for staging to sell, but you may really enjoy them for staging to live as well! Go ahead and enjoy your bathroom!
Favorite bathroom finds for staging
Should Realtors stage their own listings?
Most Realtors have some understanding of staging and agree that staging helps sell homes, so at some level, they implement “staging” into their seller’s marketing plan. Many Realtors believe that they have the information and understanding they need to properly advise their sellers on how to prepare their homes for marketing. Declutter, pre-pack, clear the surfaces, paint the walls neutral, make the beds and hang fresh towels. Done?
Most Realtors have some understanding of staging and agree that staging helps sell homes, so at some level, they implement “staging” into their seller’s marketing plan. Many Realtors believe that they have the information and understanding they need to properly advise their sellers on how to prepare their homes for marketing. Declutter, pre-pack, clear the surfaces, paint the walls neutral, make the beds and hang fresh towels. Done?
If that is all that sellers need to know, why do stagers like me exist? Why do the most successful Realtors utilize professional staging as part of their seller marketing plan?
As an Occupied Consultation Specialist, I primarily advise sellers who will live in their homes while it is marketed. The industry calls that “Occupied Staging” and many Realtors are handling that portion of the marketing themselves. Staging a vacant home with furniture is a different beast and for many Realtors, that is the only time they call a professional stager.
There are several the reasons why I believe Realtors should not give staging advice to their seller clients. Before I mention them, let’s clear up what staging actually is!
What is Home Staging?
Staging is a systematic methodology in which knowledge of real estate, home renovations and design principles are applied to attract a buyer. The key here is that staging is a system and in order to best present a home for sale through MLS photographs and showings, sellers should do more than a mother-in-law tidy.
If the seller pre-packs and tidies the home, they have achieved a tidy home that is partially packed, but they have not implemented a strategic staging plan. Key elements are always missed.
What is a Realtor’s fiduciary duty?
That said, some Realtors do a good job advising their seller clients and successfully sell homes without investing in staging. I have to ask…
· What if those sellers could have had a better presentation? If so,
· Did the realtor leave money on the table for their client? If so,
· Has the Realtor done their fiduciary duty?
I should note here that I am a licensed Realtor. When I began my career in real estate, I worked for a seasoned agent with very effective systems in place. I learned a ton! She sold about 70 homes per year without a team. As her full time assistant, I helped in almost every area of her business except two; lead generation and contract negotiations.
A Realtor’s Expertise
Realtors handle many details in each transaction and no two are the same, but no transaction exists unless the Realtor gets the client and eventually gets to the closing table. When working with seller clients, getting from start to finish hinges on successfully marketing homes.
A Stager’s Expertise
The question here is, should Realtors stage their own listings? Here’s why not:
1. A Realtor’s two primary responsibilities are getting new clients and negotiating contracts. Any time spent doing any of the other hundred things that Realtors do is time spent away from those responsibilities.
2. Realtors refer professionals all the time: attorneys, inspectors, appraisers, engineers, accountants and trades such as painters, electricians, plumbers and repair contractors. Those people are experts in their fields, just like stagers. And photographers. Realtors should not take their own MLS photos either!
3. Realtors work with their clients over an extended period, requiring good repour and trust. Telling a seller that their dog is stinky or the paint colors they chose are too personal can strain the relationship.
4. Sellers need to be told negative feedback about their homes PRIOR TO LISTING in a constructive and empowering way so they are moved to make the changes that are in their own best interest. A professional stager not only has the vocabulary but also the authority to deliver the information.
5. An effective staging plan created with an understanding of the principles of design and marketing photographs helps buyers see the value of the fixed elements of the home.
I mentioned that I am also a licensed Realtor. I am experienced, professional and do an excellent job for the real estate clients I work with, but I am an expert, full time stager. My passion lies in my area of expertise. When I sell real estate, it’s usually to represent myself in an investment opportunity or help a family member. I do not work at lead generation and generally refer folks to one of the excellent, full-service Realtors I work with. Depending on needs, personality and location, I can recommend some fantastic agents – ask me if you have a need!
In this current, low inventory seller’s market, staging is still vitally important in order to maximize equity and sell quickly. Realtors with a passion for their craft value professional staging as part of an effective marketing strategy for their clients!
Top 10 Reasons to hire a stager
Top 10 reasons why you should hire not just any stager, but this stager.
UpStaging Designs
Top 10 reasons why you should hire not just any stager, but this stager. UPSTAGING DESIGNS
Brokerage Experience:
I began my career in real estate as an assistant to an independent agent closing $20 million in sales per year before working independently. My experience as a real estate agent gives me a deep understanding of what buyers look for when they walk into a home as well as what a realtor’s needs are.
Licensed with Membership Rights:
Realtor association membership, MLS access and a broker license gives UpStaging Designs access to the same information and lockbox access as listing agents. Realtors and their clients know that I am held to the same ethical standards as all members of NAR.
Book Online:
Agents can book Staging Consultations and all other services online, getting the process started as soon as the listing is signed with no need to wait for a call back to find out when I am available.
Seller Resources:
Each seller receives an UpStaging Designs Client Service Packet including staging statistics, best practices, tips for photography and showings, vendor recommendations and resources for additional services they may need.
Expert Training:
Continuing education is important in every field. In addition to keeping up to date in real estate, I’ve continued my education with additional training as a Master Accredited Staging Professional, Color Expert, Staging Design Professional and Occupied Consultation Specialist. I am also an active Board Member for the local Real Estate Staging Association chapter meeting regularly to network and learn.
Track Record:
I’ve worked with hundreds of realtors and thousands of homeowners to get homes sold. Each price point, home and seller is unique and the opportunity to work with each one is a privilege.
Tips & Tricks:
As an experienced house flipper, investment property owner and a DIY homeowner myself, I have the know-how to help sellers maximize their investment of updates and repairs with cost effective solutions that have an impact on buyers.
Technology in Action:
Each seller receives an action item checklist to work with after the consultation. Hand written staging notes are converted to a typed written document in real time, getting those recommendations into the hands of agents and sellers quickly.
Accessories Warehouse:
UpStaging Designs maintains a warehouse of art and accessories to stage vacant listings, even on short notice, giving personality, style and color to listing photos.
Why:
My personal why is wrapped up in your success! When you hire UpStaging Designs, my number one goal is to help my agent partners, their clients and the homes they sell stand out among the competition.
Contemporary Mountain Home
At the start of the corona virus lock-down, I was contacted by a seller in Asheville, NC about getting assistance with staging their home. They had decided to put the house on the market, hired a painter and needed help ASAP
Remote Staging
At the start of the corona virus lock-down, I was contacted by a seller in Asheville, NC about getting assistance with staging their home. They had decided to put the house on the market, hired a painter and needed help ASAP to choose colors, design a staging plan and make some strategic decisions on how to spend their staging budget.
Although Asheville is only a few hours drive, a pandemic as well as a recent decision to begin offering virtual staging consultations motivated us to get started right away with a FaceTime call. The sellers had purchased their 1992 contemporary ranch home 3 years earlier and had already invested in renovating the kitchen and master bath, as well as some interior painting. The home was neglected and dated when they purchased, but they loved the location and views overlooking the mountains.
The painters were scheduled to arrive the day after our meeting to start interior painting, but the exterior of the home needed to be painted as well, so colors had to be chosen first.
Sherwin Williams Iron Ore and Tricorn Black
Sherwin Williams Exuberant Pink with the Fairy Garden down left!
Paint Selections
The wood exterior siding was a dark blue, chipped and faded, so we decided to keep the drama of the dark paint and went with Sherwin Williams Iron Ore on the siding and Tricorn Black for the trim. The front door stood out with a semi-gloss finish in Tricorn Black. The seller went rogue on her own and chose Exuberant Pink for her side door out to the back patio and fairy garden. I love what she chose and can’t wait to find another home to use this gorgeous pop of color!
Inside, the walls and some trim were already painted Benjamin Moore White Dove. The contrasting finish of semi-gloss on the trim and satin on the walls was just enough, making the white backdrop perfect for the colors of their furnishings and art.
To Paint the Trim or Not
The trim throughout the house was originally natural wood. During the renovations, some of it had been painted White Dove. A decision needed to be made about whether or not to paint all the trim, some or leave the mismatched trim. In some small areas like the foyer and bedroom halls, the trim was busy making the areas seem small, but in the open living space overlooking the mountains, the trim acted as a picture frame for the beautiful scenery.
Just WOW. Leaving the wood trim here helped frame the gorgeous view.
We decided to leave some of the trim natural so that the best feature of the home, the view, was the star of the show. In the foyer, the bedrooms and darker areas of the basement, the trim was given a fresh coat of White Dove, giving those important areas and updated, fresh and bright look. While it doesn’t match throughout the house, the strategic use of paint gives each area a cohesive look.
Staging a Tricky Area
One area the seller had always struggled with was side by side seating areas next to the kitchen. One area had a step down with low built-in shelving, while the other was used for TV watching, so it naturally had the most furniture arranged for TV viewing with the family pets. By separating the sofas, using some brightly colored chairs at the divide and removing some of the smaller pieces of furniture, they created two wonderful seating areas, including a spot to watch TV comfortably. Rearranging the lamps brought balance and pre-packing all the personal family items created two gorgeous areas the buyers could imagine living in and enjoying the view.
The dining area was already gorgeous with a dark, dreamy Benjamin Moore Galapagos Turquoise and antique furniture. Family photos were replaced with art and the 2005 edition of the chandelier was replaced with a modern sphere fixture. The result is an eclectic mix of old and new, perfect for family and friends to gather.
Benjamin Moore Galapagos Turquoise paired with the collected pieces over time.
Other gorgeous colors included Sherwin Williams Sea Salt in the family baths, Benjamin Moore Gray Owl in the guest room and Smoke in the children’s rooms.
Staging Secondary Spaces
Throughout the house, we strategically staged bedrooms, the office, pandemic inspired workspaces for high schoolers and storage rooms. Closets, built-ins and outdoor living were considered. The kitchen, already renovated, required a bit of pre-packing and depersonalizing but was otherwise beautiful. The seller added fresh spring flowers and greenery as well as a layered welcome mat at the entry. New outdoor pillows at the fire pit outside completed a special staging touch to each area.
An earlier renovation was to update the cabinets with paint, hardware, new backsplash, counters and stainless steel appliances.
Staging Success
The result was a gorgeous 4200 square foot mountainside family home that appraised 36% higher than the original purchase price just 3 years earlier. It sold in just 6 days in the middle of a pandemic to a lucky family relocating from the mid-west. This is one that I’m especially proud of, not just for myself – I loved helping – but I’m proud of and so pleased for the sellers who followed instructions, worked hard to prepare their home and in the end maximized their investment and sold for more than they had hoped.
One of the last renovations was to replace the spindles.
Three Ps of Real Estate Sales
Realtors know that ultimately price drives everything for home buyers in any real estate market. Buyers compare and contrast location, features, condition and price and make a buying decision when they believe they have found the best value among all the available homes.
Pricing Drives Real Estate
Realtors know that ultimately price drives everything for home buyers in any real estate market. Buyers compare and contrast location, features, condition and price and make a buying decision when they believe they have found the best value among all the available homes.
Realtors also know that price eventually overcomes every obstacle when marketing and selling a home. There is a buyer for every home, but sometime the price must be lowered to find the buyer willing to accept whatever challenges that home has. On the other hand, sellers want the highest price they can get for their home though, so that’s where the other two Ps come into play. How do you use marketing to maximize the price of your home when you go to sell it?
What are the three things a Seller and Realtor can control? What are the 3 Ps?
Price. Presentation. Promotion.
There is no control over supply and demand, market conditions, interest rates, weather, or the the 3 Ls - location, lot and layout. When it is time to sell your home, the best marketing strategy is to make the most of your particular property and whatever the current market conditions are, and then price your home to sell based on all other conditions. That is where the expertise of a professional stager is a realtor’s best marketing tool to reach the highest sales price.
The importance of “presentation” cannot be underestimated when selling a home. Even the most desirable properties, locations and price points can benefit from staging in order to create the highest demand and therefore the highest sales price. Presentation starts with staging and ends with professional photography giving the best impression online and at buyer showings and open houses.
Occupied Staging
Staging a home prior to marketing ensures that every dollar of equity is maximized and the home is sold at its highest potential value. While the “model home” look can be achieved by removing all the seller’s personal belongings and then staging with brand new, contemporary furniture, art and accessories, the expense is not always practical for sellers. The alternative is to work towards a model home look with the seller’s existing belongings. Occupied staging is for sellers who will “occupy” the house during marketing.
UpStaging Designs assists Sellers and Realtors with Staging Consultations both in-person and virtually via video chat (thank you Covid-19) to instruct and create a plan for how to best present a home’s features and at its highest value using the seller’s existing furniture and belongings. Using proven staging strategies, not decorating, sellers are able to create that model home look on their own. A follow up Photo Styling and Showing Prep appointment ensures that no detail is missed for those MLS photos. Schedule online at www.upstagingdesigns.com
Staging with Paint
Paint color is a personal thing. Some folks care, some never think about it. Some are completely confounded with the idea of selection. Some, right or wrong, are certain they can choose the right color for themselves or for when it’s time to sell the house.
Staging Paint Colors
Paint color is a personal thing. Some folks care, some never think about it. Some are completely confounded with the idea of selection. Some, right or wrong, are certain they can choose the right color for themselves or for when it’s time to sell the house.
The reason color education exists is because most people only pick the right color by accident and very often, they don’t make the best choice, especially when painting prior to selling their home.
When selecting paint to live in the home, go crazy! Paint the kitchen purple if that makes cooking more fun, but know that when it comes time to sell, you will need to paint. But even when you go with purple, selecting the right one is key to really enjoying the wall color and having it work cohesively in your home.
I’m here to talk about selling though.
White Paint
White is not white, and most homes should not have white walls. A lack of color is cold, so the architecture and or décor must support walls that are truly white.Trim and cabinetry are areas that often need a coat (or two) of white paint when it comes time to sell. Selecting the best white is key. Oh my…before spending thousands on painting your cabinetry or trim, be sure you select the right white!
These choices go from mostly white to beige here and some work for walls, some for trim and cabinetry. When selecting, be sure to consider the other white elements in the house such as trim, cabinetry, flooring, counters and furnishings. If the paint is close, but not quite, the entire room can feel disconnected.
Beige Paint
Realtor beige is a thing, but not every beige is the right one. Some are more versatile than others, so here we go.
I can’t tell you how many times I’ve heard a Realtor tell a seller say that Agreeable Gray is the best color to paint the house. Have you seen it up against a pink toned stacked fireplace? Cherry cabinetry? These elements change the way a color feels and can be difficult to balance. Cool gray + yellow oak floors can be a disaster. I’ve seen it.
That said, I have Agreeable Gray all over my own house!
Gray might be in, but it might be going out of style. What is best for selling, is best for that particular home. Trendy is important but cannot be how all selections are made. Consider the other elements, lighting and furnishings before choosing the best version of gray / greige / beige for your home. Here’s a few of my favorite choices, but you can see the subtle differences. Once those neutrals are splashed all over your wall, they are not so neutral anymore.
Paint with Color
What if you want some color on the walls? Soft blues and greens are the safest bet when you are selling. And, if you want to paint for yourself, with an eye for color that will be appropriate when it comes time to sell, consider these options.
Depending on your personal style, colors and décor, perhaps these are not the best choices and a color expert can help point you in the right direction. They tend to be safe, with wide appeal for buyers.
Curb Appeal
Last up, curb appeal. This is where you want to grab the buyer’s attention and draw them straight to your front door.
While many homes do not call for a fun, eye-catching front door, some do. Check out these fun options. When in doubt, Sherwin Williams Tricorn Black will do the trick.
Paint is money in a can
That’s what we say in staging.
Painting isn’t always the cheapest staging element because a good painter costs money. Unless you have a steady, patient hand and an eye for detail, don’t take on a paint job yourself. Stray paint on the ceiling and trim, instead of just the walls, can ruin the effort. Hire the pro.
Of all the recommendations made to sellers, fresh paint on the walls and trim are the most powerful elements to make a home feel clean, new and updated – all the things that buyers want.
Home Staging During a Pandemic
You may have noticed that times have changed. 2020 has not gone as planned. Just when the economy was blazing and the spring real estate market had shifted into high gear for those of us in the business, COVID-19 tore through the world and turned everything upside down.
Real Estate Staging during a Pandemic
You may have noticed that times have changed. 2020 has not gone as planned. Just when the economy was blazing and the spring real estate market had shifted into high gear for those of us in the business, COVID-19 tore through the world and turned everything upside down.
It is not lost on me that people are suffering with illness and death, fear, uncertainty and unemployment. Sensitive to these issues, the needs of my clients, Realtors and homeowners, remain and my business is to serve these clients. So, I’ve been creative, shifted and accommodated.
Virtual Staging Consultation
The primary tool I utilize to stage homes is an Occupied Staging Consultation. Meeting with sellers who will live in their home while it is for sale, I recommend ways to strategically edit, alter and update homes in order to best present the home in MLS photographs and for showings. When instructions are followed, sellers maximize the value of their home and Realtors are able to sell these listings quickly.
In 2020 and beyond, the utilization of technology to maximize time and minimize expenses will be the lasting shift to our business environment, including how real estate is marketed and sold. During the past 2 months, I’ve met sellers for staging consultations via video chat. It is safe, convenient, economical and extremely effective in creating a customized Staging Plan for the seller.
At a Virtual Staging Consultation, sellers connect with their mobile device while I connect via computer at my home office. With two screens operating, I use one to “see” into the seller’s home directing them to move around each room to visualize the space from multiple angles. I ask questions, give instructions and create a plan to present each room at its best for both the MLS photographs and for buyers walking through the home in the future. On my second screen, a checklist is created for the seller to be delivered post consultation via email. Sellers receive their customized Staging Plan, video chat recording, and a Seller Staging Packet within the hour.
A valuable add-on service I offer to sellers is the Photo Styling and Showing Prep service. It is a hands-on staging service that happens just prior to the photography appointment where each detail is examined. Furniture, art, accessories, window treatments, linens and bedding are adjusted and styled so that the seller gets magazine worthy photographs. This service can be achieved via video chat as well with willing and motivated sellers.
The future of home staging consultations
Is it the same as being physically in the home? No. It might be better though. Sellers generally cannot see their own home through the eyes of a buyer, but during this process, they become engaged in the process, answer questions, physically move things themselves and examine their home in a new way.
Virtual Staging Consultations and Photo Preps are not just a solution to a short-term (we hope) problem. The innovative use of technology will create new efficiencies and opportunities for those that embrace them.
Before / After Staging
In this before and after you can see how the sellers were using their dining room - an emergency pandemic office! Work from home was necessary, but for selling, it was important to show the buyers this formal dining space.
Dining Room After - Add a table and chairs!
Dining Room Before - Pandemic Office
Flipping a 1950s Ranch
Last week, my husband and I finished up another renovation project! It's not a "tiny house" but it is pretty small by most people’s standards. 2 Bedrooms, 1 Bath, Eat-in Kitchen and a Family Room = 816 Square Feet. Small house doesn't mean small project though. We purchased this 1959 home from another investor who started, but did not complete the project.
Renovation Complete!
Last week, my husband and I finished up another renovation project! It's not a "tiny house" but it is pretty small by most people’s standards. 2 Bedrooms, 1 Bath, Eat-in Kitchen and a Family Room = 816 Square Feet. Small house doesn't mean small project though. We purchased this 1959 home from another investor who started, but did not complete the project.
Systems Renovations
Closing was in late January and it was COLD. Really COLD! And this home had no HVAC system. First thing was first! After investigating all the options, my husband opted to stop using the propane tank outside and go with all electrical systems. New duct work and the new package unit HVAC was installed first.
New plumbing was run and connected to the brand new hot water heater. Where do you put a hot water heater in a tiny house, you ask? That was one big piece of the research. We’d hoped to put a tankless system on the house, but without natural gas, it would not work well. So, the tank went outside in the cold and it got its own little shed on the side of the house. And, all that water drains into the brand new SEPTIC TANK! What a fun way to spend money...but it's all stuff a homeowner needs! Of all the things this stager asks people to spend money on, it seems like the cosmetic is always my focus, but all these new systems made this house feel like brand new!
Cosmetic Renovations
The tiny bathroom got a tub insert with beautiful tile surround. The gray 12x24 tiles were laid subway style of a modern but simple look. A cute little vanity was installed to give function without taking up space.
After the electrical panel in the kitchen was relocated, we were able to create a great L-shaped work space and move the refrigerator from the other side of the room. Brand new white cabinets and granite-look laminate counters gave this kitchen an updated fresh look without breaking the bank.
New grouted vinyl tile floors were installed in the kitchen and bath giving the look of real tile without the expense of laying traditional tile. It’s a secret weapon of mine - a DIY option that looks expensive but isn’t! The hardwood floors were original and the best part of the home. They were sanded and stained a rich medium brown. No carpet in this home at all.
Last up was the decks. The front stoop was replaced with a small front porch and a back deck was built giving the new homeowner a great place to enjoy the 1+ acre lot. My husband demolished an old shed and emptied the other. We left a charming rope swing on one of the trees and decided it was ready for new owners.
Without any comparable homes, I was guessing on a value for this unique property. I asked a few other Realtors who were as stumped as me, so using all the experience and logic I could, I guessed. 3 full price offers later, we went under contract with a lucky guy hoping to enjoy the yard with his dogs. Appraisal came in $2000 above sales price and all our hard work had paid off for us and the lucky buyer!
Check out these photos!
DIY Staging
An Occupied Staging Consultation is a 2 hour appointment with a seller who will "stage" their home for marketing themselves as opposed to having a professional stager do the work on their behalf or move out and have staging furniture replace the seller's personal property.
Occupied Staging Consultation
An Occupied Staging Consultation is a 2 hour appointment with a seller who will "stage" their home for marketing themselves as opposed to having a professional stager do the work on their behalf or move out and have staging furniture replace the seller's personal property.
DIY Staging
These photos are a great example of a DIY Staging success! The sellers had purchased their home new, 30 years before. They were the first family in the neighborhood and had watched each home turn over to younger families over the years. It was finally time for them to move on from their empty nest.
The home was well cared for and they’d made a few updates over the years, but much of the home remained with original features. The goal was to spend as little as possible in cosmetic updates to get the home to look fantastic and attract a buyer.
The sellers carefully followed the staging instructions and spent just a little bit of money on bedding, towels and accessories. Wowza! The transformation is amazing and the result was exactly what they wanted. #UnderContract in just 4 days!
#UpStagingDesigns #UpSellingHomes #Staging #DIYStaging #RealEstate #DurhamNC
ITB Tear-down Renovation
A colleague and friend who's had some great success renovating and selling properties around the Triangle recently completed his biggest project yet! Formerly a 1500 square foot ranch, this 1953 home in the Raleigh neighborhood of Ridgewood is now nearly 4000 square foot two story home with 6 Bedrooms, 4 Baths and a basement. It is designed for entertaining and family life with gorgeous finishes and details.
A colleague and friend who's had some great success renovating and selling properties around the Triangle recently completed his biggest project yet! Formerly a 1500 square foot ranch, this 1953 home in the Raleigh neighborhood of Ridgewood is now nearly 4000 square foot two story home with 6 Bedrooms, 4 Baths and a basement. It is designed for entertaining and family life with gorgeous finishes and details.
I was thrilled to provide furniture staging and even more thrilled when Greg put this gorgeous home under contract in just 2 days. Lucky Buyers!
Here is a before and after shot of the front. The first picture is something I swiped from a 1995 Tax Records photograph. Right there is a WOW, but check out the inside shots!
Can't wait to work with Greg and Kingdom Properties again!
#UpStagingDesigns #ITBRaleigh #RaleighNC
1970s House Flip
Over the past few months, my husband, Chris, and I have been working hard on our first real estate "flip" here in Cary, NC! It's been exciting, exhausting and rewarding. The ultimate staging project for me. The ultimate home improvement project for Chris. We stumbled upon this home and knew right away that this was the project we'd been looking for and it showed up at the perfect time and location.
Closing Selfie
First House Flip
Over the past few months, my husband, Chris, and I have been working hard on our first real estate "flip" here in Cary, NC! It's been exciting, exhausting and rewarding. The ultimate staging project for me. The ultimate home improvement project for Chris. We stumbled upon this home and knew right away that this was the project we'd been looking for and it showed up at the perfect time and location.
1970s Split Foyer
Much of that house was original to 1975. Green counters, retro light fixtures, paneled walls and dated wall paper had to go. The original oven still worked, but the dishwasher and trash compactor had quit 10 years earlier. We found 3 layers of sheet vinyl. Thousands of carpet staples. A rotten shed.
Demo Day
We got to work right away on demo. It's fun to say "Demo Day" but it really takes much longer - at least the way we did it. Chris and our son, Silas, worked hard to fill up two dumpsters with flooring, cabinetry, appliances and carpet. Plus, landscaping and that old shed. It was all removed so that the bones could be inspected, brought up to code and refinished to the 21st Century!
I have so many more photos of every step of the way...putting it back together started with a new roof, siding and trim. Fresh paint on the new siding and it was already looking much better! The driveway looked like there had been an earthquake. After the concrete guy tore up the driveway, we learned that many trees had been removed but the roots remained. Under the driveway. Turned out to be a larger project than originally planned.
Driveway Demo
Some of the best features of the house remained - keeping the charm was important and we loved the bird house and the most amazing crepe myrtle I've ever seen.
It all came together in exactly 3 months. The house went on the market on September 27th. Our first showing resulted in a offer and we went under contract right away! Lucky buyers and thrilled flippers. Can't wait for the new owners to enjoy our hard work!
New laminate floors, granite counters, new cabinets and tiled shower.
The laundry room was finished, built-in shelves saved and the most narrow vanity available was installed in the awkward basement bath.
I've always love working on my own home (which has been sadly neglected these past 3 months) and a chance to make a mess and fix it up somewhere else has been fun and extremely educational. I've met some great neighbors, contractors and even the previous owners. Can't wait to do it all over again!
Check out Flippin' Magnolia on Facebook! Check out UpStaging Designs too! Let me know how I can help you buys, sell, stage or invest!
N Raleigh: Everything old is new
One of my favorite things recently, has been to see how older homes have been renovated. New construction is plentiful in the Triangle, but builders have focused on the higher end buyer for in town locations. The 2000 sq ft flip seems to be popular! At least I hope so...my husband and are in the process of renovating a 1975 split near downtown Cary. (COMING SOON!) An older home can be transformed and I love to see the results. This most recent vacant home project in N Raleigh, 6108 Ivy Ridge Road has a great floor plan with beautiful finishing touches.
One of my favorite things recently, has been to see how older homes have been renovated. New construction is everywhere, but builders focus on the higher end buyer for in town locations, leaving first time buyers out. The 2000 square foot flip seems to be popular with buyers! At least I hope so...my husband and are in the process of renovating a 1975 split near downtown Cary. (COMING SOON!) An older home can be transformed and I love to see the results. This most recent vacant home project in N Raleigh, 6108 Ivy Ridge Road has a great floor plan with beautiful finishing touches.
Completely New Kitchen with built-in seating
Painted brick fireplace with wood mantle
All new bathrooms too!
Boylan Heights Reno
I recently got a chance to work with a builder, Olmstead Homesteads, who renovated a 1920 home in Boylan Heights in Raleigh NC. WOW! It was hard not to make this home look great. Here's a few photos of the staging. Love. Love. Love the kitchen and dining room the most! Address is 608 S. Boylan Ave in Raleigh. Won't be for sale long!
I recently got a chance to work with a builder, Olmstead Homesteads, who renovated a 1920 home in Boylan Heights in Raleigh NC. WOW! It was hard not to make this home look great. Here's a few photos of the staging. Love. Love. Love the kitchen and dining room the most! Address is 608 S. Boylan Ave in Raleigh. Won't be for sale long!
Holiday Staging
'Tis the season ... for real estate, if you would like to sell your home! Home staging is a big dilemma for folks who want to sell in December, but don't want to skip on the holiday cheer for their own family. Doing it correctly is always important, especially when over-doing it is a risk. Here are some things to keep in mind when staging your home for the holidays:
Holiday Staging Tips
'Tis the season for real estate…if you would like to sell your home! Home staging is a big dilemma for folks who want to sell in December, but don't want to skip on the holiday cheer for their own family. Doing it correctly is extremely important, especially when over-doing it is a risk. Here are some things to keep in mind when staging your home for the holidays:
Before you decorate for the holidays, stage your home to sell. Remember to pack away the personal items and clutter, re-arrange and pre-pack furnishings and decor. This is an important first step for all sellers.
Less is more: Subtle touches of holiday cheer will make buyers feel the warmth of the season without feeling overwhelmed. A little greenery and pinecones will go a long way.
Compliment your own style: Remember that if you don't already decorate with Christmas red, it might clash with what you have. If your living room is blue, add touches of whites and browns and skip the giant poinsettia.
Accentuate the positive: Add greenery to the beautiful mantle or unique doorway arches.
Go light on the lights: Step away from the inflatable Santa this year! Chose subtle lighting to highlight your beautiful porch, hang a wreath on the front door and skip the window lights and wreaths. Don't clutter the windows or block the natural light coming into your home!
Mind the tree: When buyers start talking about where the Christmas tree will go, agents know they are getting serious. Don't blow it by putting a giant tree in the wrong spot. A tall tree that accentuates the two story family room is great, but if the base is too big, it will eat up valuable floor space that the buyer will not be able to imagine the other 11 months of the year.
This is certainly a tougher time of year to sell, with so many other things going on. Remember that buyers who are looking for a home around the holidays are serious, and you have less competition! Get out there and sell!
Enjoy your holiday decorations, show off your beautiful house and stage it to sell for the season!