If you've ever watched HGTV and wondered how every house on screen looks so perfectly put together, the secret is staging. Staging is more than a good cleaning and a few new pillows. It's the process of arranging furniture, adding décor and preparing your home so it shines in listing photos, at the listing appointment and during open houses.

A staged home shows buyers how furniture fits and how each room can be used. An empty or cluttered one, by contrast, tends to put the spotlight on imperfections. Done well, staging can give your home a magazine-worthy look and help it sell faster.

What the Numbers Say

  • According to the National Association of Realtors (NAR), 83% of buyers' agents said staging made it easier for buyers to picture a home as their own.
  • NAR also found that 25% of buyers' agents reported buyers increasing their offers by 1% to 5% on a staged home.
  • Per HSR Certified Professional Home Stagers, 85% of the staged homes in their survey sold for 6% to 25% more than unstaged homes.

Once you're convinced staging is worth it, the next question is how to do it. You can tackle it yourself, try virtual staging, hire a professional or lean on your agent for guidance. The right choice depends on your situation.

Staging It Yourself

If you'd like to keep costs down, DIY staging is a solid option. Here's how to approach it.

Step One: Clean, Declutter and Depersonalize

Treat this as a chance for a true deep clean. Pare each room down to the essentials and store extra belongings in bins while your home is being shown. Take down personal photos and décor, including anything religious or political, so buyers can imagine their own lives in the space.

Step Two: Focus on the Rooms That Matter Most

The kitchen, living room and primary bedroom carry the most weight with buyers, so stage those first. Once they're done, move on to the rest of the house.

Simple Tips That Make a Difference

  • Coordinate your colors. For example, teal accents can look great alongside a tan leather sofa.
  • Refresh the paint. A fresh coat in a neutral shade makes rooms feel clean and bright.
  • Use lighting well. A kitchen with good pendant lighting feels warm and inviting.
  • Fix obvious damage. Patch issues like holes in drywall that leave framing exposed.

Virtual Staging

Virtual staging uses online tools or software to add furniture and décor to your listing photos digitally. Because you don't have to buy or rent furnishings or physically move anything, it's usually more affordable than traditional staging. You save time and money while still getting a similar visual effect. The main expense is the software or service, which is often a flat fee per room.

Hiring a Professional Stager

If you have more room in your budget, or decorating just isn't your thing, a professional stager can be a great investment. Selling a home is emotional, and it can be hard to look at your own space objectively. A pro brings fresh eyes.

Here's what to expect cost-wise:

  • An initial design consultation typically runs about $300 to $600.
  • Ongoing staging generally costs around $500 to $600 per month for each room staged.
  • Some stagers require at least a three-month contract, even if your home sells in a matter of days.

Stagers can often work with your existing furniture and art. A completely empty home costs more, since everything has to be brought in.

To keep costs in check, consider:

  • Having the stager handle only the kitchen, living room and primary bedroom
  • Doing the painting yourself
  • Using the initial consultation for expert advice, then completing some of the work on your own

Where Your Agent Fits In

Agents handle staging differently. Some provide staging services directly, some offer advice, some refer sellers to professionals they trust and some don't offer any staging help at all. An experienced agent who is invested in your success should be willing to give you honest feedback on how your home presents.

Selling Soon? Make Staging Part of the Plan

The best staging approach depends on where your home is today. Asking a trusted friend for an honest opinion can be a helpful start. If you'd like a professional perspective on how to stage your home for the strongest sale, reach out. I'm happy to walk through it with you.