8 Home Staging Tips That Increase Sale Price
Selling your home? Staging can help you sell faster and for more money. On average, staged homes sell for $40,000 above the list price and spend 73% less time on the market. Here are 8 essential tips to maximize your home's appeal and boost its sale price:
Declutter & Depersonalize: Remove personal items and clutter to make spaces feel bigger and help buyers visualize themselves living there.
Improve Curb Appeal: Clean, repair, and enhance your home's exterior with landscaping, fresh paint, and lighting upgrades.
Neutral Wall Colors: Use warm neutrals like beige or greige to create a welcoming and versatile look.
Brighten Rooms: Maximize natural light, add mirrors, and layer lighting for a brighter, more inviting atmosphere.
Focus on Kitchens & Bathrooms: Update countertops, fixtures, and hardware to make these key spaces shine.
Define Room Functions: Arrange furniture to clearly show each room's purpose, making the home more functional and appealing.
Add Key Decor: Use tasteful decor, plants, and textiles to create warmth and style without overwhelming the space.
Hire a Professional Stager: Experts can highlight your home's best features and help it stand out online and in person.
Why it matters: Staged homes sell for 5–20% more and offer a 5–15% return on investment for just 1% of the home's value spent on staging. Start with these tips to make your home market-ready and attract the best offers.
1. Remove Clutter and Personal Items
Getting rid of clutter is a crucial first step when staging your home. In fact, 93% of real estate agents say it's the most important improvement you can make. A clean and organized space not only looks bigger but also allows potential buyers to focus on your home's standout features.
Take down personal items like family photos, kids' artwork, collections, or certificates. These can distract buyers and make it harder for them to picture the home as their own.
Here’s how to declutter like a pro:
Clear Surfaces: Keep kitchen countertops, bathroom vanities, and shelves free of clutter. Leave just a few tasteful decorative items for a polished look.
Tidy Closets: Reduce the contents of closets by half to showcase the available storage space.
Hide Exercise Gear: Store away treadmills, weights, and other workout equipment to keep rooms feeling open and spacious.
Consider Storage Solutions: Renting a small storage unit for your personal belongings can help maintain a clean, inviting atmosphere during showings.
This effort can pay off in a big way. For example, in Houston during Q1 2024, properties that followed a structured decluttering plan sold 7.2% above similar homes and 43.7% faster than non-staged ones.
Stick to neutral artwork and decor that complements the space. According to 82% of buyers' agents, staged homes help buyers imagine themselves living there more easily.
2. Improve Your Home's Exterior
Curb appeal can have a big impact on your home's value. In fact, well-maintained landscaping alone can boost property value by up to 12%. First impressions matter, so focus on making your home's exterior shine.
Start by power washing the exterior, including driveways and sidewalks, to clear away dirt and grime. Clean the windows until they sparkle, and repair any damaged siding or trim. A welcoming front entrance can make all the difference.
Here are a few ways to upgrade your front entrance:
Paint the front door in a bold, complementary color.
Replace or polish outdated door hardware.
Install stylish house numbers that match your home's design.
Update porch light fixtures for a modern look.
Landscaping also plays a key role. Tidy up your yard by:
Pruning overgrown trees and shrubs.
Removing weeds and dead plants from flowerbeds.
Adding fresh mulch and patching bare spots in the lawn.
Outdoor lighting is a priority for many buyers - 41% consider it essential, and 49% find it desirable. Add solar lights along pathways and string lights on the porch to create a warm, inviting atmosphere for evening showings.
Take maintenance a step further by addressing these common exterior issues:
Fix any roof problems, like missing shingles.
Clean out gutters and downspouts.
Repair cracks in concrete surfaces.
Repaint or repair fences as needed.
Finally, add finishing touches like seasonal potted plants flanking the front door and a stylish new doormat. These small but thoughtful upgrades can help you secure your asking price.
3. Choose Neutral Wall Colors
The color of your walls can greatly influence how buyers perceive your home and even affect its sale price. For 2024–2025, warm neutral tones are taking center stage, replacing the cooler grays of previous years. These tones create a welcoming environment and help buyers imagine themselves living in the space.
Here are some popular neutral shades to consider:
Warm Whites: Options like Benjamin Moore's Chantilly Lace and Linen White brighten up spaces and make them feel inviting.
Warm Beiges: Sherwin Williams' Accessible Beige and Softer Tan add a touch of warmth without being overpowering.
Warm Greiges: Choices like Sherwin Williams' Worldly Gray or Behr's Greige offer a sophisticated mix of gray and beige.
Lighting is key when selecting paint colors. In north-facing rooms, warmer tones can counteract the cooler natural light, while south-facing rooms might benefit from slightly cooler neutrals to balance the strong sunlight. Always test paint samples at different times of the day to see how lighting affects the color. Applying these principles throughout your home ensures a cohesive and inviting look.
For specific spaces, consider these suggestions:
Living Areas: Warm whites or beiges create an open, airy feel.
Bedrooms: Soft neutrals like Benjamin Moore's Linen White promote a calm and relaxing atmosphere.
Bathrooms: Light greiges provide a clean, spa-like vibe.
Kitchen: Warm whites or greiges keep the space feeling fresh and bright.
To make the most of neutral colors:
Paint the trim the same color as the walls to give the illusion of higher ceilings.
Use lighter shades in smaller rooms to make them feel more spacious.
Add an accent wall in a deeper neutral, like Behr's Moleskin, to create visual interest.
Neutral tones don’t have to be dull. Modern palettes often include subtle undertones that add depth and elegance, appealing to a wide range of buyers. The goal is to present a clean, inviting canvas that highlights the home's potential while feeling warm and welcoming.
4. Brighten Every Room
Lighting plays a huge role in shaping how buyers perceive a home and can even affect its value. According to Creative Home Stagers, "Natural light is maybe the most requested feature from home buyers".
Maximize Natural Light
Start by cleaning your windows - both inside and out. Believe it or not, dirty windows can block up to 50% of natural light. If window screens aren’t used often, consider removing them, and trim any branches that might be blocking sunlight. For window treatments, go with sheer curtains or modern blinds that let in light while still offering privacy. You can also use reflective techniques to amplify the light you already have.
Strategic Mirror Placement
Placing mirrors directly across from windows is a simple yet effective way to reflect natural light and brighten the entire room. Mirrors not only make a space feel brighter but also create the illusion of more room. You can take this further by incorporating reflective furniture or metallic accents to help distribute light. Pair these ideas with layered lighting for the best effect.
Layer Your Lighting
The "3 sources of light rule" is a great guideline:
Ambient Lighting: Install overhead fixtures with dimmers to control brightness.
Task Lighting: Use under-cabinet lighting in kitchens or reading lamps in living areas.
Accent Lighting: Add table lamps, ideally positioned 42 to 72 inches from the floor.
"Lighting can create a mood in every room. It can create a cozy feel in such a subtle way that you aren't even aware of it." - Patty Donnelly, lighting specialist at Ferguson Bath Kitchen and Lighting Gallery
Choose the Right Bulbs
For a warm and welcoming glow, pick bulbs with a Kelvin temperature of 2700 or lower. Installing dimmer switches also gives you the flexibility to adjust lighting based on the time of day or mood.
Quick Brightness Boosters
Keep window sills clear of clutter.
Use light-colored paint with a high Light Reflectance Value (LRV).
Limit wall art in rooms where you want more brightness.
Opt for furniture in lighter shades.
Install indirect lighting on bookshelves or inside cabinets.
Research backs it up: "Exposure to natural light can help regulate serotonin levels, increase productivity during the day, help you sleep better at night, and enhance overall well-being". These benefits not only make your home more enjoyable but also more attractive to buyers, potentially increasing its sale price.
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5. Focus on Kitchens and Bathrooms
Kitchens and bathrooms play a major role in determining a home's sale price. An outdated kitchen could set you back $50,000–$70,000 to fully renovate, but even smaller updates can offer impressive returns.
Kitchen Staging Essentials
When it comes to the kitchen, focus on updates that offer the best return on investment. On average, minor kitchen remodels yield a 71.2% return.
Surface Updates
Replace countertops with neutral granite or quartz ($1,500–$4,500)
Add a backsplash using subway or mosaic tile ($900–$2,100)
Paint cabinets and swap out old hardware for a more modern look
Appliance Presentation
Matching appliances are key - opt for stainless steel if possible. A full appliance update costs around $3,400. Matching finishes create a polished, cohesive look. Keep countertops tidy, leaving out only a few items for visual interest, like:
A coffee station
Decorative glass jars
A cookbook display
A French press on a stylish tray
Bathroom Staging Strategies
Bathrooms, like kitchens, can make or break a sale. A few simple updates can transform the space into a relaxing, spa-like retreat.
Essential Updates
Replace outdated faucets and fixtures
Upgrade showerheads
Refresh cabinet hardware
Add matching towel racks
Deep clean surfaces, especially grout
Remove personal items
Display fresh, high-quality towels
Include stylish soap dispensers and bath accessories
Use bright, flattering lighting
"Home staging used to be optional. Today, it's a necessity in selling a house." – Barb Corcoran
For homeowners in San Antonio, up to 57% of bathroom renovation costs can be recovered upon sale. If you're considering additional upgrades, think about:
Sleek, modern finishes
Improved ventilation systems
Heated flooring
Updated shower doors
6. Set Up Clear Room Functions
Once you've improved curb appeal and interior design, it's time to define the purpose of each room. Doing this helps buyers picture how they might use the space in their daily lives. By arranging furniture and decor thoughtfully, you can clearly showcase how each room is meant to function, making the home more appealing.
Creating Distinct Living Spaces
Start by identifying the main feature of each room - like a fireplace, a large window, or an interesting architectural detail - and arrange the largest furniture to highlight it. For example, in the living room, position the sofa to face the fireplace, then add chairs or other seating to create a cozy conversation area.
In open floor plans, create separate zones while keeping the overall flow consistent. Use area rugs to define spaces, hang unique light fixtures over specific areas, and stick to similar colors for walls and floors. If needed, decorative screens or dividers can help visually separate spaces without disrupting the flow.
Home Office Integration
With more people working remotely, a well-organized home office is a big draw for buyers. Make the space functional by adding good task lighting, managing cables neatly, and placing the desk where it can take advantage of natural light.
Enhancing Room Functions
Decor should make the room's purpose clear while keeping the space welcoming and uncluttered. Choose items that emphasize the room's intended use without overwhelming it.
Traffic Flow Considerations
A well-thought-out layout not only defines each room but also ensures easy movement throughout the home. Keep pathways clear by placing furniture along walls when possible. Avoid awkward gaps by positioning larger furniture pieces carefully, creating a sense of openness and smooth transitions between spaces.
"Home staging used to be optional. Today, it's a necessity in selling a house." – Barb Corcoran
7. Place Key Decorative Elements
Carefully arranging decorative pieces can make your home more appealing and help potential buyers feel a connection to the space. The trick is to pick items that enhance the room without overpowering it.
Artwork Placement Strategy
Choose artwork that highlights your home's design features instead of competing with them. Hang pieces about 60 inches from the floor for ideal visibility. When placing art above furniture or fireplaces, aim for it to cover about two-thirds to three-quarters of the width of the item beneath it.
"Placement and scale are critical when enhancing the space around the art or using it as a tool to draw the eye to an architectural feature nearby, such as a fireplace." - Diversa Design
Mirrors: Light and Space
Mirrors do double duty in home staging. They reflect light to brighten rooms and create the impression of more space. Place large mirrors across from windows to amplify natural light and add depth. In windowless areas, mirrors can mimic natural light and add visual interest.
Adding Warmth with Textiles
Layering textures can make your home feel more inviting and comfortable. Here are some textile suggestions:
Area
Recommended Textiles
Purpose
Living Room
Plush throw pillows, soft blankets
Makes seating areas feel cozy
Bedroom
High-quality bedding, decorative pillows
Adds a sense of luxury
Bathroom
Fluffy towels, bath mat
Evokes a spa-like atmosphere
Kitchen
Wooden cutting boards, cloth napkins
Brings warmth to functional spaces
Incorporating Plants
Plants bring life and movement to a room. Use larger plants to fill empty corners and smaller ones as accents on coffee tables or kitchen islands. A simple vase with fresh-cut branches can become an elegant centerpiece.
Layering Lighting
Lighting can transform a room’s mood. Use a mix of overhead lights, table lamps, and accent lighting to create depth and warmth. Position lamps strategically to brighten dark corners and highlight key features.
Coordinating Colors
Stick to a consistent color scheme throughout your home. Neutral earth tones work well as a base, with small bursts of color added through accessories. This approach ensures the décor feels cohesive while keeping it visually interesting.
"Art is the bow on the 'package' in room décor. It should be the first thing to catch your eye and draw you in to see what's inside." - Staging That Sells
8. Work with a Home Staging Expert
Once you've made interior updates, bringing in a home staging expert can take your property's appeal to the next level. Professional stagers use their skills and resources to help your home stand out, often leading to higher sale prices. In fact, studies show that staged homes can sell for up to 20% more and close up to 30 times faster than those that aren’t staged.
Why Hire a Professional Stager?
Professional stagers blend interior design expertise with real estate market knowledge to make your home more attractive to buyers. Here’s how they help:
Furniture Arrangement: They arrange furniture to improve flow and showcase your home’s best features.
Photography Setup: Stagers prepare your home to look its best in photos, which is crucial since 97% of buyers begin their search online.
Understanding Buyer Preferences: They know what appeals to buyers in your specific market.
Access to Premium Furniture: Many stagers provide stylish rental furniture to enhance your home’s appearance.
What Happens During Staging?
Here’s what you can typically expect when working with a professional stager:
Step
What Happens
Result
Initial Review
The stager assesses your home’s strengths and weaknesses.
A tailored staging plan.
Decluttering
Personal items and excess furniture are removed.
A clean, neutral space.
Design Setup
Furniture and décor are arranged.
Improved visual appeal.
Final Touches
Small details are added for polish.
A market-ready presentation.
Real-Life Example: The Power of Staging
A company like Stylish Stagers Inc. can transform even challenging spaces. For instance, they revamped a dated co-op apartment by:
Painting walls in neutral tones.
Removing old window treatments.
Using curtains strategically to hide awkward architectural features.
Rearranging furniture to highlight space and natural light.
"Professional home staging describes arranging the furniture and decor in a house in a way that helps the property appeal to the highest number of buyers." - The Staging Company
When Should You Consider Staging?
You might want to hire a stager if:
Your home has been on the market for a while without much interest.
You’re selling in a competitive area where staged homes perform better.
Your property has unique features that need to be highlighted.
You want to create an emotional connection with buyers.
While staging requires an upfront cost, it often pays off with faster sales and higher offers. Stagers have the expertise to showcase your home in its best light, especially for online listings, making them a valuable part of your selling strategy.
Conclusion
These eight staging tips can do more than just transform your property - they can also improve its market performance. Staged homes tend to sell for 5–20% more, with about 75% of sellers seeing a 5–15% return on investment after spending just 1% of the sale price.
In today’s online-driven market, staging helps your home stand out. Staged properties spend 33–50% less time on the market, and first impressions are critical, especially in digital listings where most buyers begin their search.
When it comes to costs, staging is relatively affordable compared to the potential returns. Professional staging can range from $766 to $2,852, while virtual staging options are even cheaper, costing between $200 and $400.
Here’s how staging can make a difference:
Aspect
Impact
Time on Market
33–50% reduction
Buyer Visualization
81% of buyers find it easier to imagine the property as their future home
Offer Values
23% of buyers' agents report a 1–5% increase in offers
Overall ROI
Up to 881% return on staging investment
Staging isn’t just about decorating - it’s about creating an emotional connection with buyers. As Gordon Roberts from Sotheby’s International Realty explains:
"The object of staging is to flatter the property but not be too obvious about it, like being dressed without drawing particular attention to what you're wearing".
With 58% of buyers' agents saying that staging positively impacts buyer opinions, it’s clear that this investment can help you maximize your home’s sale price in today’s competitive market. Consider consulting a professional to bring these proven strategies to life.