*Image sourced from Shutterstock, courtesy of Andy Dean Photography.*

It is said that prospective buyers form an opinion about a place within 7-10 seconds upon arrival… in my opinion, that gives sellers ONE shot at getting it right. These days, that one shot is even more sensitive, as you must captivate interest from your listing photos alone.

Buying a home is an extremely personal experience, and comes down to being an emotion-driven decision for most. No matter the price tag, the goal of home staging is to equip everyone who walks through a showing with the feeling and inspiration they need to see themselves living there. Without that, proceeding with putting in an offer is less likely.

Below I have rounded up some of my best pieces of advice for any homeowner looking to sell. This process can be daunting, time consuming, exhausting and labor-intensive… but I promise you, every action you take toward prepping your home for sale will pay off in time AND money saved in the long run.

*I highly recommend hiring a professional to give you an unbiased perspective and custom list of to-do’s based on the unique quirks & strengths of your home - which is why I offer a Virtual Staging Consulting package… it alleviates so much stress from having to do it all during this otherwise stressful chaotic period.*

Quick note before I dive in - no matter how long you’ve lived in your residence, the home selling process can be emotional. It’s not that real estate agents or home stagers don’t take that lightly - not at all - but we are your champions for getting this property turned around ASAP, which is likely your goal. To the extent you can keep that goal top of mind from listing prep through closing, the less emotionally taxing the work will feel getting your space prepped… Modifications we suggest are not a jab at your personal style, rather we are working to appeal to the broadest audience possible to get YOU the highest offer price, fastest.

Let’s begin.

Bold colors and/or prominent themes should be toned down to appeal to the masses. Very unique designs can be off-putting to buyers with different taste - to eliminate that risk, neutralize your color choices. Image sourced from Pinterest. — Bold colors and/or prominent themes should be toned down to appeal to the masses. Very unique designs can be off-putting to buyers with different taste - to eliminate that risk, neutralize your color choices. *Image sourced from* *Pinterest*.

General Thoughts

The more organized and pared down every storage space is, the bigger it will feel. Prospective buyers will perceive there to be sufficient storage space. Image sourced from Pinterest.

As you set out, get clear on the home’s best assets vs problem areas, and become intentional about highlighting the assets (ie. great views, abundance of natural light, lots of storage space, great kitchen, etc.).
Assess projects you’ve been putting off and discuss with your realtor the value/importance of completing them prior to listing… changing out that 2o year old light fixture or dishwasher you’ve been thinking about could pay off big time.
Deep clean EVERYTHING. I can’t stress this enough. Cobwebs, nasty scents, food/pet debris, filled trash bins, dust, dirt buildup, etc. Hire professionals or put some serious elbow grease. A sparklingly fresh, pristine home is CRITICAL for each showing. Remember: you have one shot at establishing a first impression with each potential buyer that comes through, don’t cut corners on cleanliness. Walls, appliances, floors, carpets, windows (inside & out), ceilings, surfaces, interiors of cabinets, storage closets - all of it. Sweep, vacuum, mop, dust, vacuum again, fluff pillows, fresh linens, beautifully made beds - each effort communicates care and entices the buyer.
Depersonalize each space - swap out family pictures within frames to be more generic landscapes or neutral objects… Put any religious or holiday-related decor/paraphernalia away. Think: you may be a family of four with two little kids, but you may be selling to a set of grandparents, or a new couple not intending to have kids… be mindful of who might become interested.
If your home is filled with brightly colored or patterned walls, or a one-of-a-kind shade on the exterior, consider a fresh (neutral) coat of paint. You don’t want potential buyers distracted by how much they dislike the color or want to change it (if it happens to not be their preference) - neutralizing the look allows the home to stand out more. Shades of white, beige and grey are safe bets right now.
Take inventory of scuffs and scratches on floors and walls - buff them out or touch up paint (on walls) as needed. The fewer “projects” a potential buyer sees, the easier the sell will be.
Have all light bulbs working and be a consistent temperature/wattage throughout the home. Replace blackout shades with light airy curtains - the amount of natural light a space gets can be a top selling point for some. For the showings, be sure curtains are neatly pulled back, shades raised or shutters open… especially if you have great views!
Scent: be mindful of smells. I always recommend a lightly scented candle at the front entry and in the bathrooms - eucalyptus, fresh linen or lemon verbena are a few faves. Nothing overly sugary (vanilla) or saturated (fir).
Temperature: such an easy fix (assuming your heating/cooling systems work… which they should!). Climatize your house appropriately for hot or cool days, it will be one of the first things buyers notice when they walk in. Aim for between ~68-72 degrees depending on weather conditions.
Consider getting a few big plastic bins for things that you will continue to want access to during the showing process - ie. toiletries, pet gear, kids toys or kitchen supplies, that you don’t want included in the “look” of your staged home but still want close at hand. Take the bins with you (or store them neatly somewhere) when showing times come.
Rule of thumb: anything that makes someone stop and stare, distracts them from taking in the rest of the house. Pack away mementos, trinkets, toys, etc. Don’t just shove them into a closet - nothing is off limits when the house is being shown. Organize neatly, label your boxes, or even store them off-site if possible.

Closets

Storage has become essential for the level of consumption most partake in these days… therefore, the appearance of adequate storage capabilities is a top selling point, and believe me, prospective buyers look EVERYWHERE! All closets, drawers, cabinets, vanities and/or cupboards should be expected to be viewed.

Suggestion: pare down 1/2 of what exists within every storage space. Pack it away, give it away, do whatever you have to do. If buyers sense that they have room to grow into (the storage within) the home, they will feel much more confident seeing themselves living there.

Exterior

First impressions are formed upon arrival… hence the expression “curb appeal”. People are already generating opinions about their level of like/dislike from first glance of the exterior.

Landscaping maintained - lawn mowed, bushes trimmed back, leaves raked, any debris picked up (including on sidewalks surrounding house - buyers are evaluating the street/location too).
Consider planting some fresh flowers in any naked spots - allowing it to look lush and alive. If your grass is dead, seek help!
New door numbers - this is such a small overlooked detail, but changing out antiquated looking door numbers can be helpful for giving the home an updated vibe!
Consider a fresh coat of paint with a pop of color for the front door
Put lawn gear (including hoses) and kid/pet toys away
Power wash windows, decks, siding, gutters, etc. Dirt/weather buildup communicates the house hasn’t been well maintained.
Many buyers (once interested) will drive by at night - be sure exterior lights are working, and consider keeping a few lights switched on at the front of the house to give it pretty appeal at night.

Front Entry

Again, first impressions are actively being formed. Front entries typically get a lot of wear and tear. The goal is to feel polished and inviting, clean and uncluttered but space that can also be well utilized.

Front entries should be clean and clear of any clutter… Mirrors are great ways to amplify natural light flowing into the space, too. Image sourced from Pinterest. — Front entries should be clean and clear of any clutter… Mirrors are great ways to amplify natural light flowing into the space, too. *Image sourced from* *Pinterest*.

Consider new entry rug or runner. If your floors are beautiful, show them off!
How well lit is the space? Would the addition of a table lamp or mirror make it feel more inviting?
If there are hooks or a coat rack or place to throw stuff upon entering, remove anything personal from plain sight - keys, shoes, jackets, dog leashes, etc.
If the space is lacking an entryway closet or mudroom-style storage, leave the hooks & rack in place to give buyers a sense of how they can make up for the “loss”.

Kitchen

This space can be the hardest to live in simultaneously while actively showing, but, this is one of the strongest make or break points for buyers… give your kitchen lots of time and attention prepping for sale.

Countertop appliances: remove remove remove!!! Coffee makers, toasters, blenders, even freestanding microwaves - store them away. This also goes for spices, cooking oils, utensils, fridge magnets, miscellaneous décor - less is ALWAYS more when it comes to kitchen countertops.
Pare down cabinets tremendously. Store stock pots and crock pots and instant pots elsewhere, pancake griddles, extra table linens, and unused serving dishes (unless they can be repurposed as décor…) - anything not utilized on a daily basis should be put away to free up the look of the space.
Pantry: consider adding jars and baskets to organize your food. Not only will it feel more spacious and polished, but it will inspire others to want to do the same.
Clean out your fridge! Yes, people look and yes this can become a point of negotiation if they feel the fridge isn’t satisfactory… avoid by deep cleaning, paring down & pitching anything old.
Dishwasher emptied ahead of showings.
Fresh greenery (new bouquets prior to showings or more hearty plants) infuse a sense of aliveness in an otherwise cleared out space.
Swap out plastic/disposable soap containers next to sink with pretty glass jars.
Upgrade your kitchen towels if you plan to have any on display (not a bad idea since many visitors will hopefully be washing their hands…).
A serving bowl of lemons or fresh fruit can be a nice touch too.

Living

Don’t be intimidated feeling as though you need to create the perfect look - often times all prospective buyers need to see is how well a couch and chairs can fit, and where TV can be watched (as that is important to some). A few basic ideas…

Be sure to include a couch, a few chairs and a coffee table with minimalist decor (think fresh greenery or a few books with a candle on top), a few side tables if space allows, table lamps and a rug.
Layer in a few (freshly fluffed & karate-chopped) throw pillows and a throw blanket and you’ve instantly created a homey feel.
Clean out the fireplace area, minimalist decor on the mantle.
Consider adding a mirror above the mantle to make the space feel bigger.

Dining

A couch, two chairs, coffee table, a rug, a few throw pillows & simple decor are all you need to communicate the “purpose” of the space. Image sourced from Pinterest. — A couch, two chairs, coffee table, a rug, a few throw pillows & simple decor are all you need to communicate the “purpose” of the space. Image sourced from *Pinterest*.

Same goes for dining as it does living - people want to envision where their activities can take place. All you need is a table, a few chairs, perhaps a rug and a fresh vase of greenery for the table top. Some feel it looks best to fully dress the table with dishware and placemats, etc., but I personally think that’s unnecessary. Consider the size table you use - smaller tends to be better for making the space feel bigger.

Bookshelves and Display Cases

Less is more, remember the rule of thumb: anything that makes someone stop and stare, distracts them from taking in the rest of the house. If you’re in need of some decor items to give a space an elevated feel, Target, TJ Maxx or Homegoods tend to have great options in stock at any given time, at inexpensive prices.

Bedrooms

Here is where I encourage families to replicate the feeling of a nice hotel…. Fresh, simple, all white linens and duvet, a well-made bed, two night stands, two table lamps, minimalist decor, perhaps a rug and/or a throw pillow at the end of the bed… that’s it. Simple, elegant, classy, inviting… with little impression that anyone occupies the space currently. People like to envision themselves in there, not you and your significant other!!!

Bathrooms

As with kitchens, bathrooms need to be spotless. Toilets, showers, bathtubs, sinks, floors, walls, ceilings, mirrors, countertops, cabinets… every inch.

Nice fresh towels, folded nicely, with matching hand towels give off the appearance of a nice spa-like feel.
Plain shower curtains & NEW liners are such easy fixes.
Vanities clean with bare necessities - such as spare toilet paper and extra linens. Keep all personal toiletries in a bag/bin to store away for showings. (Also for hygenic purposes!).
Toilet seat closed, cleaning want put away.
Fresh folded bath mat hanging over tub, or rolled up and showcased nicely.
As with kitchen above, transfer disposable plastic hand soap to glass jars.
Fresh roll of toilet paper, folded edge
All trash removed, from a mini trash can with a lid.

Basements / Garage Spaces

Same concepts as mentioned in the closet section apply here too. If basements and garages are overflowing with belongings, it gives the impression storage is limited.

Now is a prime time to really weed through your stuff and part with things that no longer serve a purpose in your life.
For all that remains, organize organize organize - boxes, labeled bins, bikes & helmets hung up on the wall to give off more floor space, etc. Will help you in the long run with moving.
Well-lit is key… these spaces will feel infinitely more usable if they’re well lit.
If it’s an unfinished space, consider a fresh coat of paint on the walls and floors.

Odd Spaces

If you have a nook or an oddly shaped corner with no clear purpose, consider adding a piece or two to give prospective buyers an idea for what it could be… such as a small desk and chair, or chaise lounge and lamp or side table to create a reading nook.

AND! Be sure to check out my conversation about all things Home Staging with talented realtor Jen Jurgovan of Sotheby’s The Steinberg Team!

If you have any added tips, I would love to hear them (and include them with this piece!). Please comment below or reach out at blog@lizgaffneydesign.com. I hope you found this valuable! Best of luck with your sale.

Until next time,

LG