How to Stage a Home for Selling: A Room-By-Room Guide

When selling your home, it’s crucial to invest some time (and money) into staging.

A staged house typically sells for 20% more and approximately 88% faster than an unstaged one.

Read on to learn how to stage your home room-by-room to get the best bang for your buck.

What Gets Done First?

Before you stage your home, let’s talk about the three big D’s—

• Declutter
• Depersonalize
• Deep clean

1. Declutter

Most homebuyers said they needed more space when asked why they were moving. Decluttering your house allows a potential buyer to see all the extra space your home offers—if it’s done right.

Besides having less stuff to pack when you move, decluttering can put extra cash in your pocket. Start by having a garage sale to get rid of the bulk of your clutter, or donate it all to get a tax deduction. Whatever “clutter” you can’t (or won’t) get rid of, consider renting a storage locker—that stuff has got to go.

2. Depersonalize

Walking into a home with personal photos on the walls, diplomas, certificates, and hobby supplies on display feels like an intrusion for most buyers. It also prevents them from visualizing their lives in your home.

3. Deep Clean

This one speaks for itself—clean everything that can be seen or touched. Sweep, vacuum, dust, wash windows, floors, grout, carpets—you name it.

Ready for staging? The National Association for Realtors statistic says you can make back up to $400.00 for every $100.00 spent on staging, so don’t be afraid to spend a little cash.

Staging #1: Curb Appeal

Entice potential buyers with a few creative touches to get them excited to open that front door and head inside:

• Keep the lawn well-manicured and weed-free
• Trim bushes and hedges
• Put out some nice potted plants
• Install solar lights along walkways and around flower beds for an elegant touch
• A welcome mat to catch their eye
• Power wash the siding, decking, and driveway
• Stage the deck or porch with a bistro set or swing
• Paint your front door—they say blue is the best color for selling a house

Staging #2: The Entrance Way

You’ve got them excited. Now let’s keep that momentum going.

When they open the front door, it should feel inviting and evoke an emotional connection. A vase of fresh-cut flowers or a stunning potted plant makes for a cohesive transition.

All furniture should fit the space. A bench or small table is perfect for welcoming people in. Don’t crowd the area—this will make it look and feel small, and that’s the opposite of what you want. If your front door opens directly to a room, define the area with a mat or rug.

Staging #3: The Kitchen

Kitchens are a huge selling point for most home buyers. If you can’t afford a full remodel, there are some cost-efficient ways to enhance what you already have.

• Freshen up the cabinets with a coat of paint
• Update the hardware
• Replace the light fixture with a modern LED. It’ll be brighter and make the kitchen look larger
• Some fresh paint on the walls and trim gives new life to an older space
• Place a couple of cookbooks, some flowers, and a bowl of fresh fruit on the counter to invite them into their new kitchen

Staging #4: The Dining Room

If you have a formal dining room, it’s time to make it shine.

• Use your best linens and dinnerware
• Set out some candles and an elegant centerpiece
• Make it luxurious with accessories like artwork and mirrors on the walls
• If you have dimmable lighting, use it to create an ambiance

If you don’t have a designated dining room, create a separate area by using an appropriately sized table or some fashionable stools at a kitchen bar.

Staging #5: The Living Room

Living rooms can be tricky to stage.

• Make the space look comfortable and open with as little furniture as possible
• Set the area so your buyer can easily visualize their furniture in the space
• Keep it simple—depending on the size of the room, it’s best to use one comfy chair, a couch, and a coffee table or end tables (or less if your living room is small)
• Put some colorful toss cushions and a luxurious throw on the couch
• House plants add an inviting feel to the room
• If you don’t have carpeting, make sure to add an area rug

Staging #6: The Bedroom

The sleeping space should be calm and serene with soft colors—blues, taupes, and whites are great for walls and accents.

• The focal point of any bedroom is always the bed, so this goes without saying—make sure you always make it!
• Position the bed opposite the door, so it’s the first thing your potential buyer sees when they walk into the room
• Invest in bedding that screams comfort and luxury. An oversized, thick duvet with elegant throw pillows will do the trick
• If you have a large master bedroom, set up a night table on each side of the bed with modern lamps and have one dresser and maybe an armoire
• If space permits, create a cozy corner with a chair, a small side table, and a reading lamp
• A chest at the end of the bed is great for storage and doubles as a place to sit
• Add a beautiful painting that’s almost as wide as the bed above the headboard

Staging #7: The Bathroom

The look and feel of the bathroom should resemble a luxurious hotel or spa—fresh, clean, and calm.

• Set out perfectly folded, fluffy towels (white or neutral colors are best)
• A new hand soap
• A bright new shower curtain and liner
• Remove the garbage can, any cleaners, toiletries, plunger, toilet brush—pretty much anything that would typically make it a bathroom
• Hang a small piece of art on the wall (usually above the toilet)

Looking to Increase the Value of Your Home?

Selling your home is overwhelming. It’s easy to miss little tips and strategies that can bring more value to your home. That’s why it’s important to work with a trusted realtor who knows the ins and outs to get you the price you deserve.

If you’re looking to sell your home in Toronto or the GTA, let’s talk about how we can partner to get you the most bang for your buck in the least stressful way possible.

Let’s Chat