How to Stage a House for Sale: Step-by-Step Guide to Attract Buyers and Increase Value

Posted On: 24 Jun, 2025
10 min read

Home staging is a way for sellers to present their property in a way that looks more appealing to interested buyers. Sometimes it is as simple as rearranging furniture or redecorating. Other times it is repainting or adding new furniture to the home to make it look more appealing to potential buyers.

Properties that have been staged before the marketing process often sell faster than other homes. They also usually go for higher sale prices. Studies have found that staged homes often sell for 5-10% more than those that have been sold without staging. They also sell 73% faster and spend significantly less time on the market. This article will break down the home staging process. This includes how to initiate the process to the final touches.

Key Takeaways

Step 1: Declutter and Depersonalize

Sellers should start by removing clutter from the space and taking out personal items. This includes packing away any personal items such as family photos or their children’s artwork. It may also include removing any extra furniture that may make the space feel more cluttered and putting away any personal collections. All closets and storage areas in the home should also be cleaned out.

One point for sellers to keep in mind is that less is more. It is better to have a more empty-looking house than a cluttered one. For example, a living room that is being staged may look best with only the couch and coffee table. Rugs and other small items may also be good for filling the space. Most other non-essentials should be removed. This makes the area look both spacious and livable. Fewer items in the house mean that it is easier for potential buyers to see the bones of the property and may make it more appealing.

Step 2: Deep Clean Everything

The home will also have to be cleaned before photos are taken or visitors are invited. This includes surfaces such as walls and the tops of counter spaces. It also includes doors and windows. It is also important to make sure all appliances and grout are clean.

Smells in the house should also be removed before having people tour the space. This might include pet odors or smells from cooking. It may also include some smells that are harder to get rid of—such as cigarette smoke. Some sellers may need assistance for this step from a professional cleaner. A thoroughly clean home helps create the impression that the property has been well cared for. This can help a lot with attracting potential buyers.

Step 3: Repair and Refresh

Sellers should also repair the areas of the home that need fixing. This includes the more obvious issues like leaky faucets or paint that has chipped. It can also include things like squeaky doors.

Those who need to repaint should use more neutral tones. Professionals suggest colors such as whites or light greys. Other colors like soft taupe and beige are also good choices. These colors make the home appear like more of a blank space that allows potential buyers to have an easier time imagining what their ideal furniture and decorations in the space would look like. These colors also help the room look more modern and spacious.

Outdated and broken fixtures should also be replaced. This may include old light fixtures or cabinet hardware. Non-functional or distracting/outdated fixtures could be a standout and a deterrent for potential buyers. These fixes do not always have to be expensive. Basic and modern replacements usually suffice. Every room should feel fresh and move-in ready once the staging process is complete.

Step 4: Rearrange and Style Furniture

The furniture in the home may also need to be moved or swapped out. Furniture in the house should be arranged in a way that is not overcrowded and leaves a lot of open space. Any unnecessary or oversized items should be removed.

Each room should also be staged for a definite purpose. For example, say there was an extra room that was used solely for storage before. This room could be reworked into a guest room or office space. This new purpose should be reflected by the furniture placement inside it so that those touring the house can also envision it. It may also be a good idea to rent modern furniture for the staging process if the old furniture is outdated or additional pieces are needed.

Step 5: Add the Final Touches

The finishing touches of the staging process might include adding plants or greenery to the space to make it appear more lively. It could also include pillows and throws to decorate the furniture and add warmth to the home. Some home stagers suggest brightening rooms with light-colored floor-length curtains or neatly adding books to surfaces like coffee tables.

There is a ⅔ rule that some choose to follow for decorating shelves as well. This simply means that items on shelves should be carefully placed to fill up ⅔ of the space. This makes it appear to be decorated in a balanced way—not too full or too empty.

Sellers should not forget to style areas like bathrooms and kitchens as well. This might include adding fresh towels and spa-like accessories to bathrooms. It may also include organizing the pantries and cupboards in the kitchen. The goal again is to make the home look like a realistic living space without being too cluttered. Adding light scented candles or diffusers can also add subtle scents to the house to make it appear more livable and clean.

Room-by-Room Staging Tips

Living Room

Living rooms are often a focal point of houses on the market and staging these areas are extra important. These rooms should have a clear seating area so that buyers can see how much space there is to accommodate the living area. The furniture should be strategically placed around other focal points of the room—such as fireplaces or large windows. All decorations should be kept minimal and symmetrical. This helps the space maintain an appearance of being clean and open.

Kitchen

Home buyers want kitchen spaces that also appear spacious and clean. This means that all countertops should be cleaned during the staging process—aside from one or two stylish items. Some good ideas for adding decorations to the space without adding clutter is placing a vase of flowers or putting out a bowl of fresh fruit. However, sellers should avoid placing overly artificial-looking plastic fruits and flowers.

Bedrooms

Bedroom spaces are especially necessary to keep looking clean and tidy. The linens used in staged bedrooms should be coordinated and all spaces—like nightstands and closets—should be kept clean. The bed should be the focal point of this space and all other furniture should be strategically placed around it. There should only be minimal accents added to this room. This might include decorative pillows or throw blankets.

Bathrooms

All personal items should be removed from the bathrooms during the staging process. It is also a good idea to incorporate fresh towels into these areas and subtle clean fragrances. Decorative soaps and good lighting are some other objects that can be a good idea to add to this area to give a cleaner and spa-like appearance.

Entryway

Entryways are the first space potential buyers see when entering the home. This makes it extra important to have the room staged in a way that gives off a good first impression. Items such as console tables or mirrors can be used to subtly decorate the space without overcrowding the area. This may also be a good space to hang artwork. Other items—like rugs and plants—may also be good additions to this space. These spaces should also be well lit and the floors should be clean.

Outdoor Spaces

Sellers should not forget about staging the outside of their property either. Those who are prepping their homes for sales are going to want to make sure it has good curb appeal. Doing this may include work such as mowing the lawn or trimming the hedges. The porch or deck spaces should also be kept clean. Some items—like patio furniture or plants— can also be added to this space to add more liveliness to it. Adding solar lights can be another good idea for brightening up the space.

DIY Staging vs. Hiring a Pro

There are positives and negatives to doing home staging alone. Home staging often costs hundreds of dollars when done alone. Each piece of furniture used for staging may cost around $50 to $300 each month it is used. There may be some additional costs for repairs by handymen or storage. DIY home staging can usually be done for anywhere between $100 to $1000+. Another benefit is that sellers have the flexibility to make all the design and staging decisions themselves.

The downsides to DIY staging are that it can be a very tedious and time-consuming process. Those with less experience may also not know how to give the expert touch that makes it more appealing to buyers.

Professional home staging usually costs more like $800 to $3,000 (the average being $1,844). However, this higher cost is often made up for in higher sale prices for the property and quicker sales. The best choice for sellers may vary depending on the current market and the budget they have to work with. It may also depend on their timeline.

The Bottom Line

Home staging is more than redecorating a property and can make or break a house’s marketing. A home that is staged the right way creates emotional responses to those touring the property and a sense of connection. It also makes them more likely to quickly place an offer. A properly staged home should stand out from others on the market and sell more quickly. This should be the case no matter if the staging is done alone or by a professional.

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FAQs

1. What is the purpose of the 3-foot/5-foot rule in the home staging industry?

This home staging strategy helps make sure a space looks its best from both close up and farther away. This rule says that all the small details—like clutter, dust, or crooked decor—should be clean and well-arranged within a 3-foot distance. The room should also feel balanced and visually appealing from a 5-foot distance.

2. Are home staging costs paid for by the seller or the real estate agent?

Most home staging services are paid by the seller of the property. Some real estate agents may also offer agent-paid staging. This is when they cover the costs as part of their marketing services.

3. Is staging worth it?

Staging is usually worth it. Staged homes have been statistically proven to sell at a faster rate and for a higher price. Statistical data shows that homes that have been staged can often be sold for 5-10% more than those that have not been staged and they sell at a 73% faster rate.

4. How much should sellers prepare to spend on home staging?

DIY staging may cost anywhere from $100 to over $1,000 (depending on the updates and supplies needed). Professional home staging typically ranges from $800 to $3,000. The average is around $1,844. This may vary by the size of the property and the work that needs to be done.

5. Do I need to hire a staging company to stage my house?

Not all sellers have to hire a company to do their staging. DIY staging is the cheaper option. However, hiring a company is an option that requires less effort and often gives better results.

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