To Stage or Not to Stage?

Question

Hi All,

New to BiggerPockets but I've found this community a great resource and so grateful to the many wonderful people offering their ideas and advice to someone new like me!

Here is my situation:

I'm in Bay Area (Berkeley) getting ready to sell a bad house (major foundation issues) in a good (A+) neighborhood during a hot market. I've decided to sell "as is" with full disclosures on all the structural issues. I am planning to do some minimal cosmetic work to goose it up for sale. This is my first time selling a house.

I'm still shopping for agents, I've talked to three so far. Two out of the three agents want me to spend between 4-5k on staging.

One agent says I don't need to stage and can use my own furniture. The other two are insistent that good staging is key to having people fall in love with the house (thus more willing to overlook the uglier aspects).

My initial thoughts are that staging is expensive and a big hassle (what if I can't sell it in the timeframe I'm looking at and then need to move all my furniture back in?). I also was hoping the buyer might want to buy some of my furniture along with the sale. If it doesn't sell, I want to be ready to go right back to renting it short term.

In your experience does hiring a professional stager work the wonders these agents are saying it does? Or, can I stage it myself by minimizing/moving my current furniture around, and/or buying a few new cheap pieces from IKEA?

I'd love some feedback. I think my current furniture is good but of course that is subjective. The agents point out my house is small and it would work better to have smaller more modern furniture that makes the house feel bigger, improves the flow, and appeals to younger buyers.  They also say no one wants to see a TV in the living room...true??

Here is my airbnb profile to get a feel for how I have it set up now. https://www.airbnb.com/rooms/1772860

Any and all feedback welcome!

Thank you!

Danielle

Amit M. · Answer

@Danielle R. you're right on the money with your post, two above. Let the new owner invest in the foundation and keep the home long term.

As for staging, your items are fine, and I agree with luc boiron's first paragraph on paring down/cleaning up what you already have. (Especially removing one sofa from the LR.)

You'll do fine selling your home in today's market...and if a chopped pillow helps soften the blow (pun intended) on the foundation issue, so be it.

Account Closed · Answer

normally staging helps the sale of a home ,but you have a major foundation issue that would overshadow any type of benefis from staging. The home is in a very desirable market and the feedback from your airbnb customers makes staging an non factor

Danielle R. · Answer

@Amit M. lol, thanks for the comment. "chopped pillow!" Too funny.

Will Barnard · Answer

It is a proven fact that staged homes sell for more than the same home unstaged (empty). That said, you already have it staged to an extent with your Arbnb.

My question to you is, if maximizing your profits at sale is a goal, why not fix the structural issues, revamp the kitchen (kitchens sell homes) and maximize the value at exit?

Xin Jin · Answer

By looking at the photos, looks like the house is fairly nicely furnished already. If the house were completely empty, you should stage for sure. In you case, I think you should consider skipping it.

Luc Boiron · Answer

@Danielle R. I think staging is great, but I stage empty houses. Your house seems pretty nicely furnished. From looking at the pictures, if you were selling, I would remove a few things from certain rooms, such as taking everything off the counters in the kitchen. removing one of the couches in the living room, removing both night stands in the bedroom, etc. Too much furniture makes the space seem crowded.

Also, I find staging isn't just about the furniture, but stagers are great with colourful accents that really help complete a room.

The staging prices you are looking at seem high. I tend to stage the living room, kitchen, dining room, all bathrooms, and only the master bedroom. It usually costs around $2,000 - $2,500.

Take a look at this 3D tour of a property I recently renovated and am selling. It was professionally staged and I love how it looks: http://gallery.vrlisting.com/3d-model/18-sydenham-...

Also, consider that there are many stagers who can stage using your furniture, and recommend some accent pieces to finish the staging. This could be an affordable version of staging.

To Stage or Not to Stage?

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