DIY Home Staging Tips

Fast Track Your Staging

2026-03-15T09:15:00.002-04:00

Do you want to sell your home fast, without wasting time on what's not important? If so, you're not alone.

Many sellers want a really quick home sale. Maybe it's because of an impulsive relocation, retirement, divorce, military transfer, expanding family, or downsizing. Maybe your neighborhood or local politics have changed. Perhaps you bought your home with the intention to fix it and sell it for a profit.

If you fall into that Hurry-Up-Get-It-Done category, this checklist is for you.

Pack up

It may seem counterintuitive to pack for your (hopefully imminent) move, but packing can force you to decide what's important enough to keep. Use the keep/toss/donate/sell system. Ask yourself, "Under what circumstances would I use this item?"

Consider storage off-site for things like out-of season clothes and sports equipment, seldom-used appliances, excess books and collections, and extra towels and linens. Moving or storage companies sell boxes for moving. So do UPS, Amazon, and home improvement centers. I like boxes to be all the same size, for easy stacking. Note: Boxes from the grocery store may contain pesticides or pests.

Tackle this decluttering process before you clean. There's no sense cleaning what won't stay to be part of your staging. An experienced Realtor once told me, "If it's clean and it's priced right, it will sell."

Temporarily storing your boxed
"extra belongings" in a climate-
controlled storage unit is ideal.
Photo: Pro Active Movers

Get a listing agent

As soon as you've selected a Realtor, you'll hand off a list of responsibilities. A good Realtor will educate you about what's important to buyers, and help you set a price that's appealing to buyers and to you as well. She'll also make recommendations about what's important and what isn't, saving you time.

You can educate your listing agent and help her educate potential buyers and other Realtors by collecting pertinent information about your home. A simple way to do this is to gather receipts, warranties, and manuals for appliances and systems. You can present them in a binder and even include photos of your home in other seasons. A well-documented show of home maintenance reassures buyers, and can streamline the buying process.

Buyers appreciate seeing photos
that show how your property
looks in different seasons.
Photo: Lynn Karlin via BHG

Plan a budget

Once you have realistic expectations for the sale of your home, you can get a handle on how much you want to spend on repairs or upgrades. Following your Realtor's advice, get quotes on services like carpet cleaning, cabinet replacement, plumbing repairs, HVAC service, and a pre-listing home inspection. The wise seller is not afraid to spend money for repairs and recommended improvements.

Remember that every day your home stays on the market costs you money in insurance, taxes, utilities, and upkeep.

Hire painters

According to Angi, painting interior walls gives you a 107% return on the investment. When you're saving time, you'll come out ahead if you hire people to do what they do every day. You can focus on what's fast and easy for you -- declutter and pack and plan your homestaging. Your walls are bound to have some dings and nail holes that need patching. Preparation and having the right paint and tools are so important to a paint job that it's cost-effective (and a sanity-saver) to pay professionals.

A fresh coat of paint in areas
like kitchens and baths makes
your whole home feel extra clean.
Photo: Sherwin-Williams

Spruce up curb appeal

Your landscape frames your home. You can make it an asset by removing details like skimpy flower beds, distracting lawn ornaments, and unhealthy or poorly pruned shrubs and trees. Changes like these don't cost anything.

Ace Hardware recently ranked standard lawn care services the best return on investment for homeowners. If your neighbors' lawns look way better than yours, maybe it's time for a refresh. Hydroseeding offers the advantage of a new, lush lawn in just three to four weeks.

Get inspired

Homestaging your own home is easy if you take it in stages and get some professional help when needed.

To see trends and fresh ideas, start browsing websites like House Beautiful, DecorPad, West Elm, and my Pinterest boards for homestaging. Spend an afternoon browsing local home decor and furniture stores for ideas. Then take a tour of your home and decide what items, small and large, add to its perceived value. Make a list of what could be missing -- some oversized art, or brighter light bulbs, fresh throw pillows, or some artificial plants.

Choose the DIY staging projects that are quick to do and have a big impact, like hanging new curtains, painting a dining table, or making your home smell great.

Be sure to use as a guide my homestaging eBook, DIY Homestaging Tips to Sell Your Home Fast and For Top Dollar. I give you the time-saving, dollar-stretching ways you can make your own home look better to buyers.

Selling a Flood-Prone Home

2026-03-07T13:26:00.001-05:00

If the house you plan to sell is located in a flood plain, you have unique challenges.

But you also have some important selling features. Let's look at how you can minimize the downside of living in or near a flood plain so you can attract buyers.

Sell the location

Most people are naturally attracted to living near the water. Americans dream of a home at the seashore. They build vacation cabins on lakes and ponds. They buy homes near mountain streams and alongside rivers. This attraction is justified by the numerous benefits of living by water, including better health.

So, even though homes near water face the stigma of being "high-risk properties," there is a reliable market of buyers willing and able to own them.

You can make the most of your home's location by staging it to emphasize local color and what's unique about your area. Many people buy homes when they vacation near the water, so don't assume buyers will be local residents. Help them envision their new lifestyle in a new locale.

When you have a water view, capitalize
on it by staging the vantage point,
whether inside or outside your home.

Mitigate problems

Rising sea levels, which increase the risk of flooding, are on the minds of many buyers. It's difficult to ignore news coverage of flooded homes and statistics like nearly 56,000 homes near the New Jersey Shore are expected to experience at least one flood event during the next 25 years.

But, there are things you can do to prevent or minimize water damage. You can work with a knowledgeable landscape company that understands the importance of drainage on your property. You can elevate electrical and HVAC equipment to reduce the risk of damage. If you have a basement or a crawlspace, you can reinforce your foundation and install sump pumps.

Typically, local authorities like emergency responders, insurance companies, and government workers offer advice for citizens living in a flood plain. Tap into these sources for digital or printed information you can pass along to your Realtor and potential buyers.

If you have waterfront property, it's an
asset to have a strong seawall or bulkhead.

Disclose everything

It's not just our coastlines that are at risk, the Great Lakes area, major and minor rivers, and navigable canals also flood. Heavy rains, poor drainage, and even nearby construction projects are risks. Buyers and their real estate agents who are aware of the possibility of flooding in your neighborhood will want facts about your area, and about your home in particular.

If your house has been flooded, be upfront about it during negotiations. Show buyers what remedies you have added to make it more resilient, such as floating/click-lock LVP flooring that can be removed, dried, and reinstalled. Or waterproof doors, seawalls, flood barriers, or landscaping adjustments. A back-up power generator is a real bonus.

Being upfront about the risk of flooding will build trust between you and the buyer during negotiations.

If your property is in a popular resort area, your buyer might have plans to use your home for short-term rentals using services like VRBO, Airbnb, and others. Let your buyer know if there are local ordinances prohibiting or restricting short term rentals, and what rents he can expect to charge.

Non-local buyers shopping online appreciate
accurate and numerous photos before
they travel to the area for a home tour.

Reassure reluctant buyers

Buyers who expect a bargain because your home is in a flood plain might need to be educated. Your Realtor can point to statistics that specify the probability of your property being flooded. Local governments make these stats public information.

But your Realtor should also document for buyers how other homes in the neighborhood have appreciated in value over time.

There are ways you can emphasize special features of your home not affected by rising water. The sales copy on your online listing should mention perks like the view, boating and recreational access, good schools, access to shopping and restaurants, and even how many other homes have recently sold in the area for good prices.

A local Realtor can steer buyers to lenders with experience creating mortgages for houses in flood-prone areas.

A nautical chart like this one adds
some local charm without
being too cute or beachy.
Photo: Nautical Chart Company

Explain insurance info

Buyers who do not need a loan to buy your home may not understand the importance of carrying flood insurance. If they are getting a mortgage, their lender will require it. They may not know that most standard homeowners' insurance does not cover flood damage. When my home was flooded, FEMA rescued us financially. We were pleasantly surprised by how quick and cooperative FEMA was.

You can provide information from your regular home insurance company about low-cost options for water damage, including leaks from roof damage or a leaking water heater. Make sure buyers know that your property is not uninsurable. Emphasize that the right insurance policy buys peace of mind!

Get the look, get the book

Make it easy for buyers to be confident that your home is priced right and is in a secure location. With a few weather-smart upgrades, honest negotiations, and the right kind of homestaging, you'll convince them that the problems facing homes in food-prone areas are offset by the advantages of living by the water.

Get smart staging advice in my homestaging eBooks. You can download them now and begin getting your home ready for sale!

Top Photo: Cottage Fever Interior Design

Why Prep Now For Spring

2026-03-01T17:36:42.559-05:00

If springtime is considered prime house-selling season, winter is prime house-prepping season..

With winter's major holidays behind, and summer activities like travel, vacations, graduations, and anniversaries ahead, winter is the sweet spot for doing whatever your home needs to sell fast for the price you want!

Then, come spring, you’re not getting ready to sell. You're ready to sell. Here's how to make the most of winter.

See your weak spots

In winter, you're more likely to see your home's problem areas. When you spend more time indoors, you're more likely to notice any of the following: rooms that look dreary, windows that are drafty, interior lighting that isn't bright enough, or areas that have an unpleasant scent.

Outside your house, winter landscapes can look barren and boring compared to how your property looks in summer -- lush and healthy. So, winter's the best time to analyze the layout of your landscape, its hardscape, and any cluttered or barren areas.

Do you have a clear and welcoming path to the front door? Are there any bare tree branches overhanging the roof? Have shrubs overgrown their space, needing pruning? Are dormant flower beds in need of a top dressing?

Now's the time to address your all-important curb appeal. Paint your front door. Maybe add a handsome, upgraded garage door or some flower boxes under your front windows. Pressure wash the driveway. If your siding is mildewed or dirty, pressure wash that also.

In winter, your landscape may be
stripped to its basic design,
and the trees and shrubs
that anchor it all year long.

You're ready for spring

Selling a home and moving are stressful events. You can't ignore your mental health. Once you've pared down furnishings that don't increase the perceived value of your home, cleaned and organized closets, cabinets, basement, garage, and attic, and had important repairs done, you'll feel empowered and ready for staging.

So, when spring arrives, you'll be ready to hit the market instead of hurrying through packing up and staging your home. Without the pressure that comes with rushing, you can make good decisions during negotiations.

Many people are considering moving to a better climate or are moving because they've received a promotion or a healthy tax refund. And renters, who make up 34% of Americans, are often ready to become homeowners.

By the time your home is listed,
you'll know you've done
your best to make it desirable,
without stressing yourself.

It's bargain time

One of the most common New Year's resolutions people make is to declutter their homes. That means early in the year thrift stores are well-stocked with furnishings and decor items. Although for most parts of our country, garage sales are a winter rarity, sources like Facebook Marketplace, Etsy, and Craigslist thrive during the winter. These are good sources of like-new furniture, lamps, mirrors, artwork, and even curtains and draperies.

Prepping your home over the winter months also means you can spread your expenses over a few months rather than rushing to beat the Spring rush.

If it bothers you to think you have to spend money to sell your home, remember that your home is an investment. Think of it as a business. Ask any successful business owner, and you'll hear that phrase, "To make money, you need to spend money." A poorly presented home will attract flippers and bottom feeders instead of people willing to spend more to achieve the lifestyle they want. Your job as a seller is to create the image of that lifestyle.

Local thrift stores and Facebook
Marketplace are my favorite sources
for staging furniture and props.

Contractors are available

One of the most overlooked perks of winter prep is that many professionals that you need have a "slow season." That means you're likely to get a quicker response, easier scheduling, and competitive price quotes. Crews might even have time to give the job extra attention if they aren't pressed for time.

Winter's a great time to find painters, landscapers, HVAC experts, flooring companies, carpet cleaners, gutter and roofing repairers, a handyman, and a home inspector. Calling and connecting with these contractors, you won't be scrambling for last-minute fixes, and you can get the jump on other sellers to line up a Realtor!

Most tradespeople have a busy
season and a slow season. A slow
season can benefit both the customer
and the contractor. Photo: New Age Air

Get the look, get the book

The sooner you begin getting your home market-ready, the smoother the sale will go. This slower approach to home prepping also makes it easier for you to emotionally detach from your home and look forward to your next one.

To learn other ways to make your home sell faster for more money, download my eBook, DIY Home Staging Tips to Make Your Home Sell Fast and For Top Dollar. You'll discover a wealth of ways to make your home look more expensive without hiring a professional homestager.

How to Make Your Home Smell Great

2026-02-15T10:56:10.448-05:00

Humans are wired to respond to scents. Dirt, debris, dust, dander, and daily activities add their unique scent to a house, and it's not always pleasant. When you have a house for sale, its indoor scent needs to evoke positive feelings.

Here's how to eliminate unpleasant household odors, and how to add the scents that help buyers immediately feel comfortable in your house. Your signature scent could be what makes buyers remember your home after a day of touring different homes.

Deep clean

All but the most organized and energetic homeowners put off major cleaning projects. I confess I don't tackle regular closet purges, take on garage overhauls, and wash window screens yearly.

An all-white color palette can reassure
buyers your home is clean.

When it's time to sell your home, it's time to make it look good and smell good. First step: removing clutter and, if possible, whatever won't be part of your final staging. With fewer small things to get in the way, your cleaning will go more quickly, and you'll have better results.

If you can fit it in your home-prepping budget, paying for a professional deep clean will free you up to manage other staging tasks.

Freshen the air

Good indoor ventilation is what makes your home feel comfortable and smell fresh. This doesn't mean you have to open all your windows. In some areas, pollen could be a problem, or it is too hot, too cold, too noisy, too windy, or too humid.

Count on your HVAC system, or on ceiling fans, and dehumidifiers to circulate and clean the air. Odors from pets, smoking, cooking, dirty laundry, and chemicals from construction, painting, and craft projects can linger if your indoor air isn't circulated. Many models of air purifiers with HEPA filters are compact, good-looking, inexpensive, and do a good job -- perfect for homestaging. .

A diffuser doesn't need to
stand alone. Make it part of an artful
tabletop or counter arrangement.
Photo: Pepper and Oak Candle Company

Prevent moisture

One of the most common sources of indoor air that doesn't feel fresh is humidity, and the mildew and mold it causes. Mildew can grow gradually over time from spills, a water leak, or poor plumbing, so you may become accustomed to the smell.

Most of us all know the look of mildew's powdery, grey coloring on surfaces that don't get adequate ventilation or light, surfaces that stay damp too long.

Mildew and mold are not the same. Mold spores are microscopic and may not be visible to the naked eye, but mold becomes noticeable if untreated. Although they may not smell it, buyers will recognize mold and mildew as a sign of poor maintenance. And people with mold allergies will have a reaction.

Crawl spaces, basements, cabinets and vanities under faucets, and shower stalls are common areas for mold. If there is a roof leak, walls and ceilings may be hiding mold and mildew. A damaged sewer line will also create unpleasant aromas. A home inspector will do moisture readings of these places. Remediation can get pricey, so the best bet is preventative measures, and getting a water audit from a plumber to find hidden leaks.

Bathroom air is commonly humid. Use your
exhaust fan when showering and to help
towels, shower curtains and rugs dry
quickly. Photo: Jim Franco via BHG

Go natural

Add fragrance from nature instead of the chem lab. I'm not talking about bouquets of flowers. I'm talking about essential oils, which are gaining in popularity as people become aware of the health problems associated with artificial fragrances. I've blogged about how artificial fragrances are messing with your health and what you can do about it.

Diffusers that use essential oils will gently scent the air in your home, and are common enough that they don't signal that you are masking problem aromas. Don't equate "fragrance oils" with essential oils, which are derived from plants such as lavender, cedar, pine, jasmine, rose, and sandalwood.

Do not use plug-in air fresheners. They are fire hazards, so I never use or recommend them.

Living plants help purify indoor air, but you would need many plants to measurably purify the space the way an air purifier does. Well-staged rooms always include some foliage, so choose from these plants that help clean the air: hardy snake plant, peace lily, spider plant, pothos, rubber plant, English ivy, Boston fern, and philodendron. A blooming lavender plant would be a lovely way to scent any room, especially in a sunny spot. Here's how to take care of a lavender plant.

A sunny window is the perfect spot
for a fragrant lavender plant.
Photo: Future via Ideal Home

Get the look, get the book

Don't let the scents in your home distract homebuyers touring your home. Make it easy for them to love your home by removing problem smells and adding "feel good" scents.

You'll find more advice on making buyers want to buy your home in my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You can download it now here and start staging it yourself with simple, economical tricks and projects that add value to your home.

Six Reasons to Stage Your Exterior Spaces

2026-02-05T10:25:00.001-05:00

Home buyers will tell their Realtor how many bedrooms and bathrooms they want. They'll talk about square footage and location. And although they may not add it to their wish list, outdoor living space is still important to buyers.

If the grounds outside your home make it easy for them to imagine a lifestyle they want to step into, you're more likely to see a purchase offer. Making your outdoor features like a porch, patio, balcony, deck, or yard isn't as complicated as staging your indoor spaces.

Here are six ways improving what's outside your home will help sell your home.

Your online photo looks better

Your home's first photo on MLS online listings and sites like Zillow, Trulia, and Realtor.com is like your LinkedIn profile shot. People will make a snap judgment about whether they like it or not.

Professional real estate photographers know how to flatter your home and still represent it honestly. Encourage your Realtor to hire one. And then, be ready for him. Remove clutter and other distractions from around the building. Now's the time to manicure the shrubbery, top dress any beds with mulch, and pressure wash paved surfaces.

The outside entrance of a home should
include some welcoming and interesting
details. Photo: Atlantic Archives

Buyers value a good neighborhood

No one wants to own the worst house on the street. And people judge a home (and its owners) by how it looks from the street. Make sure your property comes up to neighborhood standards.

A home purchase represents a significant, long-term financial investment. For most people, it is the largest asset they will own. They want to feel confident they are making a smart decision. Build their confidence with a well-tended property.

A beautiful lawn influences how buyers perceive the rest of your property. Green grass suggests care and comfort. Surveys indicate that 90% of Americans prefer living in homes surrounded by grass lawns. If your home is in a region where lawn watering is rationed or impractical, use hardscape and zone-appropriate plants to create that cared-for look.

Photo: A lawn needn't encompass the
entire front expanse of a property.
Hardscape is part of this landscape.

Children need outdoor time

Young families will look for homes that are kid-friendly, ones that provide space for children to be outside and engaged. Today's parents are aware of how much screen time their children are getting and how little time they spend outdoors.

A study referenced by Sanford Health reveals that American children average only four to seven minutes a day of unstructured outdoor play. Make your outdoor spaces easy for families to envision how they can reclaim that lost outdoor time.

You don't need to install a sandbox and a swingset to make your point. Simple things like a path of stepping stones, a fountain, a picnic table, or a small table and chairs suggest that children can spend time there safely. A fenced yard is a big plus.

Outdoor entertaining is popular

You'll want your yard to look like a haven for kids but also an oasis for adults. Make sure a porch, terrace, deck, or patio is clean, in good repair, and staged with some comfortable outdoor furniture.

Depending on the season when your home is listed, a grill, a cornhole game, a badminton set, or a croquet game could be additions that make the point that your yard is a natural for entertaining. Here's how to build a firepit for less than $100. If you have a storage shed on the grounds, let that be part of what makes your home special.

Landscapes are for relaxing

People purchasing a home are hoping for a better lifestyle, one that gives them time to relax and enjoy their new home. If your outdoor areas are staged right, you'll make it easy for them to imagine how they will spend their leisure time.

If you have a balcony or porch, don't ignore it when it's time to sell. I've blogged about the value a porch adds and how to stage it.

There's usually room for a small
seating arrangement on most porches.
Photo: Bria Hammel Interiors.

Consider adding a small private seating area in a corner of your yard. It helps if hedges or a trellis or fencing give it a feeling of enclosure. A windchime or small fountain adds soothing sounds, and a birdbath or birdfeeder introduces a focal point, plus the sounds and sights of nature. If summers are hot where you live, make sure there is a shady place to sit outside and relax.

Everyone wants a good view

Do any of the windows in your house have a view that you enjoy? If so, you'll want to show it off with effective staging. Keep window treatments from blocking any desirable views like waterfront, mountains, or an attractive cityscape.

Photo: A good view from inside can be
close by or distant, natural or planned.

The value a view adds to a property depends on various things. Buyers may question whether the scenery could change because of future construction or the growth of trees. But an eye-catching view can help your home stand out in the market.

One deal-breaker for sellers is a view that's unpleasant. It could be something like a next-door neighbor whose backyard -- one that your bedroom window overlooks -- is a junkyard of discarded auto parts and materials he intends to recycle someday! Now's the time to create window treatments that let in light but mask any scenes that aren't an asset to your property. I like cafe curtains for that purpose.

Get the look, get the book

Elevating an outdoor space with staging isn’t about adding extravagant features. It’s about presenting the yard with purpose. Your staging can make a difference between a showing that’s forgettable and one that sticks in buyers' minds. Make it easy for them to imagine relaxing, entertaining, and enjoying life both inside and outside your home.

My homestaging eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar will give you all the advice and encouragement you need to do it yourself. Download it now to get started with the kind of staging that's simple, economical, and effective!

DIY or Hire a Pro?

2026-01-29T09:54:00.000-05:00

If you're like me, taking on a new DIY project is exciting. It's satisfying to put your personal stamp on a plan and, at the same time, save money. But -- surprise! -- not every task is as simple as it looks once you dig in.

Some projects demand specialized tools, technical knowledge, or physical effort that turn a fun job into something overwhelming or even dangerous.

However, there are ways to approach DIYing that save you money, deliver the results you want, and avoid common pitfalls.

What to consider

Typical homeowners begin staging their home once they're serious about selling it. If this is you, then you could be searching for your next home at the same time that you're prepping your present one. You're probably talking with a Realtor or two, assessing what needs fixing, juggling the timing and other logistics of a move, and trying to decide what to discard, sell, donate, or pack.

That's a lot on your plate.

Maybe it's time to hand off some of your tasks to others. These would be the jobs that require expertise you don't have, the ones that clearly increase the value of your home, and the ones that are dangerous or require a license or equipment you don't have.

You want your home to be picture-perfect
when it's listed. Staging it yourself will
help you achieve that goal.

Find a Realtor

I never recommend people go the For Sale By Owner route. I know that people complain about the commission real estate agents get, but if you consider the benefits a trained and licensed Realtor brings to the process, you'll see how cost-effective it can be.

The agent can reach a far wider, ready-to-buy audience than you can, and will screen people so you don't waste your time with "Lookie-Loos." She'll line you up with an attorney to make sure all the 't's are crossed and 'i's are dotted. She'll handle all the timelines, disclosures, legal landmines, and time-consuming communications that happen between a showing and a closing.

Likewise, a home inspector brings the same level of knowledge to your selling process. I've blogged about the value of having your home inspected professionally before you list it. No home is perfect. An inspector will identify issues before buyers do so you can fix them on your own terms. These issues are often the kinds of things that make a buyer walk away or ask for a serious discount.

I like photos like this, ones that show
buyers more about the floor plan of a home.

Schedule a photographer

Photos drive showings! Getting a photographer onboard is usually something your listing agent will take care of. Be particular, and ask for samples of his work. Today's buyers expect multiple exterior photos and pictures of each room, often from different angles. Higher-end homes require video tours and drone shots.

This is not a DIY project for you or your agent, because, no matter how experienced you are with your camera, without the pro-grade equipment and know-how a real estate photographer has, you're likely to end up with poorly composed, unevenly lit photos that don't flatter your property.

It's easy to find poor real estate photos like
this one, where the walls are angled wrong
because the photographer was inexperienced.

Play by the rules

You can learn how to change an ugly light fixture, rewire a lamp secondhand, add a fancy doorbell camera, or update outdated electrical outlets by watching a YouTube video or following the manufacturer's instructions. But complicated electrical tasks should be left to licensed electricians. In some states, it is illegal to do your own electrical work.

Besides electrical work, some plumbing repairs demand the expertise and license of a plumber. Did you know that natural gas connections like gas logs and gas water heaters require professional checking before turning on the gas? A plumber will make sure there are no water or gas leaks.

And a HVAC pro will make sure the ductwork is intact and that your heating and cooling systems are working at their peak efficiency. When you pay a professional to help get your home to market, you can then document that these things have been taken care of and are safe and updated. These docs become part of your sales package.

Air conditioning units, heat pumps, ducting,
and other HVAC equipment is
an important consideration for buyers.

Minimize mistakes

You'll be able to choose the perfect paint color for your walls, clean your windows, sew new pillow covers, and patch nail holes in your walls, but other projects could call for someone who does this job every day. A company or professional tradesperson can help you avoid mistakes like choosing the wrong color roof, or doing a sloppy job recaulking around your bathub.

One rule of thumb can be "If it's YouTube-Simple and you're handy, then do it yourself. Otherwise, turn to the pros."

I've blogged about mistakes I've learned from by doing DIY projects.

Avoid danger

I've also blogged about the hidden dangers of DIY projects for home stagers and others.

If you're not used to lifting or exerting yourself in other ways, you could injure yourself when tackling some home-prepping projects. For example, according to This Old House, three of the main benefits of working with a professional junk removal company include saving you time, minimizing stress, and preventing you from straining your back moving heavy things.

Equip yourself, maybe

Finally, ask yourself if you have the tools to DIY a staging job the right way. Painting window trim, and cleaning gutters calls for a ladder. If you want to clean your vinyl siding well, you will need a pressure washer. To clean carpeting, you'll want a steam cleaner. There are times when hiring an HVAC company, a range hood cleaning service, window washers, or a landscaper makes far more sense than renting equipment and doing the work yourself.

Get the look, get the book

Of course, you want to save time and money, and to enjoy the satisfaction of a job done well. But knowing when to step back and hire a professional can protect your time, budget, and safety.

When it comes to the finer details of homestaging, I always encourage sellers to do it themselves, whether decluttering, organizing, rearranging furniture, or sprucing up the front entrance. There are still plenty of safe and satisfying DIY homestaging projects that return good profits at selling time. Some, such as creating a wreath or staging a manel, can provide some relaxation at a time that can be stressful.

Wherever you are in the selling process, be sure to download my eBook, DIY HomeStaging Tips to Sell Your Home Fast and For top Dollar. It will help you choose and succeed when you take on the DIY projects that make a home more valuable.

Upgrades That Make "Cents"

2026-01-22T11:50:49.171-05:00

You can spend a lot of money getting your home ready for buyers, or you can "just list it" and spend nothing. I recommend a happy medium: Spend where you will see a good return on your money. Here's a list of some improvements that are worth your investment because they make your home outshine the competition.

Paint your walls

All buyers see their home purchase as a new beginning. So, it makes sense to showcase your home as new, no matter what its age. Staging is one of the most powerful ways to make a house feel newer.

Painting gives you the biggest bang for your homestaging buck. Newly painted walls make a home look and even smell new and clean. Extra credit if you also paint the trim -- your baseboards and the casings around doors. To make this DIY project easier, tackle one room at a time, and use the same color paint throughout the house.

Choose a paint color that will
coordinate with the fixtures
in your home that are fixed.
Photo: Morgan Harrison Home

If the kitchen and baths in your home have paintable cabinets, ask yourself if they would benefit from a refresh. Depending on the price point and market for your home, it may be beneficial to have them professionally spray-painted. Or even replaced.

Get techy

You can also impress buyers with how up-to-date your home is by adding simple things like a smart thermostat, smart doorbell, programmable lights, and security features like smart locks and surveillance cameras, smoke detectors, and leak sensors. If you have excellent internet access, ensure your listing reflects this.

Homes with useful and current tech stand out and command higher prices. Smart lighting and smart appliances make a home feel modern and new, and buyers will factor in their convenience, safety, and energy savings when they make that purchase offer.

Installing battery-powered smoke detectors
in your home can be on your DIY list. Photo: Anji

Replace windows

Old wooden windows are a sure way to lose points with buyers. Old windows are inefficient and a maintenance problem. New windows update the look of your home

What I love about today's modern vinyl windows is that they can tilt in for easy cleaning. Buyers know that new windows also offer improved insulation, which helps maintain indoor temperatures and reduce heating and cooling costs.

So, count your windows. According to Consumer Reports, the typical cost to replace a vinyl window is about $550. Do the math and see if replacement is affordable now that you want to sell. New windows impress buyers. Remember that the longer your home sits on the market, the less profit you'll see from its sale because you'll have ongoing maintenance costs.

New vinyl windows refresh the look of
both the exterior and the
interior of a home. Photo: PJ.Fitzpatrick

Update water heater

Another feature you can brag about in your online listing is a modern water heating system. Rather than a traditional water heater, today's heat pump water heaters save money on both energy and water usage. For example, according to NSW Climate and Energy Action, these units can cut hot water energy use by up to a whopping 75% compared to conventional electric storage systems.

An updated water heating system will last longer and require less care than traditional water heaters. Be sure your listing agent is aware of these advantages. Realtors will often research water and energy costs for your property, and it helps if you can provide proof of what you've been paying.

If you are marketing your home to investors who will use the property as a rental, switching to a tankless hot water system makes sense. These systems save space, reduce maintenance costs, and are a financial plus for renters.

Make minor changes

Even though you may consider minor fixes and remedies for deferred maintenance as "repairs," your online listing can call them "upgrades." It makes a difference in a buyer's mind because the term "upgrades" indicates that the home was pampered rather than just patched as problems arose.

A smart buyer and the home inspector he hires will check for things like the condition of attic insulation, and any moisture in walls, crawl spaces and around all plumbing fixtures. You can get ahead of the curve by hiring your own inspector or plumber to examine your home for leaks, moisture, and exterior drainage.

According to Plumbing Manufacturers International, 13.7% of water usage in an average home is caused by leaks. Even small drips from faucets, running toilets, or inefficient showerheads will add up to wasted water and higher utility bills.

Flooring sets the tone of your house. Reevaluate your wood floors to see if they will benefit from a refresh. I like Method Squirt and Mop Wood Floor Cleaner. Swiffer makes a cleaner just for LVP floors. If your carpets show signs of wear, it's time to replace before your list. (You needn't buy the top-of-the-line carpeting.)

Refresh the exterior

If you focus on curb appeal, you'll cash in on some of the most profitable upgrades.

You can paint or restyle or replace your overhead garage door. Here are some before and after photos that demonstrate the power of a garage door facelift.

No matter what season, when
your home is photographed,
it can look fresh and inviting.

Just like your interior spaces, your outdoor spaces probably need decluttering and simplifying before the photographer gets there. Make sure plants are healthy and tidy, and that walkways are clear, safe, and obvious. Is it time to pressure wash your home's exterior?

Get the look, get the book

Are you on a journey to get your home sold? It's never too early to start thinking about how to make it more valuable. My DIY home staging ebooks will give you the ideas, inspiration and plans to make the most of your efforts. Don't leave without downloading DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You're one click away from a profitable sale.

Top Photo: Julie Soefer

Stage Your Home With What You Have

2025-12-18T09:15:00.000-05:00

A look at any decor magazine, or designer's online portfolio, or home improvement website will tell you that today there's no one way to decorate a home. That's good news if you are trying to sell your home.

No matter the architectural style of your home, your decor choices are wide open. A properly staged home will flatter your home, but also let buyers imagine their own furnishings as they tour your property.

Add variety

So, ignore the decorating rules of decades ago. Now you can mix things up when staging. This is welcome news for those of you who inherited furnishings or decor items that you might not have chosen. Or if you love to haunt thrift stores, or have naturally eclectic taste.

Need examples? You can hang a traditional landscape painting in your mid-century home. Or stage your cottage home with that contemporary loveseat you own. How about adding a vintage bar cart to your otherwise sleek dining room? You could dress up an older bathroom with a Picasso poster. Or lay an oversized buffalo plaid blanket over the bench in your girly bedroom.

Juxtaposing different styles is one easy way you'll appeal to different types of buyers.

No one says you need to have matching
styles of furniture or artwork when
staging. Photo: Ballard

The wood table and chairs soften the
feel of this contemporary kitchen.
Photo: Harrell Design and Build

Unbreakable rules

There's one homestaging formula that makes it possible to stage with an assortment of furnishings. The rule is that all your interior walls should be the same color. Trust me on this. Your home will look larger, cleaner, and more intentional.

If you are reluctant to tackle a major painting project, here are two tips make the job easier. There's no need to empty the room of furniture. Just push everything to the middle of the room, leaving a 3-foot wide area around the perimeter. My other painting tip is to use a long handle on your paint roller, and pour your paint into a 5-gallon bucket rather than the typical, shallow pan. These professional painting methods will save your wrist and your back.

When your walls are a neutral color,
your accessories can provide shots
of other colors. Photo: Cailini Coastal

Another unbreakable rule is that your home needs to be super-clean. My best tip for easy cleaning is to find a formula that works for you -- either tackle it all at once, or in small chunks of time. Of course, decluttering comes before cleaning.

Make smart updates

No matter what the age or style of the house you are selling, it's best to get a home inspection before listing. Then, you can take care of whatever an inspector points out. Doing so prevents you from lowering your price. Or losing a good buyer. Or slowing down the purchase process while you make repairs.

Unless you are selling "as is," buyers expect a roof in good condition. They want appliances that work, if they convey. They want energy efficiency like replacement windows, and modern technology like smart thermostats. They like outdoor spaces that function for recreation and entertaining.

Adding smart technology like security
cameras shows buyers that you have
made recent upgrades. Photo: Bob Vila

Where to get help

There are times when DIY is the best course of action. But if your house needs to change things like the layout of your kitchen, a professional designer and builder will guarantee that it works with how people cook, entertain, and move through the area. Tip: It helps save money if you can maintain the same plumbing locations.

Some sources of free advice are the salespeople at home improvement stores, established hardware stores like Ace, and reliable paint stores like Sherwin-Williams.

Plan your outdoor photo

The front view of your home is what gives prospective buyers their first impression of it. Today's curb appeal is online. Make sure things like your landscaping, house siding, and roofing are in good shape.

When the professional real estate photographer arrives, be ready. Relocate things like recycling containers and vehicles ahead of schedule, especially if drone photography is part of his plan.

If you have flexibility with choosing the time of year to sell your home, choose the season when the outdoors looks as good as it can.

Your profile photo is like a dating app photo!
Make it flattering, but still honest.

Get the look, get the book

I've blogged about how to market your home to women, and to senior buyers, and how to appeal to Millennial homebuyers. You'll see that all of today's buyers aren't strict about traditional design norms.

But they do share some needs and wants. They all want clean homes in good repair, with upgrades that reflect today's smart technology. After you've satisfied those needs, you can have fun decorating your home with what you already own.

For more ideas on how to sell your home fast for a price you like, be sure to check my homestaging eBooks. You'll find encouragement, money-saving shortcuts, formulas for cleaning and decluttering, and DIY projects that make a difference.

Top photo: Sarah Richardson

It Takes a Team To Sell a Home

2025-11-12T09:48:00.000-05:00

When it's time to sell your home, calling a Realtor is likely your first step. That's a great start, but there are additional early steps you can take to make your home sale go smoothly, profitably, and easier for you.

Help your agent

If you've chosen the right listing agent, your communications will go easily. I've found that whenever you've made anyone's job easier, you've made a friend. By getting the right facts to your Realtor, you'll make sure your listing is accurate, and at the same time, free her up to do what she does best.

Photos that indicate how rooms are laid out
help potential buyers visualize a floor plan.
Photo: Stefano Ukmar for The New York Times

Your Realtor should know the age, neighborhood, lot size, and square footage of your home. You can add to her evaluation of your property if you provide current info on taxes, utilities, insurance premiums, and any HOA dues. Inform her of local ordinances and amenities, like regular recycling programs and rules governing landscaping, or the number of vehicles allowed on the property.

Selling a condo or apartment in a complex
calls for flattering photos of the property.

Tell her about commute times and local parks or walking trails. Tell her what you love about the floorplan of your home, the views, the access to amenities, high-speed internet, and any upgrades or high-end appliances that convey. Tell her about the features that buyers might not notice, like an energy-efficient HVAC, smart thermostat, extra insulation, or replacement windows that will reduce their energy bill.

Call in experts

A home on the market needs to be spotless. A home that's ultraclean and priced right will sell! Deep clean everything. Consider hiring a professional team to tackle it efficiently, quickly, and thoroughly. If you do the deep clean yourself, focus on the kitchen, bathrooms, and windows.

Your kitchen can be a deal-maker
or a deal-breaker. The cleaner it is,
the more lovable it will be to buyers.

A home inspector is on your team, too. I always recommend paying for an inspection before listing. It's the one way to avoid surprises when the buyers hire their own inspector.

Now's the time to fix tiny problems like leaky faucets, loose doorknobs, and scuffed paint. These details make a good impression. To tackle bigger issues, make a list of things like a deck or driveway that needs pressure washing, a toilet that needs replacing, or electrical work that's not to code. Then, hire the plumber or a handyman, and an electrician to make sure you will pass that inspection.

Older buildings can be retrofitted
with more energy-efficient
windows that still look appropriate.

Get photogenic

A real estate photographer is another part of your sales team. If your Realtor doesn't pay for this service, it will be worth it to foot the bill yourself!

Be ready when the photographer arrives. The profile shot that headlines your listing will entice buyers, or not. So, prioritize your home's exterior. Mow the grass, trim shrubbery, mulch flower beds. A welcoming exterior sets the tone before buyers even walk in, so add a fresh doormat and something bright like a plant in a colorful pot.

I love the look of this front entrance.
Its doorway seems to beckon at the end
of a stone pathway bordered by shrubs.

Remove clutter from outside, and repair what looks old. How old is your roof? A roof that looks old ages your home. Make the details of your roof part of your documents -- the style, material, quality, and any assets like fireproofing, impact resistance, energy efficiency, and longevity.

Of course, you will stage your home, even if it is just rearranging furniture to make rooms look larger and still cozy. Don't count on your listing agent or the photographer to move things around to tweak your staging. Be prepared, and then get out of your photographer's way.

If your neighborhood or your lot adds
value, let buyers know it by using
drone photography in your listing.

Check your attitude

Don't be the problem-seller that Realtors dread. Make it easy for your property to be shown. Try to say “yes” to last-minute visits because buyers often choose homes they can see right away. Then, leave when there's a showing. Buyers feel more comfortable exploring if the owner isn’t there. And a Realtor can better highlight features and answer questions freely.

Be flexible with your pricing. Depending on your market, you may get offers above asking, but you may have to offer discounts in a cooler real estate market. Don't base your price on what you need, but on what it's realistically worth now.

Take advantage of what's special about your
location and its unique style, the way this
bedroom's staging reflects a tropical vibe.

Get the look, get the book

I know what you are thinking: that I am asking you to hire helpers and spend money on too many people just to get your house ready for market. But if you get advice and labor from the right professionals, you'll avoid costly mistakes and have a better chance to maximize your biggest investment -- your home.

For more tips on how to sell your home, don't leave without downloading my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar.

The Secret to a Great Landscape

2025-10-07T13:18:00.000-04:00

We all know how important curb appeal is when a home is for sale. For years, we've heard Realtors and homestagers preach about it.

Yet many homes hit the market without maximizing the value of their landscape. They might powerwash the building, sweep the sidewalks, plant flowering annuals, and paint the front door, but something's missing.

It's called maintenance. If you want your home to stand out when buyers come for a viewing, landscape maintenance can't be limited to just mowing the grass.

Where to start

Whenever I've renovated a house, I've started with the exterior. It lets the neighborhood know that better things are to come. You never know where your buyer (or renter) will come from.

It's always a good idea to get quotes from several landscaping companies. You'll learn from each of them, helping you make an informed decision. You'll probably get better results by working with one company rather than different contractors for different jobs.

You don’t need a total redesign or a costly planting plan. When the pros do the work, you know that your exterior is looking its best: weeds gone, edges neat, shrubs shaped, and freshly mulched.

Professionals will spot trouble you may not be aware of. Maybe you haven't noticed dead tree limbs, patchy turf, a drainage problem, or shrubbery that blocks windows.

When buyers see a large expanse of lawn,
they may dread having to mow it. But
you can document how economical it is
to hire a routine landscape service.

Make decisions

If you've neglected your yard and it looks unhealthy, weedy, crowded or sparse, it's even more important to bring it up to speed now that you are selling. Don't fall for this line of thinking: "It was good enough for me. It'll be good enough for the next fellow!" That's just lazy short-sightedness! A properly maintained landscape can increase your home's value by 20%.

If you are stretching your budget (and who isn't?), skip some major projects that might not have the same return as an improved landscape. Your Realtor should be able to advise you, so that you can compete with other homes in your market.

Some cost-cutting techniques might include pruning overgrown shrubs and trees rather than removing or replacing them, heavily mulching overgrown flower beds or areas where turf is struggling, top dressing mulched areas with fresh mulch, adding a focal point like a bird bath or arbor to make the landscape more interesting, overseeding grass instead of bringing in new sod, and watering or fertilizing plants that need attention.

When your home is surrounded by
similar homes, you'll want your yard to
look as good and -- ideally -- even better
than the neighboring homes.

Ongoing care

How often you need routine follow-up lawn care will depend on the season of the year, the style of your landscape, and your climate zone.

One thing's for sure. Maintenance equals beauty. When buyers shop for their next home, they want to feel like they are moving up the social ladder. So, the last thing they are interested in viewing is the worst house on the street. Make your home the most beautiful with continuing care.

Even after you have a purchase offer, don't ignore your landscape. Sometimes deals fall apart before you get to close, and then you are back to square one.

Another advantage of using a commercial
company to improve your landscape is that
they can buy your plants at wholesale prices.

Buyers are more inclined to make offers on homes that impress them at first glance. The small amount you spend on upkeep will return the investment if you hire professionals. The financial returns can stem not just from the price you get, but from fewer days on the market, as well. You'll also save time and worry, and know you are getting results that help sell your home.

Get the look, get the book

Don't leave before downloading my eBook, DIY Home Staging Tips to Sell Your Home Fast and for Top Dollar. You'll discover all my tips of the trade to make your home the one buyers remember and want to buy. Staging is more than fluffing pillows and cleaning out your closets. I'll simplify it for you with foolproof formulas and steps to take!

All photos: Cooper's Lawn & Landscaping, LLC

Sell Your House? Or Rent it Out?

2025-09-24T09:02:00.000-04:00

Many parts of the US are experiencing a shortage of rental homes now.

If you are planning to sell your home soon, and you can move to your next house without cashing out of your present one, maintaining it as a rental property might be worth considering.

There are both perks and problems to being a landlord. You might be surprised to discover that selling your home now isn't the best path.

When I talk to people about owning rental property, a common response is, "Oh, I would never want to be a landlord." As a long-time landlady myself, I can tell you that -- done right -- owning a rental property doesn't mean one problem after another, as many former rental property owners insist.

Here are my best tips for investing in real estate that's financially profitable and hassle-free.

Perks of renting

To help you decide whether the advantages outweigh the challenges for you, let's look first at what you'll gain by keeping the house.

Statistically, it's accurate to say that your house will continue to appreciate. Real estate is historically one of your best investments, the only downsides being that it is not a liquid asset, and it does take maintenance.

If the prospect of staging your home
seems daunting, renting it is one way
to avoid staging and still realize profits.

As the owner of a rental property, you'll have some tax benefits, like deductions for mortgage interest, depreciation, repairs, and maintenance. On the other hand, if you sell the house for more than what you paid for it, you could be subject to capital gains tax on some of the profits.

Your rental property will pay for itself if you plan right. The rental income should cover all expenses and then some. So, if the home is paid in full now, you should have an ongoing, positive cash flow.

And, consider this: You might decide in the future to move back to this house. People often return to a location because of employment, economics, or family.

A rental house is not always
welcome in some neighborhoods.
So, it's important to keep the
property looking well-cared-for.

Landlord dos and don'ts

Assuming you don't want to hire a rental property management company, there are some tactics you'll have to learn. There's no shortage of online advice. Here are some of my tips.

Make sure the rent covers all your expenses, including a buffer for vacancies. Add up your mortgage, taxes, insurance, maintenance (like lawn or pool service), and any HOA fees. Estimate the costs of routine pressure washing of the exterior, and unexpected repairs. If you are going to hire a rental agency, add that figure as well.

Never show the house when tenants are still living there. Do not suggest a rent-to-own arrangement.

Do not let tenants pay a security deposit in installments. If money is a problem now, money will probably be a problem again.

Do not pay for utilities like electricity and water usage.

Do not rent to relatives or close friends. My opinion: It's tricky to mix business with friendships or relatives. You should be friendly to your tenants, but do not become friends with them.

Posting a sign out front isn't always the best idea.
It hints that the property is vacant and
could be vandalized. Also, unless you advertise
the price, you will get many dead-end inquiries.

How to advertise

There's a slew of options when it's time to list your home for rent. You could start with TurboTenant, one that's popular with landlords with "small portfolios." Some of these platforms offer other services in addition to online advertising.

Sites like Zillow, Facebook Marketplace, Craigslist, and Apartments.com make it easy to compile the facts of your ad, by simply filling in the blanks.

Much like homebuyers, renters want to know the number of bedrooms and bathrooms, square footage, the cost, and the location of the house. But renters are usually more flexible because it's not a big investment and not as permanent.

Be sure to include a list of the special features your house has. Mention perks like water or mountain views, neighborhood parks or walking trails, a fenced backyard, solar-powered outdoor lighting, gas logs, a private patio, a tankless water heater, lawn care service, convenient public transportation, or a community pool.

Make sure prospective tenants know before you show them the property how much it will cost for them to move in, and when the property is available. Doing this can save you wasted trips. Also, ask them, "How many are in your household?" It's never a good sign, for example, when five adults and three children want to move into a two-bedroom house. You have the right to say the house is too small for that occupancy.

It's worth getting professional photos
that will showcase your home in the
best way. This picture lets people know
more about the actual layout of the rooms.

How to choose a tenant

I endorse having a thorough rental application, where you can gather information like employment history, former addresses and current landlord, and nearest relative, and reason for moving. You can purchase rental applications that you know ask only legally permissible questions. For example, you can't ask about marital status.

Make sure you know national, state, and local laws about fair housing. Check local ordinances about land usage. Having lived in the home, you probably already know most regulations, but rental properties can have restrictions of their own.

Several agencies will run credit checks and background checks. Rental management companies will take care of all the details of managing your property. Whether you manage your property yourself or pay a property manager will depend on your location, your tech skills, your budget, your timeline, and how you like to do business.

Management tips

If you plan to stay in the same area, you may decide to manage the property yourself, A good landlord has a roster of people who can do repairs and maintenance. As a current homeowner, you may already have reliable people for HVAC, plumbing, electrical work, and a general handyman. Perhaps you have skills yourself for minor repairs, yardwork, or painting.

If you're not working with a management company, encourage tenants to use an easy, safe way to pay rent, like direct deposit with Venmo, PayPal, or apps like CashAp or checks or money orders by mail.

Rather than a lease, I suggest a "rental agreement" that runs month to month. This arrangement gives you more leverage to evict a problem tenant. Either you or the tenant can give a month's notice and move on. An eviction can drag on for many months when you are receiving no money, and a tenant can act vindictively.

Let your insurance company know the home is a rental. Rental property insurance costs more, but your insurer may bundle it with your homeowner policy. You can shop around for companies that specialize in rental home insurance. Encourage renters to get insurance for their belongings.

Rent or Sell?

You can determine your rental market by looking online or driving around to check For Rent signs on properties that are similar to your house. You can ask advice from Realtors and rental management firms, but keep in mind that local Realtors may want to discourage you from renting instead of selling, and a rental management company may tilt the figures in favor of you renting the property.

The decision to keep or sell your house comes down to just a few questions. What is it worth on the market now? What will it be worth in the future? What will a tenant pay? Will the rent cover all expenses and more? Do you have the temperament, time, and knowledge to be a property manager? Once you've considered these questions, I know you'll make a decision that's right for you.

6 Steps to Beautiful Bathroom Staging

2025-09-15T11:07:00.002-04:00

A bathroom may seem like the easiest room to homestage. There's no furniture to rearrange. No carpet to shampoo. No elaborate window treatments to deal with.

But bathrooms can also be tricky. The fixtures are just that -- fixed. It's expensive to move them. And replacing tilework or outdated bathtubs is costly.

However, bathrooms — their size, style, and practicality — are major considerations in any homebuyer's decision. Here are my six ways to come closer to buyers' wants, no matter how your bathroom looks today.

Make it shine

The cleaner your bath is, the newer and more desirable it looks.

Relocate or discard what isn't essential daily while your home is on the market. Extra toilet paper? Wall decor? Floor mats? Just set them outside the room while you deep-clean it.

Wipe down all washable surfaces. There are numerous products and tools on the market to deal with mold, soap scum, mineral buildup, and stains. Don't forget to clean light fixtures, windows, and doors.

Dream big

Before you return items like the wastebasket, towels, and toiletries to the room, take a fresh look around. What are its most desirable qualities? The tub? The vanity? The lighting? The shower? Start your staging to show off what will impress buyers. Think like the owner of a luxurious spa or high-end VRBO, and keep clutter away from your bath's best features. Just don't make the toilet the focal point.

When you clean, take note of any signs of leakage or poor drainage. These are the kinds of things a home inspector will mark as defects in his report. If there are wet spots under the sink, a toilet that's not flushing properly, or signs of mold around the tub, consider calling in a plumber. Depending on where you live, hourly rates for plumbing repairs range from $45 to $200. It's better to fix plumbing problems now instead of losing a sale or having to lower your selling price. I'd rather hire a pro than risk DIY plumbing repairs.

Choose colors

The smaller your bathroom is, the fewer colors you should be using. The walls will be your major color, and your accessories your secondary one. Clean colors are best. Think white, plus blues and greens.

Using neutral colors is homestaging's Golden Rule. Don't be persuaded by shelter magazines and decorating influencers to paint walls an "interesting" color, or to wallpaper. Make it easy for the new homeowners to add their preferred decor choices. Here is my foolproof method for choosing a wall color that ensures a seamless look for your bathroom.

White bath fixtures are your safest bet. But if you are replacing just a toilet or sink, match it to the tub, which is probably going to stay.

Once you have the basics clean and safe, you can add some of your own touches. Here are my four favorite DIY ways to dress up your bathroom.

This navy blue vanity adds one strong
dose of color to an all-white room.
An oversized mirror and a plant
make this bath an example of
perfect staging. Photo: CheriFromTexas

Scale back storage

Everyone wants to keep extra towels, plus toiletries and cleaning supplies handy in the bathroom. But a lack of storage space in the bathroom isn't a deal breaker. The new people will find their own ways to add it, like shelving, hooks, baskets, rods, ledges, organizers, or carts.

If you do have shelving, a roomy vanity, or other storage features in your bathroom, be sure they are not just tidy, but staged to impress. Keep medicines and valuables locked away. Keep highly personal products out of sight. You will have to remind yourself that it's only temporary!

Often extra space can be found
between studs in the wall, perfect
for some floating shelves like these.

Impress buyers

Every home should have some wow factors. Is there anything about your bath that is especially impressive? Attention-getting upgrades don't have to cost much. Home improvement centers have plenty of options for stylish countertops, vanities, mirrors, and light fixtures.

Consider a statement mirror or sconces. Or an electric towel warmer, a wall-mounted magnifying makeup mirror, or a fancy showerhead. Your luxury touches needn't be trendy. Sometimes, one-of-a-kind or vintage accessories have the most impact.

This vignette takes up little space but goes
a long way towards creating a spa-like mood.

Add finishing touches

Due to their numerous hard surfaces, bathrooms often feel cold and sterile. You can inject some warmth by adding some objects with personality. Cozy it up with plush towels, and some natural textures like wicker and wood. I always like to see a plant, living or artificial in every staged room. Don't forget that a bathroom needs to smell good, and because of many people's chemical sensitivities, using natural aromas is best. Do not use chemical fragrance plug-ins.

Adding just a few well-chosen accessories
like these makes your simple bathroom
look special. Photo: CrystalMontenegroHome

Get the look, get the book

Your bathroom may not have a double sink, a built-in linen closet, and a separate toilet or shower, but there's still plenty you can do now to make it a selling feature. Put some time and effort, and some imagination into it, and you're well on your way to getting that purchase offer!

Need more tips for making your home more marketable? Then, don't leave before you download my homestaging ebook, DIY Home Staging Tips to Make Your Home Sell Fast for Top Dollar. I'll show you all the tricks of the homestaging trade, saving you time and money.

Top Photo: Desiree Burnes Interiors

How to Source and Add an Accent Color

2025-09-14T14:32:00.001-04:00

Accent colors are tricky little devils.

The perfect one adds detail, sparkle, and that all-important finishing touch to a room.

But chosen poorly or applied without an understanding of its function in home decor, an accent color can be a distraction, or...worse...have people viewing your home questioning, "What were they thinking?"

Home staging has been accused of creating boring and sterile rooms, homes that look generic, houses that look like no one could actually live there.

There's some validity to these accusations. But the remedy is color. Colorful rooms don't look sterile, boring, or generic. They look interesting, friendly, and liveable. But most home staging gurus and texts stress how crucial it is to stage using an uncomplicated color palette of neutral tones. What's the deal?

Color theory 101

For home staging, approach your color scheme decision with three questions: What is my primary color? What is my secondary color? And what is my accent color? To play it safe, use what designers call the "rule of 60-30-10." This translates as 60% primary color, 30% a secondary color, and just 10 % your accent color.

A smart first step to all staging is to paint all the walls in your house the same color, your primary color. Make this color harmonize with existing features you can't change as easily as painting the walls -- things like tiled showers, granite counters, and hardwood flooring.

Here is the post I wrote about how to easily choose interior paint colors. I think it's best to use semi-gloss or eggshell finish in baths and kitchen, but flat finish everywhere else.

Your secondary color will be your large furnishings. You'll have more leeway here. Choose a variety of cool blues, a batch of different mossy greens, or a collection of off whites. For economy's sake, look to your existing, major furnishings, like couches, upholstered chairs, draperies, rugs, and cabinet fronts. Then, repeat these colors elsewhere -- in bedding, painted furniture, and large artwork.

Finally, sprinkle small doses of your accent color around the room. Each room can have a different accent color, or you may want to go with one accent color throughout your home. Be sure your colorful accents call attention to the better qualities of your home. For example, use accents on your mantel or hearth to emphasize your beautiful fireplace, or on shelving to call attention to your built-in bookcases.

Although this chair is too large to be
considered an accent piece,
I couldn't resist including it as a sample
of the color citron. Photo: Wayfair

A love story

My latest infatuation isn't with a certain piece of furniture or a new restaurant. Or the UPS delivery dude!

My new love is a color. It's called citron, named for the fruit. It's a mixture of equal parts green and orange added to primary yellow. It's bright and clear. It feels fresh and new. It's unusual but it doesn't shout.

In 2018 HGTV called citron a color to watch, and "the perfect color for spring, a warm, smile-inducing shade that evokes sunny skies and cheery flowers." Boy, if that doesn't sound like a terrific color to use as an accent for home staging, I don't know what does."

The Descriptions

I'll let the experts speak about citron because I love hearing them describe the color and what role it can play in home decor.

Shutterstock says, "When coupled with white, citron can help you create a space that is airy, light, modern, and playful. However, when you incorporate citron into a space that is predominantly navy, you will get a room that is more sophisticated in nature ... Citron when used in excess, can be loud and overbearing, but accents of this hue are just what your space needs to come alive."

Notes on Design says that "Citron looks lovely when paired with other earthy colors like the colors of stems and leaves."

Ang at her blog, You Look Fab, calls citron "a workhouse...a very acidic shade of neon yellow rather than a regular bight yellow." And she adds that it's a versatile color that works with most of her wardrobe and always makes her happy. We want happy!

Benjamin Moore offers a paint called citron and says "A generous dose of green gives this earthy. organic yellow a mellow, somewhat mysterious quality."

Farrow and Ball also sells a citron paint. It looks a little murkier than the Benjamin Moore color. The folks there say it is a "warm Mediterranean yellow which has a bright intensity in small spaces and is fantastically welcoming in halls. It is softer in well-lighted rooms but is perhaps a little too stimulating for a bedroom."

Many colors, including citron, play well
with a variety of primary and secondary
colors, like greys and navy and white.
Photo: Vera Petrunina via Insider

The drawbacks

It takes some ingenuity to locate items for homestaging that are unusual colors like the color citron. And if you are casual about your search rather than focused and particular, you'll end up bringing home or ordering stuff that you realize too late is actually pale avocado or chartreuse instead of pure citron.

Don't count on the memory of what a color looks like when you go on a shopping expedition. Take along a color chip or a swatch that's reliable. The mind does not hold perfect memories of colors.

When shopping online, you can't count on your screen to accurately represent what color fabric or lamp will actually arrive at your door. It's not Amazon's or Overstock's fault; it's just the technology. So, buy your accent accessories -- and other decor items where color is crucial -- only with a free return policy.

Photo: Lamps Plus

Where to use Citron

Artwork is a natural source of ready-made pops of citron.

Textiles like draperies, pillows, and table linens are also iffy to get right and ought to be purchased IRL. The light reflects off fabrics to create different shades of one color. Think about velvet and how it changes color when you run your hand over it or just wiggle it.

If you have a good eye for color, you might try mixing craft paints to get exactly the accent color you want on paintable items like picture frames, decorative boxes, artwork, trays, and flower pots.

Pillows made from citron fabric look
terrific on a white bedcover or a grey
sofa, for example. Photo" Motif Pillow

Get the look, get the book

When you thoughtfully plan your color scheme, your home will have great visual flow from room to room. One good test of your color plan is to ask if furnishings can be moved from room to room and "everything still works."

I hope these tips have helped you choose accent colors for the rooms in your home. For more advice to help with staging your own home for the real estate market, be sure to download my home staging eBooks! I've done the homework for you and am happy to pass along my years of experience in home decor and staging.

Top Photo: Young House Love

Sell your home faster with videos

2025-08-25T09:54:00.000-04:00

If you want to see that "SOLD" sign out in front of your house, be prepared to compete in today's tough home-buying market. One way to stay ahead of your competition is to use videos.

Video marketing sounds complicated and expensive, but it doesn't have to be. Here's what I've learned about this powerful way to make your home sale go quickly and profitably.

Make a decision

Videos are persuasive marketing tools. As real estate agents and homestagers know, most purchase decisions are made subconsciously, when buyers are led by their emotions after the fact. Videos draw more attention, curiosity, and emotional connection than still images do.

Don't be frightened by the cost of a professionally shot video. The prices have come down from what they were even a few years ago. That means even modest homes -- and homes in your price range -- are using videos in their listings.

Videos that pan rooms show buyers
more about the layout of a home
than still photographs can.

The decision you'll have to make is whether you want to create your own video or hire a professional. Base your decision on whether videos are common in your area, what your budget is, whether your listing agent would pay for a professional, how adept you are with the technology, and how motivated you are to do everything you can to sell your home.

Professional videographers know how to flatter
your home and highlight unique features.

Prioritize quality

If you want to make your own video, there are simple templates for creating one. I'm not talking about shaky smartphone clips or awkward walk-throughs with no narration. To really showcase your house, you'll need thoughtfully crafted, purpose-driven videos that actually help buyers fall in love with your home before they even step inside.

To do that, you want a crisp, clean, and stable recording. Here's the equipment you'll need: a DSLR or mirrorless camera or a high-quality smartphone, a zoom lens with a wide-angle, and a tripod with sliders that let you pan rooms and create walking tours.

There are times during the home-selling process when spending money for a professional has a good return on its investment. I've encouraged sellers to consider hiring services like a home inspection, a cleaning service, or a landscaper. Now, I am suggesting that the cost of a professional videographer is worth it -- a pro who can make your home get more attention with a beautiful " mini-movie" complete with soundtrack. Selling a home is similar to starting a business, because you have to spend money to make money.

But if you prefer to make your own video, here's help on how to do that.

Rates for professional videography typically start
at $300 and can reach $2,500 for premium service.

Know your market

Understanding your target audience will shape everything you do in the video—from the visuals to the script to the music. If you’re selling a cozy three-bedroom home with a big backyard, play up the outdoor space for families or pet owners. If it’s a sleek downtown condo, show off the modern finishes, walkability, and lifestyle perks.

If many of the homes around you are short-term rentals, investors might be your target market. If you are selling a home in a retirement area, seniors are your market. But if your neighborhood is known for its excellent public schools and parks, families could be your likely buyer.

Focus on what's special

Every home has a story. Your job is to tell it. Be sure to include the features you have loved most about your home. Maybe it’s the natural light pouring through the windows in the late afternoon. Or the way the open kitchen makes entertaining a dream. Or the ultra-quiet home office space that became a lifesaver during remote work.

Before the camera starts rolling, take a moment to make sure your staged home looks its absolute best on screen. Beds and pillows smoothed. Clutter and personal items out of sight. Indoor lighting evenly distributed.

Also, don’t forget those practical upgrades that buyers are actively looking for, like a tankless water heater, a whole-house generator, or a new central air-conditioning system (which typically lasts between 12 to 17 years under average demand). Mentioning or filming features like this in your video can show that your home isn’t just beautiful, but that it’s also been well-maintained and equipped.

Professional photographers can edit photos to
include an attractive sky. Your listing agent
should be able to recommend a good photographer.

Consider drone photography

If there’s one thing that buyers consistently rank high on their wish lists, it’s outdoor space. Whether it’s a sprawling yard, a manicured garden, or even just a sweet little patio—show it off. Buyers will want to know more about the house exterior, the landscape surrounding it, and the neighborhood or town where you live.

If you are paying for video services, ask about the extra cost of drone photography. It can showcase those outdoor details that are "worth a thousand words." Experienced drone photographers know not to linger on any less appealing aspects of your property or neighborhood.

Location is everything in the real estate
market. Drone shots inform buyers more
about the area around your property. Photo: MotionPads

Get the look, get the book

Real estate listings that include video attract an impressive 403% more inquiries than those without video! So, what are you waiting for? If your online listing shows just a few still photographs, you are missing an opportunity to attract interested buyers.

Get more tips on selling your home fast and profitably in my homestaging eBooks. Download now and start your "smart staging" for the results you want.

Top photo: beatcolor.com

7 Common Mistakes DIY Home Stagers Make

2025-08-08T10:25:00.004-04:00

If you're like me, you have a long list of what you want to do to prepare your home for the real estate market. So, it's easy to feel overwhelmed and forget some steps that can be crucial. Here's a checklist of what is often missed when a homeowner preps her home for sale

1. Not deep cleaning

We're inundated with advice about how important it is to declutter a home that's going to be listed for sale. Because it doesn't make sense to clean what's clutter, it's best to declutter before you do a deep clean. Kitchens and bathrooms are the most important areas to look spotless. I love the look of the clean but not sterile kitchen above, from Chinoiserie Chic.

If you can't do deep cleaning yourself, it will pay to have a person or team tackle the job professionally. Get recommendations from neighbors or your listing agent. The pros have the equipment and know-how to be thorough and efficient.

A deep clean can include carpet
cleaning and window washing,
or just a thorough dusting,
wiping, and vacuuming of
areas you don't always
get clean. Photo: BHG

2. Exterior gets ignored

The profile photo of your home is what will lure buyers into reading the details about your property. Make sure your home looks irresistible from the front! Your landscape needs to look interesting, but also tidy and tended. Your roof and siding need to look clean and in good repair. The walkway and steps need to be obvious and safe.

Now that drone photography is more common, the grounds around your home will get more attention before buyers come to visit. Any backyard and sideyard clutter can be eliminated or organized so as to not distract. Buyers want liveable spaces outside, so no matter what the season, make your yard inviting with some seating and other staging.

A front-facing garage can take up
more than half of your online
profile photo. Do its doors look this good?
Photo: Garage Door Masters

3. Too much furniture

When I look at photos online of homes for sale, I see lots of rooms that look crowded. I see multiple storage shelving units lining bedroom walls, extra side tables, ottomans, and electronics scattered around living rooms, and porches crowded with lounge furniture and dining sets. Instead, consider the function of each room and stage to that function, using your best pieces.

Do any of your rooms have furniture pushed against all the walls, with dead space in the center? My furniture arranging eBook shows you how to create sensible traffic paths through a house and still have rooms that look interesting, inviting, and comfortable.

When you cluster furnishings away
from the walls, buyers can get a
better sense of the size of
the room. Photo: Michael Partenio

4. House smells bad

That deep clean will go a long way to assuring your home smells good. Your job now is to keep it free of animal scents, cooking aromas, and stale or mildewy air.

An air purifier does a good job of keeping your air fresh, but the presence of one in your home might make buyers wonder why it's needed. Keep fresh air coming into your rooms with an efficient HVAC system or by opening windows.

A ceiling fan, correctly installed, is a good
way to circulate your indoor air, and
reduce the likelihood of mold. Photo: Rejuvenation

Because you may be accustomed to the scents in your home, you can always ask a friend to visit and do a "sniff test." Remember that artificial fragrances can be off-putting to those with allergies and could signal that you are masking smells like ones that might come from things like a clogged drain or sewer issue that a plumber can solve.

5. Home is too personal

One of the cardinal rules of home staging is to make the house "relatable." Don't put emotional stumbling blocks between you and prospective buyers. Let them concentrate on your property. The less they know about you, your family, and your lifestyle, the better. So, if you still have family photos, sports memorabilia, or political posters in your house, now's the time to pack them away.

Another way your home may be too personal is in your choice of paint colors. Walls don't have to be hospital white, but they can't be apple green, navy blue, and magenta. Neutrals will help buyers envision their belongings belonging in your home.

Shelves and bookcases need to be
staged with generic objects instead of
things like certificates and family photos
or anything valuable to others.
Photo: ArchitectureArtDesigns

6. Not hiring a home inspector

One of the smartest moves you can make when prepping your home for sale is hiring a home inspector. Yes, buyers will hire their own inspector, but you can get the jump start before you list your property and fix what might give you black marks. You would be surprised at all that an inspection of your electrical system will tell you, for example.

7. Ignoring the local market

You don't need to be an expert on your local real estate market, but it's certainly helpful to be aware of what your competition looks like. It's easy to do your research on Zillow or Realtor.com. Start your search by entering your zip code and then narrow it down to your price range. The photos and specs will help you understand what your prospective buyer might be considering.

Make your listing agent work for you. A good Realtor will show you comparable homes on the current market and homes like yours that have sold recently. Take the advice of your agent about price and showings. Here is my advice on how to choose a good Realtor, and also how to help your Realtor sell your home.

It's always a good idea to drive by homes
for sale that are similar to your home
in price, size, age, and location.

Get the look, get the book

You can get all the encouragement you need to stage your own home in my eBooks on DIY homestaging. I give you all the tips and methods you need to be frugal but effective, stylish but welcoming to buyers. It's all about things like color choices, furniture arrangement, and when to follow trends. You can download them now and start staging today!

Make Your Older Home Look Young

2025-07-21T12:46:00.004-04:00

If you are selling an older home, you're probably aware that some buyers see old homes as obsolete. They see floor plans as dated. They see plumbing and electric systems as inefficient. They see some construction materials as worn out or toxic.

Unless you want to accept low-ball offers from flippers, investors, and other bargain hunters, you might consider making some updates that have a good return at selling time.

Some modernizing involves expensive retrofitting, using newer materials or techniques. And some modernizing is simple and economical. The improvements you choose to make depend on the condition of the house, your budget and schedule, your neighborhood, and the pool of potential buyers. Your Realtor can help you make choices about what needs attention.

Show your stuff

Let's not forget that older homes have their charms. Make sure your online listing points out special features like original woodwork and hardware, an established and walkable neighborhood, and any unique features like Dutch doors, a laundry chute, or a breakfast nook.

To add nostalgia, the homeowners opted to keep
the whitewashed brick exposed. Photo: DigsDigs

Modern staging

One way to make an older home feel up-to-date is by staging with some furnishings that nod to the present.

I would never suggest that you invest in furniture you don't like just to make your home look newer. There are economical ways to put a new shine on your surroundings.

Sometimes you can borrow a few pieces of furniture from a friend or relative. Or rent something like a contemporary desk and chair to stage an office.

Rental companies will rent and deliver
a rooomful of pieces that will make
your home look newer. Photo: Cort Rental

Also, you can find budget-friendly modern furniture at discount stores, furniture you can later sell when your home sells. Low-cost choices that are handy for staging include side chairs, ottomans, end tables, and patio furniture. I have had success selling hardly-used furniture on Facebook Marketplace.

A cushioned sling chair like this one could update
the look of a bedroom, den or living room.
Amazon sells this for less than $100.

Modern art on walls will update a space, too. The art can be DIY abstract paintings or art objects from second-hand stores. You can buy any oversized, framed art from a thrift store, prime it, and let me show you how to cover it with an abstract drip painting.

Art for staging isn't limited to wall decor. Whatever you put on shelves, tabletops, and bookcases should have a modern vibe. Modern art has clean lines, so keep your eye out for large-scale decor props like glass vases. Another economical source for contemporary props is sale items at places like Home Goods, TJ Maxx, and Marshalls.

Modern abstract art helps make this traditional
home look more contemporary. Photo: Issuu.

An inexpensive rice paper shade over a simple
string light makes a statement in this
bedroom. Photo: Design Within Reach.

You want your staging to emphasize any of your home's vintage features, like high ceilings, large windows, or beautiful woodwork. Don't hide any of these selling points with window treatments or heavy furniture.

Leaving windows unadorned shows off the
original trim. And contemporary art, rug,
lighing, and color palette bring
this historical home into the present.

Today's lighting

Professional stagers know that lighting is an important part of homestaging. You know your indoor artificial lighting demonstrates good staging when it makes your rooms look bigger, brighter, and cleaner.

Get your lighting choices to work for you by using accent lights to highlight special features, and by installing stylish modern ceiling fixtures.

This home gets a fresh look with mid-century-
modern furniture and lighting.
The light fixture emphasizes the authentic
pressed tin ceiling.

LED lighting has multiple benefits. Because they're economical, safe, and eco-friendly, you can feel good about leaving them on when your home is for sale and you can't be there for those last-minute showings. You can't expect a real estate agent to go through the house, switching on every lamp and overhead fixture. LED lights used for outdoor illumination are more reliable and longer-lasting than incandescent lights.

Today's tech-savvy buyers will be impressed if you have programmable lighting systems. It's another way to make an old home look up-to-date, an important consideration for young buyers and senior buyers as well.

Water and air quality

Buyers can be nervous about the plumbing in older homes. They know that newer homes have lead-free pipes and water treatment systems to deliver safe, good-tasting water. You'll get good marks from a home inspector if your plumbing is today's PVC, PEX, CPVC, or copper instead of cast iron.

Installing upgrades like smart water monitoring and leak detection can range from $1,000 to $3,000. For homes with outdated plumbing, a more significant upgrade to newer pipes or a tankless water heater might add another $5,000 to $10,000. The good news is that the ROI will be between 3% and 6%. So, if a home sells for $300,000, the increase in value will be between $9,000 and $18,000 at sale time. Something to think about!

Although this is a 1940s house, those vinyl
replacement windows and a
new HVAC unit assures buyers
that they won't have to worry about
repairs or being too hot or too cold year-round.

If you have an up-to-date HVAC system, add the specs to your online listing. People want to know they won't have trouble staying comfortable indoors and that they won't incur expenses for replacing or repairing older systems of heating and cooling. If air purifiers and dehumidifiers are normal for your climate and market, let buyers know what you have done to assure clean indoor air.

Landscaping

Is it time to give the shrubs around your house a trimming? Are they blocking views from the windows? Do trees need to be limbed up so more light enters the house? Do any have dead limbs and signs of poor health?

You don't want your home's curb appeal to say, "I'm new construction," but you don't want the message to be, "No one's given me any attention in 100 years." The happy medium is a landscape that's in scale with your house, features an assortment of interesting and healthy shrubs (or whatever local vegetation is appropriate), with a clear path to the front entrance.

This cottage that's been "plaqued" by the
local historical society has true-to-the-period
landscape that is easy to maintain.

Get the look, get the book

Even if your home isn't up to the latest upgrades, there are numerous ways to appeal to buyers. Remember that many buyers appreciate the style and quality of older homes and are happy to make their own remodeling choices. Stage it so they appreciate what makes your home a gem!

You'll find all the tips and tricks to doing your own home staging in my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. Don't leave without downloading it.

How to Gain Buyers' Confidence

2025-07-08T15:21:00.000-04:00

No matter how inviting your home looks after you have staged it, the buyer's professional home inspection can sabotage a sale. Understandably, buyers are cautious about going into debt and will want to be sure they are making the right choice when they purchase your home.

To put buyers' minds at ease, consider paying for some inspections before listing. It can alert you to problems you might not have known about, it gives you a chance to fix what will bother buyers, and it helps you set a fair price for your home.

Here are six deal-breakers that might show up on a report, and some ways you can address them.

1. Lead paint

Was your home built before 1978? If so, it could have lead paint on its trim, window frames, and the exterior surfaces like siding and railings. Although not all home inspectors will check for lead paint, it can pose health risks, particularly for children, and be a major issue for buyers.

If you have an older home, like one of these
charming 1926 Sears houses pictured here or above,
it will have lead paint under layers of new paint.

Lead paint can be encapsulated with a fresh coat of today's safer paints. I suggest hiring an experienced house painter who will take the necessary precautions to be sure he either removes it safely or covers it safely. If the paint is on old window frames, it could be worth it to replace the windows.

A bigger problem could be asbestos used in home construction, and I have blogged about that. Here is the best advice about dealing with asbestos when you are selling. If your Realtor suspects you have problems with lead paint or asbestos, she'll ask you to sign a disclosure form. Note: asbestos can be in popcorn ceilings installed before 1980.

2. Plumbing problems

Do any of your faucets have low water flow? Does your outdoor spigot leak? Do your sinks, the shower or the tub have slow drainage? These are red flags for both buyers and home inspectors. If a thorough DIY cleaning of your faucets and drains, or replacing washers doesn't do the trick, it's time to call a plumber or your favorite handyman.

If you have a water filtration system, a water softener, or a tankless water heater, make sure you can brag about these features, too by keeping them in tip-top shape.

A plumber can replace rusted or leaking plumbing pipes and fixtures. According to Remodeling Magazine's Cost vs Value Report, a homeowner can expect a return of 60 to 70% of the investment when he upgrades plumbing systems before selling. Modern plumbing impresses buyers, even economical upgrades like new toilets and faucets.

3. Mold or water damage

Visible mold or signs of water damage are buyer turnoffs. Mildew, wet spots, peeling or bubbling paint, and musty odors are indications of problems that can lead to health concerns, which buyers want to avoid. And water-damaged surfaces look ugly, undermining your efforts to show yourself as a caring homeowner!

If you want to check for mold in your home, one testing company I can recommend is Immunolytics. You'll receive a kit of test plates in the mail that you will return for testing after you expose them to the air in different rooms. It will enable you to treat the source of the problem.

Homes built on a slab are more prone to water damage.
If your home is close to a floodplain,
buyers may want to know your elevation,
and any history of flooding.

4. Roof issues

For many buyers, the roof's condition is the first thing they will check to determine how well a house has been maintained. Besides its cosmetic appeal an attractive roof adds to your home, a good roof lets buyers know it won't leak or need replacing soon. For minor leaks, hire a local builder, handyman, or roofer.

If your roof shows missing, curled, or cracked shingles, or broken tiles, or sagging areas, it may be leaking into your home, even though you may not be aware of any water damage. Your home inspector will do moisture readings on walls to determine if there is leaking. Water can enter from the roof or from flashing or gutters.

A new roof is impressive. If yours needs replacing, and you decide to go ahead with it, be sure to tell your listing agent. Give her details like the manufacturer and the life span of the roofing.

Many homes show lots of roof in their profile,
and a roof is a major part of curb appeal.
Does your roof look this new and clean?

5. Pest infestation

Animals, when unchecked, can quickly transform your comfortable home into a battleground. Common culprits include squirrels, raccoons, and mice, but insects like ants, spiders or cockroaches are even more common. For these kinds of problems, it's best to hire an exterminator to address the pest issue and seal entry points.

Also, consider hiring a termite inspector. If there’s any damage, repair the affected wood or replace structural components. Then, you can make this report available to a buyer, building their confidence.

Often, damage such as scratching and chewing done by your own pets on woodwork or walls can encourage buyers to look elsewhere for their dream home. Sometimes, this kind of damage can be remedied with wood filler or spackle and paint, while other times it requires replacing trim, doors, or drywall.

6. Foundation cracks

Poor drainage or faulty construction can cause cracks in a foundation. These can be a major concern for buyers, as it may signal structural instability. If you can't fix these cracks yourself, it's best to hire a professional to assess and repair them. If the issue is significant, consider getting an engineering report and performing necessary repairs, such as foundation underpinning or leveling.

Drainage from downspouts or the roof, or a house
that has settled over time can
cause foundation problems like this.

Get the look, get the book

It sounds like I am giving you lots of homework! But if you want your home to be sold for a good price, often you need to bite the bullet and make repairs. Just one surprise can discourage a potential buyer's generous offer. Get multiple quotes and rely on recommendations when hiring contractors.

If you don't have the time or finances to do repairs, talk to your Realtor about adjusting the price of your home. Focus on your staging and addressing simple solutions like decluttering, painting, and making sure your curb appeal is great!

When you stage, be sure to use my e-book, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. It will show you how simple staging can make your home sell for more money.

Summertime Staging-- The Essentials

2025-06-23T07:24:00.003-04:00

It's summer, and people like to spend time outdoors. Do you want to knock the ~~socks~~ sandals off home buyers when they see what your outdoor spaces offer?

We hear a lot about curb appeal, but let's take a moment to consider backyard appeal. Here's a list of the essentials and some special add-ons that raise the rating for your backyard spaces.

Places to sit

Creating an outdoor
seating area doesn't
require new or
expensive furniture.
Photo: Apartment Therapy

An outdoor space needs at least one level area for seating. If you don't have a flat, solid surface like a porch or patio, look for a spot of level ground where you can stage some seats. Seating areas create the illusion of extra square footage. Chairs need not be pricey or plentiful.

A comfortable outdoor seating arrangement can especially be a draw for people working from home, parents of small children, and young adults who want to entertain more at home.

Note: It pays to rent a pressure washer if your deck, patio, porch, or walkways need a refresh.

Cooking area

An outdoor kitchen with a grill, sink, and maybe a small fridge is bound to add value to your home.

Even a fire pit, portable grill, or existing fireplace gives people the idea that they can gather, entertain, or prepare food outdoors. Just sitting around any fire is cozy, and buyers know this. Consider the ways you could tap into the power of fire in your backyard space.

Adding a chiminea to your yard creates an
instant focal point. Photo: USNews

Some privacy

This one is a biggie for me, and for most of us. Whether relaxing, playing, or entertaining, it feels good to escape to your own yard's privacy.

If you have nearby neighbors and there is no landscaping to enclose your yard, there are other options. A screened porch is ideal, so if you have one, make sure it is staged to look inviting.

Privacy screens around a patio or deck are one possible way to create instant privacy. It could be worth it to add a fence to all or some of your yard, especially if your neighbors' backyards are not as attractive as yours. And, don't ignore the potential that even a small side yard offers as a slice of privacy.

Here's an example of a side yard that
didn't go to waste. A path, some plants, lights,
and a table were all it took to suggest a hideaway.

Water feature

A water feature is always both relaxing and refreshing. While not for everyone, a well-maintained pool in the backyard can be a huge selling point, even an item on the must-have list for many buyers, especially in warmer climates.

If you already have an above-ground pool, keep it clean and enclosed as a safety feature. If the market for your home is families, a splash pad can be a perk, especially one landscaped into your yard. Another water feature that many buyers like is a hot tub, as long as it is in good condition and sparkling clean.

Don't forget the charm of a simple, bubbling, outdoor fountain.

A solar fountain will keep
birds interested, adding life to
your yard. Photo: Navlovesm

Cool spots

Many parts of the US are so warm during the summer months that outdoor living is not a priority. But spring and autumn could be ideal. For warmer areas, shaded spaces and a way to create a breeze will remind people on tour that pleasant outdoor living is still possible. Just the sound of an overhead fan is relaxing, so turn it on when there's a home tour.

If shade is scarce in your seating area,
an umbrella could solve that problem.
Photo: PhiVilla

Greenery and flowers

No outdoor landscape is complete without some living plants. Even if your tiny urban terrace has no room for potted shrubbery, containers of colorful flowers or fragrant herbs will make it memorable to people touring your property.

Choose annuals over perennials to guarantee plenty of continuous color through the summer months. Use large containers that don't dry out too quickly. You can put a sprinkler on a timer to make it easy to keep them hydrated and happy. Use a fertilizer that promises blooms.

I've written about the advantages of growing an herb garden as part of your landscape.

Choose flowering annuals that
will last the season in your area.
Follow the "thrill, fill, spill formula."
Photo: NYTimes

Get the look, get the book

If you are staging your home. I want to hold your hand. You'll benefit from all the easy, economical tips and techniques for decluttering, cleaning, and staging that I've compiled in my eBook, DIY HomeStaging Tips to Sell Your Home Fast and For Top Dollar. Don't leave without downloading it!

Top Photo: Monica Wants It

DIY Homestaging -- What Can Go Wrong?

2025-06-05T09:08:00.001-04:00

Three cheers for you if you've decided to stage your own home for the real estate marrket.

There are plenty of good reasons to stage your own house instead of hiring a professional homestaging company. I've written about the advantages of DIY staging over professional staging.

But some people struggle with staging their own home. If that sounds like you, let's review seven problems common to people who don't stage homes on a daily basis and see what solutions are available.

1. Emotional attachment

If you are struggling with guessing what buyers prefer to see as decor instead of what you like, you're not alone. While there's no accounting for taste, some guidelines do exist.

For example, professional stagers and real estate agents strongly suggest removing things like family photos, certificates and awards, political and religious items, things like a collection of memorabilia, wall posters of sports teams or celebrities, abundant refrigerator magnets, or anything else too personal or distracting.

It's not goodbye to some of your favorite possessions. They're just taking a vacation from being on display. Find places to store these things, like pretty boxes on high closet shelves, or in plastic bins under a bed.

Stage so people are envious of your
lifestyle. Photo: James Nathan Schroder

Choose colors and accessories that anyone
could like. Photo: Lauren Leonard

Simple decor is non-distracting. Don't shun
neutral colors and simple accessories.

2. Limited budget

No one wants to waste money. But since staging a home can increase its sale value by as much as 30%, purchasing some services or items can pay for themselves.

Here are three ways to help handle the expense of staging.

If you are replacing things like older towels, throw pillows, blankets, or curtains, buy from big-box and discount stores. Discount stores and thrift stores can also be places to source wall art, mirrors, and lamps that your home is calling out for.

Use what you have. Look around your home for furnishings that are not being used at all or not being used creatively. Are there quilts forgotten in a chest? A mirror in the attic? Vintage baskets in the garden shed or garage?

Borrow from family or friends. If there is a coffee table or side chair you know would look stunning in your home, ask to borrow it. Does a friend have a large fake plant she'll loan to you?

It's time to get imaginative with sources, and don't be afraid to give yourself a realistic budget. Remember that you are saving the money you would pay for a professional staging service.

Thrift stores are treasure houses of inexpensive furniture
perfect for staging a home on the market. Just be choosy.

3. Not being objective

"I don't know where to start," is a common expression when people decide it's time to move. I always advise a seller to consult with a Realtor before making any changes.

An experienced, local real estate agent will help you understand the current market so you don't overdo your staging or skimp on staging. She'll also know how to market your home, letting buyers know that home improvements were done by professional builders instead of "homeowner projects" that might not pass code. And she'll know to advertise your major improvements like soundproof windows as "upgrades," not just "repairs."

Don't be offended if your listing agent or a good friend points out flaws or clutter you may not notice because you're used to seeing them. This is not a time to be sentimental or casual about how your home looks to other people.

4. Limited time

Prepping a home for sale takes time. You'll need to manage it so that everything gets done but you don't sacrifice your sanity. Start with a master plan -- a list of what decluttering, cleaning, and repairs need to be done. Group similar tasks. It helps to set deadlines and block out short periods of time. "Today I will spend one hour organizing the laundry room."

If what needs to be done seems daunting, boost your confidence by recalling all the skills that you have learned during your lifetime that will help you stage your home. Get help when you need it, such as hiring a carpet cleaning service or someone to pressure wash the driveway.

5. No "decor sense"

Don't sell yourself short. You've lived in your home and you know what makes you happy about it. Focus on what you like to look at and what others have admired. Then, simplify it and keep it clean.

I've written about the ways that you can train your eye to distinguish good decor from what looks cheap or distracting. By doing so, you can predict how people touring your home will judge your rooms.

If you need tips about arranging furniture, I've written an eBook on that.

I've also written about how you can choose color palettes that flatter and coordinate with your existing features like those handsome bathroom vanities or those beautiful granite countertops you love!

Simple furnishings are best. Oversized vases
and artwork are your friends. Photo: Banner Day

6. No storage space

Decluttering often means removing things like excess furniture, sporting equipment, or off-season clothing. Where do you put the things that good staging says should not be taking up space or are distracting? The answer can be off-site storage.

You're probably familiar with the adage, "It takes money to make money." If you are tightening the purse strings, now's the time to remind yourself that staged homes sell for more money than unstaged homes. They also sell 73% faster, and every day your home remains unsold costs you money in insurance, taxes, utilities, upkeep, and perhaps mortgage payments.

There are advantages and disadvantages to using a
storage and moving system like PODS.

So, don't look at storage fees as wasted money. It's a bettrer system than storing boxes full of stuff in a corner of an unused bedroom or the garage, which gives the message that you are anxious to move and that you might accept a lower offer. If you have necessary belongings that are visible but don't add perceived value to your property, it will pay you to put them in temporary storage.

7. Not a photographer

Today's home buyers begin their search online, so photos are what makes them decide which way to swipe. Most homeowners and real estate agents do not have the training, experience, and photography equipment to deliver a professional portfolio of photos for your listing.

If you have ever been present to watch a real estate photographer shoot a home for a listing, you know that there is no comparison between what he does and what even someone who takes good pictures with her cell phone can do. The pro will have the experience and equipment to make sure the lighting is evenly distributed, that the angles are accurate and not distorted, that the colors are true and flattering.

The pro might offer you other services to help sell your property, like drone shots and virtual tours. Your Realtor will know what your competition is doing in the way of photos, but you can educate yourself by searching online for homes in your market.

Get the look, get the book

Be sure to check my other posts about solving the problems common to DIY homestagers, like this roundup of the pros and cons of staging your own home versus hiring a professional.

And don't leave without downloading my 155-page eBook, DIY Home Staging Tips to Sell Your Home Fast and for Top Dollar. It's guaranteed to be your bible for improving the value of your home on the market.

Rate Your Home with This Quiz

2025-05-13T08:52:00.009-04:00

Today's buyers can be choosy. Perhaps they've watched too many home makeovers on TV. Or perhaps they've saved money for years, waiting for the right time to buy their dream home.

Is your home someone's dream home?

Here's your list of today's most in-demand features that attract serious buyers. The more of these upgrades you can claim, the higher your score, the faster your home will sell, and the more money you'll see.

Move-in ready

Not many people are shopping for a house that's been neglected. Most home buyers are looking for a problem-free home so they can move in directly from their previous residence. Older buyers have been down that road already. And Millennials are busy with careers and family.

A home that looks like a DIY project -- things like outdated appliances and paint colors, problem plumbing, a damp basement, insufficient electrical or HVAC systems, an old roof -- will attract investors or flippers who will offer you a rock bottom price.

Staging will make your home look like a well-tended property, but you still need to fix problems that will get a black mark from a home inspector.

Give yourself 5 points if your appliances are new-ish and convey with the property. Add 5 more if your roof is less than 5 years old, and 5 more points if your wall paint colors are neutrals in all the rooms. Add 5 more if all your plumbing is PEX, another 5 if your HVAC system is problem-free, quiet, and efficient.

The roof of some homes takes up lots of
space in a MLS listing photo.
Does your roof look this good?

Contemporary technology

Up-to-date technology impresses buyers. They may be comparing your property to newer ones, houses that have more than just smart doorbells.

Newer technology makes even an older home look like it is keeping up.

Score yourself 5 points for each of these upgrades: a security system that adjusts things like lighting and interior tempertures (especially if voice-controlled), triple pane windows, a built-in electric vehicle charging station, eco-friendly water treatment, and air quality modifiers and purifiers. Extra credit for any solar energy panels or passive solar features, or micro-wind turbines.

Outdoor living space

Americans are rediscovering the pleasures of spending time at home. Rather than go out , many would prefer to stay in for recreation and exercise, religious pursuits like meditation or prayer, eating and drinking, gardening and other hobbies, socializing and entertaining, reading and watching movies, and working from home.

You'll be ahead of the competition if your home offers opportunities to enjoy these activites. Give yourself 5 points for a patio, porch, or deck. Add another 5 points for a family or play room, and another 5 for a home office. Add another 5 for a firepit, hammock, or outdoor seating, and another 5 for a swimming pool that's easy to maintain, such as using CO2 for pH stabilization.

Storage capacity

Given the growing popularity of off-site storage facilities, it's obvious that most Americans have more belongings than they have the space for. If your house has storage space like an easily accessible attic, an oversized garage, a separate garden shed, a walk-in pantry, a designated laundry room, or generous closets, make sure your Realtor includes these features in your listing. Give your home 5 points for each of these storage features.

Remember that storage areas like laundry rooms, garages, closets and she-sheds can be staged to make them look organized and inviting.

Sometimes you can locate spaces for
everyday storage in an entryway or hall.
Photo: Crate and Barrel

If an attic, crawl space, or other storage areas show signs where wildlife has entered and done damage that needs to be remedied. Droppings from mice, rats, bats, squirrels, and other animals pose serious health hazards and can damage your property, so make sure you've remedied any infestation.

This garage makeover from My 100 Year Old Home gave
the owners a recreation, laundry and storage room.

Flexibility

Some buyers want an open floor plan, but some want the traditional one. What's more important is that your rooms can function in different ways. Of course, kitchen and baths will serve one main function. But even a kitchen can be a family's primary eating room. And a bath can be staged as a spa-like space.

One example of a flex room is a basement that's staged as a craft room, media room, or workout space. Another is a dining room that is staged as a game room and library.

Sometimes, a wide hallway, utility room, or stair landing can be staged with cabinetry as a storage spot. A bedroom can be staged as a home office.

If an office in your home has a daybed as well, it can be listed as a bedroom if it meets certain other requirements.

Give yourself 5 points for each room in your house that is staged to show it serves more than one purpose, as long as it meets the legal standards.

Get the look, get the book

How did your house rate for having special qualities that buyers respond to? If your score is over 100, chances are it will easily become someone's dream home soon!

If you want to improve your chances of a quicker, more profitable sale, download my eBook, DIY Home Staging Tips To Sell Your Home Fast And For Top Dollar. You'll get all the tips and methods you need to make your home the one that buyers want. I've spent decades in real estate -- buying, rehabbing, staging, and selling-- and I want to share what I've learned with you.

Staging a Nursery

2025-05-01T09:29:00.017-04:00

Once you list your home, you never know who will buy it. Unless your Realtor says the market for your home is a certain demographic, it's always best to stage so anyone could fall in love with it.

If you and your Realtor agree that your target market is young families, and you are currently using one bedroom as a nursery, here are some tips to make it buyer-friendly.

Choose pastels

As with any staging project, selecting a color palette is the best first step.

I've blogged about pastels being a good choice for staging. I always endorse a cohesive color scheme throughout the house, even the exact same color paint on walls in all rooms. It's more economical, lets professional painters work more efficiently, and helps a house feel larger.

Pale versions of blue, cream, green, and coral are good choices for most rooms, and they work well in a nursery.

Colors to avoid are vivid ones like reds, purples, deep greys, and dark greens. I've blogged about my easy and foolproof method to choose a paint color.

I would avoid painting a baby's room what many buyers would consider a "baby color" or a gender specific color, such as a pink or blue that you would not like in all the other rooms.

A room designed for a baby can still strike a
neutral tone, the way this room suggests
various uses. Photo: New Crown Interiors

Stage for any use

Since many buyers are either childless or have older children, it's not to a seller's advantage to stage one bedroom specifically as a nursery unless there are four or five bedrooms in the house. If you have a three-bedroom condo with a den, consider staging one of these rooms as a nursery or children's room.

If you are using one room in your present home already as a nursery, you'll have a crib and changing table, and possibly a rocking chair in the room. Declutter, and then try to minimize non-essentials. Then you can add pieces that hint at other uses for the room, like a desk or treadmill or daybed.

But make it easy for buyers to envision the room as a regular bedroom, office, or playroom.

Just because it's a baby's room doesn't mean you
can't stage with sophisticated pieces like this
elaborate antique dresser. Photo: Monica Benevidez

Decorate for grown-ups

It's never a good idea, for safety's sake, to announce the names or ages or activities of your children when a home is on the market. Besides removing that kind of information, you should replace typical nursery art and decor with universally appealing art like landscape paintings and nature photos.

Other decorations and furnishings common to nurseries that should be removed during staging are play tents, mobiles, oversized stuffed animals, and murals. Remind yourself that it is only temporary.

A daybed is a natural choice for
styling a nursery because it looks
so comfortable and suggests
other uses the room can have.
Photo: The Houses of Daylesford

Focus on the perks

Whenever you stage a room, a good question to ask yourself is, "What makes this room special?" If it's the natural lighting, be sure that window treatments allow plenty of it in. If it's the size or shape or layout of the room, keep the room clear of clutter. If it's the cabinetry or built-ins, stage them to call attention there.

Talk to your listing agent to determine how diverse your market is. If only retirees or investors are your prospective buyers, staging a nursery isn't practical.

Stage to show how the room can easily become whatever the next owner wants. The number of bedrooms is one of the primary ways homes are listed, and every buyer has a wish list of how many they need. Be sure your Realtor and Zillow have the correct number of bedrooms specified in the online listing.

Get the look, get the book

I've written about staging rooms for children. And I've written an eBook about all the other topics you need to know so that you make the most of your home sale! Go here to download my DIY Home Staging Tips To Sell Your Home Fast and For Top Dollar.

Top Photo: Nathan Schroder

Checklist for the Perfect Backyard

2025-04-11T08:16:00.000-04:00

When your home is on the market, you want it to appeal to the largest pool of buyers. A backyard is one way to do that.

That's because a backyard serves many purposes -- different purposes to different people. To most buyers, a backyard is that important oasis and private retreat. Others value it as a place to entertain or an area for recreation. Families want a place for children to spend time outdoors, away from their electronics. For most pet owners, a backyard is on their "must-have" list. And more than ever, Americans are pursuing outdoor hobbies like gardening, keeping chickens, meditating, or bird watching.

But often, a backyard can be a cluttered eyesore that discourages buyers. Here's your checklist to make sure your backyard is something that makes buyers want to own it.

Basic requirements

The best backyards are ones that don't cry out for immediate work. This is especially important to first-time buyers and busy families. They don't want things like a fence or deck that has peeling paint, or shrubbery that's overgrown, or turf that's patchy. But features like tidily mulched beds, drought-resistant plants, and smart irrigation will win them over.

Backyard privacy is a prime requirement for buyers, so if you have a fence or a mature hedge, make sure it's mentioned in the specs of your online listing. There are ways you can create small areas of privacy with lattice panels, a shade canopy, or artificial greenery screens.

If there is a view from your backyard,
either near or far away, make it obvious.
Use the technique of "borrowed view" to
make it part of your staging.
Photo: Michael Partenio via Meredith

Also, everyone wants a flat, usable lawn. It's a must for games, playground equipment, and an above-ground pool. A patio, deck, terrace, or deck is almost essential because it's like an outdoor living room and makes your interior square footage seem larger.

These are the must-haves. Let's look at the optional perks that add value to a backyard.

Geenery is a must

Whether your property is large or small, urban, suburban, or rural, mature plants are important. Trees and large shrubs provide shade, privacy, and natural beauty. If there are overgrown, dead or diseased trees on your property, it's time to call a tree removal company. It could be that only some branches need to be removed to rejuvenate a tree. Make sure your tree trimmers haul off the debris.

Smaller shrubs suggest that a home is a newer building, so if you have bare areas that make your backyard look ordinary, it might be time to install a variety of small plants like hollies, spireas, abelias, mugo pine, or boxwoods. Any garden center will help you select some that are low maintenance and inexpensive.

How to stage your backyard

A patio or deck staged with seating will entice buyers to linger and imagine themselves as owners. Pathways and stepping stones will encourage them to explore even a small area and appreciate the sense of spaciousness.

Outdoor seating should harmonize with
the style of your home -- from new and
elegant to fun and funky, and everything
in between. Photo: Kimberly Gavin via Meredith

Any landscape hardscape, like a patio of concrete, pavers, natural stone, or brick, benefits from some soft touches like nearby greenery or hedges. Container plants of colorful flowers will add a homey touch. Even in winter, a patio can be staged with colorful containers of hardy evergreens.

A grill isn't a necessity, but if you have one, make sure it is in good shape and clean. Games like cornhole or badmitten might be suitable, but avoid staging with equipment like horseshoes (unless plastic), a playset, treehouse, or trampoline, that could lead to a lawsuit for injury.

When it's impractical to install
or care for turf, sometimes gravel can
be the foundation of your patio or yard.
Photo: James Nathan Schroder via Meredith

If you are planning to fix and flip a neglected property, it could pay you to hire one landscape company like this one who will take care of everything from correcting drainage to adding sod, a patio, and any other features you think will return a profit.

Other touches that add charm to your backyard space are garden lanterns, string lights, firepit, solar fountain, herb garden, shady pergola, picnic table, lounge chairs, hammock, or birdbath. Depending on the season, pots of colorful annuals always make for perfect outdoor staging.

A simple herb garden like this, or a raised
bed of blooming annuals is easy to construct
with purchased, mature plants. Photo: The Spruce

Get the look, get the book

Prepping your backyard for the real estate market is similar to the way commercial properties need to be planned. Both require plantings that are attractive all year and don't require much maintenance to keep them looking good.

Whatever you invest in improving your backyard will return dividends when you sell. Your backyard can be The Thing that tempts buyers to choose your home over other properties they've viewed.

Be sure to go here to read about and download my homestaging eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You'll learn all the secrets that professional stagers use to make homes irresistible to buyers. Don't wait while other sellers scoop up all the motivated buyers!

Tempt Buyers with Your Outdoor Style!

2025-03-17T09:33:00.004-04:00

The wish list a homebuyer has in his mind usually specifies the number of bedrooms and baths. But often high on these lists are other items -- outdoor amenities like a screened porch, a fenced yard, a great view, a double garage, a pool, space for a garden, or a large patio.

If your home has any of these features, be sure buyers notice. Stage them to make them as obvious and appealing as possible!

Landscape

Probably no wish list is going to include "beautiful landscaping," but if you groom your yard at selling time, it could be what reins in a purchase offer faster.

If there's one word to describe how a landscape should look when a home is on the market, it's "manicured." It should not look so immaculate that it resembles Disney World, but it needs to appear well-maintained.

Before your Realtor schedules the photographer's visit, you'd be smart to pay for a lawn service to take care of any overgrown trees and shrubs, and clear away any debris. If your home is listed in a season when the landscape is not at its peak, perhaps you can provide your listing agent with photos of your yard when it's in its prime.

Mulching and edging make a
border like this of mixed shrubs
look cared for and easy to maintain.

An outdoor feature like a fountain or
a simple herb garden, rock garden or
succulent garden, make a landscape more
interesting. Photo: IntimateLivingInteriors

Front entrance

Your front facade is like the anchor of your curb appeal. Stage our entrance area to make it obvious and cheerful. That can call for something colorful, unique, or whimsical. It's an opportunity to emphasize local traditions and style. Avoid anything controversial, like political signs or doormats that use rude or obscene words.

If you have hardscape like a paved driveway, concrete or brick paths, or a poured patio, now's the time to pressure wash these areas. Pressure washing vinyl or fiber cement siding makes your house look new. Products like Spray & Walk Away make cleaning vinyl railings and shutters easy.

Your home's front facade is usually its profile
shot on your online listing. A clean and simple
landscape like this makes it photogenic.

A shaded front porch with a comfortable wicker chair
and a floral wreath makes this entrance extra charming.

Back yard

Backyards are where homeowners go to relax and entertain. Outdoor living space increases the value of your home, and spaces like screen rooms, decks, and patios cost less per square foot than interior rooms but make any house look and feel larger!

Home buyers envision themselves moving up the ladder of success with their home purchase. A pool can be a status symbol or a necessity. In some areas and in some neighborhoods and with some families, a swimming pool is essential. One of my neighbors says his backyard pool keeps his teenage boys at home rather than "getting into trouble." Other people want a pool for the exercise it offers, or the ability to be outdoors and stay cool.

If your property includes a pool, it's bound to be the focal point of your yard. Keep it in perfect repair, extra clean, and prepared for whatever season your home is for sale. Having it professionally serviced will add to its allure, keep it healthy, save repair costs, and extend its life.

One selling point of this condominium
is its private backyard with an adjacent
patio that's staged as a bird-watching station.

Drone photography will help clients see
your setting from a new vantage point.
This photo shows off the hot tub.

Imagine the delight when people touring
homes on the market step into this
outdoor area with a view. The seating says,
"Stay a while, and imagine living here!"

It's simple to stage a pool
in summer with some potted plants
and some outdoor lounge chairs.
Photo: Young House Love

In snowy winter months, your pool service
company can keep your pool looking like
the asset it is. Photo: Latham

Garage

There was a time when a garage was just a place to park the family car and have a workbench for home repairs. That's history! Today, people use their garages for home gyms, offices, hobby areas, man caves, or storage. No matter how you're utilizing your garage, now is the time to streamline it to show its spaciousness and versatility, even if that means storing some things offsite temporarily.

The popularity of a backyard storage building is skyrocketing in America. If you own one, make sure it is mentioned in your MLS listing and included in the photographs. You may not be able to stage it like a pretty She Shed or the ultimate Game Room, but you can make it look as spacious as possible for showings by decluttering and organizing it.

If your garage needs a fresh look,
there are ways to give it more style,
according to what This Old House says.

Kristi at Addicted2Decorating gave her
backyard workshop a cottage look with
her own DIY touches like a brightly
painted door, wooden steps, a pergola,
shutters, and window boxes.

Get the look, get the book

Buyers often decide which house to buy based on one selling feature they love -- features like that pool, spacious patio, or extra garage! Be the seller who tempts buyers with your outdoor extras. Your staging should reflect the neighborhood style while introducing unique elements that make your home on the market memorable.

Get all the advice you need to homestage your own property. You can do it! Just follow the advice I've learned from decades in the real estate, home improvement, and staging field. Download your copy here of DIY Home Staging Tips To Sell Your Home Fast and For Top Dollar.

Three Upgrades That Buyers Love

2025-03-06T10:04:00.001-05:00

When we're talking about curb appeal, there are times when those sweet touches like potted annuals by the front door and a new mailbox aren't enough to meet and beat the competition in today's housing market.

To be competitive, your home might need some professional services in addition to DIY home improvement projects.

Let's look at three upgrades worth hiring out if you want a quick sale for a selling price you love.

Add a fence

Americans love their fenced yards! Whether it's for privacy, security, blocking a poor view, or to create a safe area for pets or children, a fenced yard is a definite plus.

You can seek the advice of your listing agent to learn what buyers in your market expect. Fence installation isn't a do-it-yourself task, but what you can do yourself is use these criteria to judge what determines a good fence company.

Check with local building codes and ordinances for things like required setbacks from property lines. If you are in doubt about your boundaries, it's time for a professional survey that you can make part of your sales package.

Fencing can frame your property, minimize
some of its deficiencies, and
emphasise its best features. Photo: Cascade

A fence can be a problem-solver for certain home sellers. If your nextdoor neighbor has an ugly backyard that's cluttered with unfinished projects, you can install a privacy fence. If your little bungalow home looks insignificant, you can add the proverbial white picket fence. If your home abuts a busy street, you can muffle it with a tall fence that acts like a sound buffer.

Depending on the style of your home, your budget, the area to be fenced, the purpose of the fence, and local traditions, your fence could be made of wood, metal, or vinyl. Chain link fences serve a purpose, but they're anything but pretty. Metal fences are attractive and durable but costly. Wooden fences can be money-savers, but vinyl fences offer the aesthetic benefits of wood without the maintenance. And most of today's buyers want a low-maintenance home.

Paint your siding

Nothing makes a house sparkle like a brand new home more than a fresh coat of paint. Your home's siding could be stucco, fiber-cement, engineered wood, real wood, metal, brick, stone veneer, or vinyl. Except for brick and stone exteriors, all these surfaces can accept paint if the painters prep the surface right, and then use the right kind of paint. As an alternative, sometimes a good pressure washing is a substitute for a new paint job.

If you paint, choose a neutral paint color that fits the character of other homes in your immediate neighborhood, but is not identical. You'll save money if the color you choose is the same or similar to the exiting color because one coat will probably be enough.

Don't be the neighborhood's crazy person with the purple house. For historic neighborhoods, planned communities, and condominiums, be aware of local ordinances, and HOA rules about what paint colors are approved.

Some homes have a combination of siding
material, like this facade of vinyl and
engineered stone. Photo: First American Roofing

If your wooden siding has not been painted in 10 years, it's time to invest in a professional paint job. This is especially true if the original paint project was not the best quality, or if your home is prone to strong sunlight or extreme weather. Some experts say that most homes need new paint every three to five years, or every four years for stained wood. Fiber-cement siding like Hardi Plank will go 15 years before needing paint.

Count yourself fortunate if you have cedar siding or a brick or natural stone exterior, since these low-maintenance materials are especially attractive to buyers. The cost of painting a home's exterior will range from $1,800 to $13,000, depending on your location, home size, siding material, and necessary prep work.

Spruce up your yard

Unless you are an active gardener, or have been depending on a yard maintenance company for years, chances are your landscape can use some tweaking.

Consider contacting some professional landscaping services, but don't feel obligated to hire a particular service just because you've asked for an estimate. These companies understand you are "getting quotes." You will learn from each contractor you speak with, but I would limit your list to three or four.

You can make a choice based on price as well as what landscape changes seem like worthwhile ones. Check the company's website for a portfolio of its work. Read reviews on Yelp and Nextdoor. Get opinions from neighbors and local landscape suppliers.

Questions to ask yourself and the people giving you quotes: Does my yard look as good or better than others in the neighborhood? Does it show signs of neglect like overgrown areas and damaged trees? Are there ways I can make the yard require less maintenance?

It could be that all your landscape requires to impress buyers is a "deep cleaning." In one day you could have beds that are freshly mulched and edged, plus all your shrubbery neatly pruned.

If you decide not to make major changes in your landscape, you'd be smart to schedule a maintenance company to regularly mow the lawn, edge any beds, and keep the hardscape clean for as long as your property is for sale. This cost is worth the benefit of a manicured landscape.

Using indigenous plants appropriate to your
climate will ensure that they stay healthy
with minimal care. Photo: My Domaine

Get the look, get the book

Be sure your home is ready for its MLS photographs!

Whatever you spend to improve the looks of your property can significantly increase buyer interest and add to your selling price. Remember that every day your home stays on the market costs you money in things like taxes, upkeep, and interest charges. Speed up the sale of your property by investing in an interesting and yet tidy exterior that will impress buyers.

Download my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You'll be surprised at the many ways your home can be worth more!

Market Your House to Buyers Who Work From Home

2025-02-10T09:42:00.001-05:00

The popularity of remote work isn't going away. While some jobs require time spent with customers or co-workers (or bosses!) surveys show that both employers and employees are more productive when they work from home with a flexible schedule.

If you are listing your home for sale, why not tap into this market of home buyers, people who want a property where they work remotely.

Maybe you think your home isn't the kind that a remote worker would seek out. But you'd probably be wrong. There are a few simple requirements to satisfy these buyers.

Check your connections

Fast, safe, and reliable internet connectivity is a must for a remote working setup.

If your home was built after the 1980s you have adequate power outlets to support the electric demands of a typical home office. Although some rural areas of America are without internet service, almost all U.S. homes now have access to it.

If your home is even newer, it's probably equipped with the latest smart home technologies that ensure consistent, high-speed internet service. If your home is a large one, you can employ boosters or mesh Wi-Fi systems networks to make sure work sessions aren't interrupted.

Make sure your listing agent has the right facts about your internet service options.

An office that has curated shelving with "shelfies"
gives buyers the message that this is
a space where they can have video chats.
Photo: Just A Girl

Brag about amenities

Don't worry if your home doesn't have an open floor plan. People who work from home prefer a space that makes it easy to concentrate, be productive, and schedule Zoom calls uninterrupted. Your MLS should mention it if one particular room is private, quiet, or has a relaxing view.

Remote and hybrid workers looking for a home to buy want to unwind and they might miss features that they grew accustomed to when they worked for an on-site company, perks like a fitness room, swimming pool, sauna room, and a coffee bar. People between the ages of 20 and 29 are the most likely to move, and these are the people who would really appreciate your perks!

If space allows in your home, you can stage a fitness area in a den, basement, bedroom, or garage.

Even a small bathroom can be staged to look spa-like and luxurious. And I've blogged about staging a coffee bar.

These workers still need to have easy access to public transportation or major highways. They may not have to commute daily, but they usually need to or want to travel for business or leisure. So, your MLS listing should give distances to nearby transportation options.

If a pool is part of your property, make
sure your listing shows it at its best.
Include an image of any pool that is part
of your community or complex.

Stage an office

If you want to take a bite out of the WFH buyer market, it's essential to suggest that your home has space for a home office. I've blogged about how to stage a home office.

Remote and hybrid workers often need a Zoom room or space for conference calls, interviews, presentations, and team-bonding events. Fortunately, staging a good Zoom room is similar to staging any home office. They both should be uncluttered, stylish, and interesting, especially the background of a space used for meetings and FaceTime.

A corner of one bedroom can be staged to
suggest that your house can accommodate a space
for working from home. Photo: Coastal Living

Other qualities of the well-staged home office are good lighting (either natural or artificial), an interesting desk, some storage areas, and a comfortable but chic chair.

Staging essentials for the office: decor props
to give the room some details and
textures, a simple color scheme, and
some greenery. Photo: Sanctuary Home Decor

Get the look, get the book

Statistics from Zillow suggest that the demand for homes that are WFH-friendly will continue to be important and that buyers are willing to pay more for homes that offer features that remote and hybrid workers want. In fact, listings that include the term "home office" get more views. So, don't miss out on this important market.

Get more advice on making your home the one that stands out, the one that checks all the boxes on buyers' wish lists. Download my homestaging eBook now and begin prepping your home for the real estate market today!