How do you stage a house while living in it?

[Anonymous]

We are selling in the spring for the first time.

Can someone explain how we can stage the house if we are still living there? Do we just sleep in the stager's beds and watch TV on their couch? While we put our own stuff into storage?

Thanks for any tips on how this works.

[Anonymous]

We’ve always been in a position to vacate our house before putting it on the market. I can’t imagine living with staging furniture. Is yours that bad? I mean yes empty out a lot and put it in pods or something but why can’t you keep your bedframes and mattresses for example?

[Anonymous]

Ah ok. So the stager doesn't require us to get rid of everything? I saw all the staged houses look really coordinated in style and was assuming we would have to get rid of all our stuff.

[Anonymous]

I'd buy your own furniture or just make it look nice, declutter and get most of your stuff out. Skip the stager.

[Anonymous]

We used my furniture to stage, but we put half of our stuff in storage. You want to take all the extra stuff out of the house, take down personal photos, etc, so that people can imagine their own stuff in the space.

[Anonymous]

Just get it really clean, lose all the clutter, take all personal pictures down of people (landscapes or abstracts are fine), clear all kitchen and bathroom counters and make sure it smells good.

[Anonymous]

Don't just declutter. Take *everything* out and put it in a Pod or a storage unit if you are staying in the same town.

Then bring back a few pieces to stage. A couch, chair and a table. A dining set. A few decor items for the foyer. Take down any personal wall decor. In the kitchen, bring back a pot or 2, pan, etc. Only a few cooking utensils that you use the most. 6 dinner plates, 6 sets of silverware. 8 glasses. No appliances all over the counters, Just the minimum you must keep.

Same in your closets. All clothes go out except the 20% you wear most often. All shoes out except the 5 pair you wear each week. Stage the upper closet shelves with a cute straw hat, maybe a canvas tote bag. Just some items to suggest a fun life of weekend plans. All the extra towels and sheets go and you stage the linen closet to look like those in ads. A few matching towels folded, 1 blanket, etc.

People will look in your kitchen cabinets and pantry, so another staging here. The idea is to make the buyers forget what real living is like. Your pantry isn't crammed with everything like it usually is. It has 20 items, all chosen to look ideal. Clean the fridge and get rid of all those jars you opened more than 3 months ago. Make it look roomy in there.

A few throw pillows, some choice decor objects. And especially clear out the garage and only keep absolute essentials, again staged to look oh so organized. If you have a lawn mower and edger, maybe store all that and hire a service until the house sells.

I divided up the kids toys into 3 or 4 boxes and stored at the front of the unit. Go to the unit every 2 weeks and bring back a different box, but all the toys go back in the box for a showing. I kept just the classic toys and staged them in their bedrooms. The wood train set stayed, shown in cute design but without the other 100 pieces. All the books got packed, but I displayed a classic few (about 9) on the shelves facing out. Keep 3 or 4 classic board games stacked on the shelf.

Pack any bath or personal item that you don't use at least weekly, and just keep the necessary items in a plastic bin in the cabinet. All items off the bath counter like an electric toothbrush charger or a water pik. When there's a showing, get all bottles out of the shower and into a bin in the cabinet.

Keep only minimal animal accessories in the house and have a place to take all animals and evidence of animals with you when there is a showing (like cans or bins of dry food).

Your bedroom should look like a designer showroom. No junk on your nightstand except maybe 1 staged book and a lamp.

Have fresh flower pots on the front porch and around your back patio. Replace as often as needed if they don't stay blooming.

I lived like this for 6 months. It was very doable. We ate take out more than usual and I didn't make anything with a blender. It wasn't hard and it really shows you that we all have way more stuff than we need.

[Anonymous]

Anonymous wrote:Don't just declutter. Take *everything* out and put it in a Pod or a storage unit if you are staying in the same town.

Then bring back a few pieces to stage. A couch, chair and a table. A dining set. A few decor items for the foyer. Take down any personal wall decor. In the kitchen, bring back a pot or 2, pan, etc. Only a few cooking utensils that you use the most. 6 dinner plates, 6 sets of silverware. 8 glasses. No appliances all over the counters, Just the minimum you must keep.

Same in your closets. All clothes go out except the 20% you wear most often. All shoes out except the 5 pair you wear each week. Stage the upper closet shelves with a cute straw hat, maybe a canvas tote bag. Just some items to suggest a fun life of weekend plans. All the extra towels and sheets go and you stage the linen closet to look like those in ads. A few matching towels folded, 1 blanket, etc.

People will look in your kitchen cabinets and pantry, so another staging here. The idea is to make the buyers forget what real living is like. Your pantry isn't crammed with everything like it usually is. It has 20 items, all chosen to look ideal. Clean the fridge and get rid of all those jars you opened more than 3 months ago. Make it look roomy in there.

A few throw pillows, some choice decor objects. And especially clear out the garage and only keep absolute essentials, again staged to look oh so organized. If you have a lawn mower and edger, maybe store all that and hire a service until the house sells.

I divided up the kids toys into 3 or 4 boxes and stored at the front of the unit. Go to the unit every 2 weeks and bring back a different box, but all the toys go back in the box for a showing. I kept just the classic toys and staged them in their bedrooms. The wood train set stayed, shown in cute design but without the other 100 pieces. All the books got packed, but I displayed a classic few (about 9) on the shelves facing out. Keep 3 or 4 classic board games stacked on the shelf.

Pack any bath or personal item that you don't use at least weekly, and just keep the necessary items in a plastic bin in the cabinet. All items off the bath counter like an electric toothbrush charger or a water pik. When there's a showing, get all bottles out of the shower and into a bin in the cabinet.

Keep only minimal animal accessories in the house and have a place to take all animals and evidence of animals with you when there is a showing (like cans or bins of dry food).

Your bedroom should look like a designer showroom. No junk on your nightstand except maybe 1 staged book and a lamp.

Have fresh flower pots on the front porch and around your back patio. Replace as often as needed if they don't stay blooming.

I lived like this for 6 months. It was very doable. We ate take out more than usual and I didn't make anything with a blender. It wasn't hard and it really shows you that we all have way more stuff than we need.

Some of this is super weird advice. You don't need to "stage" your kitchen or linen cabinets. You also don't need to move everything out and then move some back in. Your closet clutter isn't really that important either. Just get rid of the junk, clutter, excess crap on counters and shelves, close the toilet lids when showing, and do a light clean. A quick vacuum, dust, and mop will go a long way each time. Keep it as clean as you can all the time. It sucks, but it's temporary. Have a few laundry baskets to quickly whisk things out of rooms and throw in the garage last minute. Have "show" towels for all the bathrooms. Clean, white, towels you use just for that. Hide the real ones.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Don't just declutter. Take *everything* out and put it in a Pod or a storage unit if you are staying in the same town.

Then bring back a few pieces to stage. A couch, chair and a table. A dining set. A few decor items for the foyer. Take down any personal wall decor. In the kitchen, bring back a pot or 2, pan, etc. Only a few cooking utensils that you use the most. 6 dinner plates, 6 sets of silverware. 8 glasses. No appliances all over the counters, Just the minimum you must keep.

Same in your closets. All clothes go out except the 20% you wear most often. All shoes out except the 5 pair you wear each week. Stage the upper closet shelves with a cute straw hat, maybe a canvas tote bag. Just some items to suggest a fun life of weekend plans. All the extra towels and sheets go and you stage the linen closet to look like those in ads. A few matching towels folded, 1 blanket, etc.

People will look in your kitchen cabinets and pantry, so another staging here. The idea is to make the buyers forget what real living is like. Your pantry isn't crammed with everything like it usually is. It has 20 items, all chosen to look ideal. Clean the fridge and get rid of all those jars you opened more than 3 months ago. Make it look roomy in there.

A few throw pillows, some choice decor objects. And especially clear out the garage and only keep absolute essentials, again staged to look oh so organized. If you have a lawn mower and edger, maybe store all that and hire a service until the house sells.

I divided up the kids toys into 3 or 4 boxes and stored at the front of the unit. Go to the unit every 2 weeks and bring back a different box, but all the toys go back in the box for a showing. I kept just the classic toys and staged them in their bedrooms. The wood train set stayed, shown in cute design but without the other 100 pieces. All the books got packed, but I displayed a classic few (about 9) on the shelves facing out. Keep 3 or 4 classic board games stacked on the shelf.

Pack any bath or personal item that you don't use at least weekly, and just keep the necessary items in a plastic bin in the cabinet. All items off the bath counter like an electric toothbrush charger or a water pik. When there's a showing, get all bottles out of the shower and into a bin in the cabinet.

Keep only minimal animal accessories in the house and have a place to take all animals and evidence of animals with you when there is a showing (like cans or bins of dry food).

Your bedroom should look like a designer showroom. No junk on your nightstand except maybe 1 staged book and a lamp.

Have fresh flower pots on the front porch and around your back patio. Replace as often as needed if they don't stay blooming.

I lived like this for 6 months. It was very doable. We ate take out more than usual and I didn't make anything with a blender. It wasn't hard and it really shows you that we all have way more stuff than we need.

Some of this is super weird advice. You don't need to "stage" your kitchen or linen cabinets. You also don't need to move everything out and then move some back in. Your closet clutter isn't really that important either. Just get rid of the junk, clutter, excess crap on counters and shelves, close the toilet lids when showing, and do a light clean. A quick vacuum, dust, and mop will go a long way each time. Keep it as clean as you can all the time. It sucks, but it's temporary. Have a few laundry baskets to quickly whisk things out of rooms and throw in the garage last minute. Have "show" towels for all the bathrooms. Clean, white, towels you use just for that. Hide the real ones.

^just to clarify, stage the kitchen, but don't worry about the kitchen cabinets.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Don't just declutter. Take *everything* out and put it in a Pod or a storage unit if you are staying in the same town.

Then bring back a few pieces to stage. A couch, chair and a table. A dining set. A few decor items for the foyer. Take down any personal wall decor. In the kitchen, bring back a pot or 2, pan, etc. Only a few cooking utensils that you use the most. 6 dinner plates, 6 sets of silverware. 8 glasses. No appliances all over the counters, Just the minimum you must keep.

Same in your closets. All clothes go out except the 20% you wear most often. All shoes out except the 5 pair you wear each week. Stage the upper closet shelves with a cute straw hat, maybe a canvas tote bag. Just some items to suggest a fun life of weekend plans. All the extra towels and sheets go and you stage the linen closet to look like those in ads. A few matching towels folded, 1 blanket, etc.

People will look in your kitchen cabinets and pantry, so another staging here. The idea is to make the buyers forget what real living is like. Your pantry isn't crammed with everything like it usually is. It has 20 items, all chosen to look ideal. Clean the fridge and get rid of all those jars you opened more than 3 months ago. Make it look roomy in there.

A few throw pillows, some choice decor objects. And especially clear out the garage and only keep absolute essentials, again staged to look oh so organized. If you have a lawn mower and edger, maybe store all that and hire a service until the house sells.

I divided up the kids toys into 3 or 4 boxes and stored at the front of the unit. Go to the unit every 2 weeks and bring back a different box, but all the toys go back in the box for a showing. I kept just the classic toys and staged them in their bedrooms. The wood train set stayed, shown in cute design but without the other 100 pieces. All the books got packed, but I displayed a classic few (about 9) on the shelves facing out. Keep 3 or 4 classic board games stacked on the shelf.

Pack any bath or personal item that you don't use at least weekly, and just keep the necessary items in a plastic bin in the cabinet. All items off the bath counter like an electric toothbrush charger or a water pik. When there's a showing, get all bottles out of the shower and into a bin in the cabinet.

Keep only minimal animal accessories in the house and have a place to take all animals and evidence of animals with you when there is a showing (like cans or bins of dry food).

Your bedroom should look like a designer showroom. No junk on your nightstand except maybe 1 staged book and a lamp.

Have fresh flower pots on the front porch and around your back patio. Replace as often as needed if they don't stay blooming.

I lived like this for 6 months. It was very doable. We ate take out more than usual and I didn't make anything with a blender. It wasn't hard and it really shows you that we all have way more stuff than we need.

Some of this is super weird advice. You don't need to "stage" your kitchen or linen cabinets. You also don't need to move everything out and then move some back in. Your closet clutter isn't really that important either. Just get rid of the junk, clutter, excess crap on counters and shelves, close the toilet lids when showing, and do a light clean. A quick vacuum, dust, and mop will go a long way each time. Keep it as clean as you can all the time. It sucks, but it's temporary. Have a few laundry baskets to quickly whisk things out of rooms and throw in the garage last minute. Have "show" towels for all the bathrooms. Clean, white, towels you use just for that. Hide the real ones.

You need to move with 30 day so it makes sense to pack a lot up and put it in pods.

[Anonymous]

Ok. I didn't mean literally carry out the couch then carry it back in. The main idea is to not decide what to take out, but start with the assumption that everything is out except what you carefully decide to keep for the ideal staging.

I do believe a very empty bedroom closet, linen closet and staged pantry goes a long way. You want people to dream that when they live there, they too will have a beautiful designer closet.

As a buyer, I have hated looking at crammed closets with hangers pressed together and 200 pairs of shoes. It's so much nicer to see 1/10th of the stuff, and actually see the closet shelf style (ours were custom built, so we did want to show off the very nice features and the built-in shelving. So I kept 2 folded sweaters instead of 15.

I can give in on the cabinets, but if you're eventually going to be moving, it doesn't hurt to pack away entertainment dishes and just don't host parties for a few months.

[Anonymous]

Oh my I hope we can sell ours as a teardown when the time comes. Kudos to you all.

[Anonymous]

OP here. Thanks all for the advice. We plan to list in March at the height of the spring market but will need a rent back since we are not actually moving until late July. So will need a somewhat long-term sustainable setup.

[Anonymous]

Anonymous wrote:OP here. Thanks all for the advice. We plan to list in March at the height of the spring market but will need a rent back since we are not actually moving until late July. So will need a somewhat long-term sustainable setup.

What makes you think listing an occupied house in March with a rent back provision is better than listing a staged house with flexible closing date in July? You’re cutting out a big part of the March buyer pool anyway by telling them they can’t have the house until July.

[Anonymous]

There's different levels of staging. When we sold, our agent had their own items they leant to us to fill out our existing setup. So they brought in a table, some wall art, a nicer bedspread etc. Not a full staging where we moved everything out and brought in new everything. No added fee.