How to stage your house using what you already own
Selling your house can be daunting, stressful, and a lot of unexpected work. I know, I’ve done it, a lot. We are currently selling our third house in eight years. I’m not a house-flipper, military spouse, or any of the other common reasons for moving often. I think of a house as an investment and prefer to capitalize on it when possible. As a result, I’ve become a bit of a pro at “staging” (i.e. setting up a home in a way that appeals to potential buyers) using mostly things I already own.
Before staging
Here are some of the things I’ve learned about preparing and staging your home before listing it for sale:
Minimize and organize: You’ll be moving anyways and staging is a great time to break up the stress of packing. Mercilessly purge every room, cabinet, and closet of items you won’t use in the next 30 days. Pack and store everything else in your garage, attic, or spare space.
Neutral, neutral, neutral: Everyone has their own style, and the more neutral yours is, the easier it will be for potential buyers to picture themselves in your home. I suggest going from room to room and collecting decor, throws, art, etc. Look for items that are clean, in good shape, and fall within a neutral color palette. Anything that doesn’t make the cut should be packed and stored.
Show your walls some love: Remove most (if not all) art, photographs, and posters. If you choose to leave anything hanging, ensure it is within your neutral color scheme, appropriately sized for the room, and does not include anything personal. Bare walls are always a safe bet if you’re unsure! Be sure to remove nails, fill and paint nail holes, clean blemishes, and wipe your baseboards and trim.
Left: Our master bedroom on a normal morning. Right: Our master bedroom the day our realtor took photos.
Time to stage
This is the fun part! You’ve purged, packed, and picked your best neutral pieces. Here’s how to make them work in every room:
Bedrooms
Clear dressers and nightstands of anything outside of a lamp. Phone chargers and other electronics (clocks, Alexa, etc.) can be hidden beneath beds or other furniture when not in use.
Make the beds by ensuring all blankets are tucked or folded and pillows neatly stacked.
In children’s rooms, ensure all toys are neatly organized and put away. When we’ve sold since becoming parents, I actually pack away the bulk of our daughter’s toys that won’t fit within a neutral toy box or bin. Books should be reversed to show the plain side or put in rainbow order for a fun, clean look.
Left: Our daughter’s bookcase on a normal day. Right: Her bookcase after staging.
Bathrooms
Your purge should have yielded some big wins in these spaces where products are often left hidden and forgotten. If not, now’s the time to get the trash bin and say your goodbyes. Organize the remaining items in baskets or bins, and ensure all towels or linens are folded.
Clear everything, yes really, out of your shower for showings. I stow ours in travel toiletry bags stashed under the sink. For our most recent home, I’ve added some glass bottles with shampoo to create a clean, usable look.
RELATED READING: 10 tips for spring cleaning your bedroom
This next tip is definitely extra, but I believe small details convey that my home has been well cared for and is, therefore, a quality buy.
Either remove all toilet paper rolls or fold them under “hotel style.” Like I said, it’s extra.
Ensure handtowels are clean and hang nicely, or, remove them altogether. If you have any over-the-door racks for holding towels daily, remove and stow them.
Put all toilet brushes, trash cans, plungers, and anything else floating around at floor level under the sink. I even go so far as to fold and stow our bathroom rugs and mats. You want to draw attention to your home, not your belongings.
Left: Our master bathroom daily. Right: Our master bathroom while house is for sale.
Kitchen
On top of ensuring everything is sparkling clean inside and out (I’m looking at you, oven), clear the countertops as much as possible. This includes stowing appliances (I even put my oft-used coffee pot into a cabinet for showings), all those sponges on the sink, and even the ever-lingering hand towel.
If you have any neutral pieces that are space-appropriate (wooden spoons, a plant, a cookbook stand) use them sparsely. In the kitchen, no decor can be more effective than any at all.
Looking for more ways to minimize items in your home? Check out these swaps!
This is the time to clean out and organize your fridge and pantry as well. The running theme is spacious and clean, and yes, this counts as staging! I use baskets and matching snack containers to make the pantry look more uniform, but if you don’t have them - don’t buy them! Organizing by size and type (canned goods, boxes, bags, etc.) will make an impact as well.
If your trash can(s) are visible, ensure they are clean and empty before showings!
Left: An average day in our pantry. Right: Pantry glow-up with staging.
Closets
One of the main reasons I recommend purging and packing first is because you shouldn’t be hiding things in your closets. Prospective buyers will definitely be checking out all of these spaces, so you want them to look clean, spacious, and organized!
We always cut our clothing down by half (SpaceBags have been a lifesaver!), and let’s be honest, we aren’t wearing them anyways, and it makes the closet look so much bigger. If you’re pressed for space, under-bed storage totes are great to stash just about anything!
Our master closet post-staging. We hauled out about six packed-full space-saving bags to get here.
Living room and office
If possible, remove or reorganize excess furniture. When staging my current living room, I removed all of the toys, an antique desk, as well as the bulk of my decor to simplify the space.
Couches and other seating should be clean, I vacuum my couch before showings. Pillows should be removed if they detract from the room, or are fluffed and positioned.
If rugs or other floor coverings are worn or distracting, I recommend removing them. It might be more work, but will totally be worth it to maximize the look.
Offices can still function without excess! Reverse books on the shelves for a streamlined look and remove everything you use in a work day before showings. I keep my essentials in a storage tote that I fill and pop in the closet (which is organized!).
Left: My office is organized, but cluttered. Right: Still a functional office, but less distracting to buyers.
Other spaces
Laundry room: I’ve seen “tips” to hide laundry in the washer and dryer, but the machine’s clear doors make this rather obvious. Not to mention that potential buyers may open them and get a look at your family’s dirty clothes. Instead, use lidded hampers in bedroom closets or the laundry room.
Garage: This is generally a dropzone, but when preparing your house to sell you’ll want to ensure it is organized and swept.
Yard and patio: Don’t forget exterior spaces! Clean up landscaping, mow the lawn, sweep walkways, and clear any webs, nests, etc. Stage patio furniture in the same way you would interior living rooms.
Windows: Clean them well, then open curtains or blinds to let in plenty of light. If you have heavy window treatments, pare them down to two panels (one per side) if possible. This lets in more light and makes your windows appear larger.
Exterior spaces are a potential buyer’s first impression of your home!
My final tip? Take your time.
If possible, allow several weeks to work through the house. It may seem overwhelming at first, but you will be rewarded with a home that is showing-ready anytime and once sold, is half-packed ahead of moving day. You got this!
