I recently came back from a day of showing houses, and I want to share some insights on the often-overlooked issue of over-staging a property. While staging can be an effective tool in selling a home, there’s a fine line between enhancing a property and wasting resources. Let me break down why spending money on over-staging might not always be the best approach and how you can allocate your budget more effectively.
The Pitfalls of Over-Staging
One particular property I visited recently highlighted this issue perfectly. The sellers had invested approximately $2,000 to $3,000 in staging. Yet, the house was far from pristine. It had noticeable issues like outdated paint, damaged baseboards, broken light fixtures, and even signs of pet wear on the carpet. In addition, the sliding door screen was torn and the flooring showed clear signs of water damage.
Despite the substantial amount spent on staging, these fundamental problems made the house appear less appealing. It became clear that the investment in staging didn’t compensate for the lack of basic maintenance and cleanliness.
Why Basic Maintenance Matters More
In my experience, a well-maintained and clean home will always outshine one that’s been overly staged, but still has glaring issues. Here’s how I’d allocate a budget for preparing a house for sale:
If You Have $1,000:
- Touch Up Paint: Focus on freshening up the baseboards and any other scuffed areas. A coat of paint can make a significant difference.
- Professional Cleaning: Invest in a deep cleaning service. This typically costs around $300 to $400, but it’s money well spent. A clean home, from the inside of the oven to the floors, with a pleasant smell, will attract more buyers than mismatched staged furniture.
If You Have $5,000:
In addition to touch-up painting and professional cleaning, consider these upgrades:
- Carpet Shampooing: Freshen up any carpets to remove stains and odors.
- Update Light Fixtures: Replace outdated or broken fixtures and bulbs to brighten up the space.
- Replace Dirty Switch Plates: Small details like switch plates can make a big difference in how clean and maintained a home looks.
- Roof Cleaning and Certification: Spend around $1,500 to have the roof cleaned and certified. A certified roof assures buyers that it’s in good condition for the next several years, alleviating one major concern they might have.
When Staging Makes Sense
Staging can still play a role, but it should come after addressing the basics. If you’ve ensured that your home is clean, well-maintained, and inviting, then investing in staging can be beneficial. Think of it as the final touch, not the foundation.
Consider this analogy: Would you rather buy a used car with a sunroof but covered in grime or a clean car that appears well-maintained? Cleanliness and maintenance often speak louder than additional features.
In summary, prioritize making your home clean and well-maintained before investing heavily in staging. It’s a straightforward approach that ensures you’re not just adding a pretty façade to a property that needs more fundamental improvements.
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Disclaimer: The content in any of Shawn Yu (Shawn Realty) Youtube videos or this website shall not be construed as tax, legal, insurance, construction, engineering, health & safety, electrical, financial advice, or other & may be outdated or inaccurate. Shawn Yu/Shawn Realty is a licensed principal real estate broker/brokerage doing business in Oregon. To contact Shawn Realty for selling, buying investing in Oregon, please email shawn@shawn-realty.com or call 503-515-4499.
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