staging

,

Should You Move Out Before Listing?

,

Is it best to move out before listing a home for sale?

Good question! I get asked this frequently and my answer depends on my client’s individual situation. The process of preparing a home for sale can feel overwhelming at first, especially if you have years or decades of accumulated stuff to sort, pack and move. If this is the case, I always suggest planning far in advance — several months or even a year or more depending on the size of your move and work/life obligations. Once you begin planning, you may start to wonder how far you should go in paring down. Is it better to move out all the way before listing? It depends. Moving out prior to listing may not be realistic for many homesellers. Below are common considerations and potential scenarios for helping you decide what’s best for you.

Stay Put

When deciding on what to purge and pack, consider who will be walking through your home, and when. Once your property is listed for sale, buyers and their agents will begin touring it, typically through private showings. Buyers’ agents will request showings and you as the seller may approve or deny their requests. Of course you will want as many potential buyers as possible to visit so being flexible and accommodating is ideal. Buyers and their agents expect to tour homes without sellers present. Doing so gives them privacy and space to talk freely among themselves and to imagine possibilities for making space their own. So if you plan to live in your home while it’s listed for sale, plan to vacate during showing times which typically last 30-60 minutes. 

Before each showing, I recommend cleaning and straightening as much as possible. Aim for matching the condition depicted in the listing photos — no dirty dishes, wet towels on bathroom floors, unmade beds, etc. Since most people don’t live in picture perfect spaces this can sometimes be a challenge, especially if kids and/or pets are involved. If you choose to stay put, setting household expectations and staying organized will help. 

Vacation or Staycation

The flurry of buyer activity usually happens right out of the gate. The first several days on the market often generate the most traffic, especially in an active market (think spring in Minnesota!) If you plan to stay in your home but want to avoid the new listing buzz, consider a vacation or staycation. I often see sellers plan weekend trips around the list date to avoid the initial deluge of showing requests. 

Partial Move

Moving out, or mostly out, ahead of time can help alleviate the disruption and displacement during showing hours. If you plan to move out but have flexibility with furnishings, consider a partial move, leaving key pieces and moving the rest. Ideally, a marketed property should feel like a home, with at least some furnishings. Vacant rooms just aren’t cozy. They also leave little for a photographer to shoot. Furniture creates focal points which in turn produce more captivating images. And with 100% of buyers beginning their search online, attention-grabbing images are a must.

Partial Stage

If a partial move-out is possible, consider hiring a professional stager to fill in the rest. Depending on the condition and style of your furniture, you may want to hold off on moving larger items. Anchor pieces like beds, couches and dining sets help buyers envision scale and how a space may be used. These larger pieces are part of the equation; pillows, throws, plants, art, etc. make up the rest. Many stagers offer some type of hybrid service to fill in the gaps using their own inventory while working with a seller’s existing furniture. When doing so, they can help you decide which pieces to keep and incorporate as they work to target your likely buyers. Keep in mind, staging is strategic marketing, not just decorating. A good stager will understand the market and work to attract a specific pool of buyers based on your price point, location and home style.

Partially Staged: Seller’s dining room set combined with stager’s art, plants, etc.

Full Move

If your timeline necessitates a full move-out you could either photograph your home as a vacant property or consider full staging. Vacant room photos are not as eye-catching of course but sometimes this is the only viable option. 

Stage

If you opt for staging a vacant home, you have choices. Vacant home staging most often includes furnishing just the main living area, primary bedroom, kitchen and bathrooms, but covering the whole-house is always an option for an additional cost. Staging services typically include a set-up fee and a couple of months rental. Fee structures vary, as do style and quality of furniture, so it’s worth shopping around for the right fit.

A less common practice is virtually staging. It can be a more cost-effective way to create compelling photos but doesn’t necessarily enhance the buyers’ walkthrough experience. 

Vacant home BEFORE staging

Vacant home AFTER staging

Clear Clutter

When planning your move, consider the end goal — closing day, or date of possession. You will need to be completely out of your home by then. Unless otherwise negotiated with the buyers, this means removal of all personal belongings and all debris. 

A closing period is typically 30-45 days from the date the offer is signed and accepted and cash offers can close even sooner, within a week or two. So once your home hits the market, time could potentially fly. I recommend doing as much purging and moving as possible before listing — you’ll have to clean out your closets eventually, might as well do it before! Less is always more for buyers who will peek in every nook and cranny.

Sometimes a second set of eyes is helpful for seeing what needs clearing or keeping. I often do room-by-room walkthroughs with clients at the beginning stages to help determine which items to eliminate, especially larger pieces that may need to be donated or sold. In many cases, sellers were planning to get rid of stuff anyway and appreciate a green light to begin purging. Professional stagers work in a similar way. They create punch lists for sellers that include suggestions for specific paint colors, light fixture updates, and more.

 
 

Scenarios for selling are as varied as the homes and lives of the people living in them. Once you’ve made the decision to move, don’t be afraid to ask for assistance — family, friends and professionals can be invaluable for smoothing out the process. We are here to help. Mobilizing to sell and move may seem daunting but it is certainly doable. I continue to be amazed by the effort, energy and perseverance of my clients who have made it happen.

Heidi Swanson is a Realtor® based in St. Paul, Minnesota. She writes to inform buyers and sellers on variety of topics including market conditions, tips for selling and buying, homeownership trends, and more. Reach her at heidi@lyndenrealty.com or 651-503-1540. 

, ,

How to Prep Your Home to Sell: Top 10 Tasks

, ,

1. Deep Cleaning

Ensure your home is spotless. Clean carpets, wash windows, and scrub floors. Pay attention to often overlooked areas such as baseboards, light fixtures, and grout lines. A clean and fresh-smelling home makes a positive impression. Be sure to address odors as well. Eliminate any unpleasant smells by deep cleaning carpets and upholstery. Keep the home well-ventilated during showings. Avoid using air fresheners or scented candles.

3. Declutter and Depersonalize

Remove excess belongings to make your home appear more spacious and allow potential buyers to envision themselves in the space. Pack away personal items like family photos and keepsakes. Clear countertops, closets, and storage areas to showcase the available space.

4. Repairs and Maintenance

Fix any visible issues such as leaky faucets, broken tiles, cracked walls or stained ceilings. Ensure that all systems and appliances are in good working condition. Consider replacing appliances that are nearing end of life.

2. Enhance Curb Appeal

First impressions matter! Enhance your home's exterior by mowing the lawn, trimming hedges, planting flowers, and adding fresh mulch. In winter, be sure sidewalks and driveway are clear of snow. Consider repainting the front door, updating hardware and adding new house numbers.

5. Neutralize and Paint

Consider repainting rooms with neutral colors to create a blank canvas for potential buyers. Neutral tones appeal to a broader range of people and make it easier for them to imagine their furniture and belongings in the space. Though a pop of color on an accent wall works well in photos and for creating dimension!

6. Maximize Natural Light

Open curtains and blinds to allow natural light to fill the rooms. Clean windows inside and out to ensure they are spotless and let in as much light as possible.

7. Stage Your Home

Arrange furniture and decor to highlight the home's best features and create an inviting atmosphere. I strongly recommend hiring a professional stager to help you with this! Their approach is to market to specific buyers in your area at your price point. Stagers can also offer design recommendations for paint colors, refreshed lighting, bath fixtures, flooring, and much more!

8. Refresh Kitchen & Bathrooms

The kitchen is a crucial area for buyers. Update outdated fixtures, repair or replace damaged cabinets, and consider upgrading appliances if needed. Clean and repair any issues in the bathrooms. Replace outdated fixtures, re-caulk bathtubs and showers, and add fresh towels and accessories.

9. Update Lighting

Adequate, modern lighting enhances the appeal of a home. Replace outdated or broken light fixtures and ceiling fans, and consider using energy-efficient bulbs (warm white!) to save on energy costs.

10. Set an Appropriate Price

Work with a real estate agent to determine a competitive and realistic listing price based on market trends, location, and the condition of your home. Pricing your home accurately is crucial for attracting potential buyers. Savvy buyers will know if your home is overpriced and will most likely wait out a price drop. As with most “retail pricing”, shoppers wait for the sale. But once this happens buyers may start to wonder, “what’s wrong with it?”, especially in a hot seller’s market. Better to hit the pricing sweet spot when first entering the market than to lower it later on.

Remember, the specific requirements for preparing a home for sale may vary depending on its condition, location, and target market. It's always a good idea to consult with a local real estate professional for personalized advice tailored to your situation.

 

, , , ,

Staging to Sell {BEFORE and AFTER}

, , , ,
BeccaGreyDuckStaging.jpg

Q & A with stager

Becca Schwartzbauer

Grey Duck Staging & Design

Last spring I worked with Becca from Grey Duck Staging & Design to sell a home that had previously sat vacant. Touching every room in the house, she completely transformed its spacious, bare rooms into cozy, livable spaces. It was a remarkable change worth sharing — check out the BEFORE & AFTER pictures below!

Whole-house transformation of a vacant home is just one end of the staging spectrum. Stagers offer a range of service levels depending on your budget and existing decor and can work wonders with homes of willing sellers starting with a simple consultation. To share more about these services and benefits, I turned to Becca for answers to commonly asked questions about staging to sell:

Q: Is staging different from decorating?

A: Staging is meant to be less taste-specific than decorating. We work with the space that’s available and chose size-appropriate furniture. I also choose inventory that is appropriate for the era of the home — textiles and fabrics — keeping the design relevant. We're trying to think about marketing to as many different buyers as possible. I’m staging for the masses and trying to think about the demographics of the neighborhood and who the buyer is going to be, whereas decorating is more about personal taste.

 

Bedroom & office

Q: Which rooms are most important to stage? 

A: You never get the second chance at a first impression so right when you walk in, those rooms are high impact and most important because they are going to set the tone for the rest of the showing. Some of the most important rooms are the highlights of the home — if there’s a second living space, if there’s a beautiful master and en suite — those are the things we really want to highlight. It’s also important, on the other side of the coin, to stage areas that might be flex spaces or spaces that a buyer might not know what to do with. Say there’s a home with a built-in office and bookshelves already, and there’s also a flex space, maybe that room would be better as a craft room or a play area. We can imply what people could do with that because a lot of times, especially in larger homes, people are wondering and asking themselves what they’re going to do with these spaces.

 

Foyer, living & dining rooms, sunroom

Q: If a home seller has furniture of their own, what's the best approach to staging and working with that client?

A: That’s called owner-occupied staging and it's become a big part of my business, especially in this market. I bring in my movers and we rearrange their furniture. A lot of times what people are missing are some of the softer finishes like throw pillows and blankets, lamps on side tables, the kinds of things that balance and bring symmetry to a design. I have done a lot of personal shopping and can bring in those types of fillers for sellers. It’s a less invasive thing to do. It’s someone’s home and it’s so personal.

Q: How do homeowners respond to your work? Do they see the value?

A: I’ve had sellers who have been extremely receptive and like, “Oh my gosh! Maybe we should stay! I never thought about putting the couch over there." You kind of get stuck in one particular layout. How many times do you rearrange the furniture in your own house? It’s not something people do a lot so it’s a fun way to kind of shake off the dust. The other huge part is that it helps them dissociate themselves from the home. When we start to take down family photos, maybe remove curtains to let more light in, or paint a few different rooms it helps to start that mental process.

 

Master Bedroom

Q: What is your process when taking on a new client? 

A: I really like to meet with a new client in the space if it’s possible and ask them questions about how long they've been there, what are some of the challenges that they've had with furniture layout and what are some of the other challenges this home has given them. The more I understand them the easier my suggestions are. I can have a plan A, B and C based on how willing they’re going be. Staging is such a spatial job, I really need to be in the home to get a better understanding of the layout. Then I send them a follow-up email to recap everything we’ve discussed. I send them examples of some of the work I’ve done. It’s about numbers too so we also talk about pricing.

I’ve had a lot of success with motivated sellers who give me the creative control to get their home ready. But it’s important to have that consultation first to get a plan. Understanding how long a seller has been in the home, their reason for moving — if there was a death in the family and maybe it’s the children selling their parents’ place and it’s still furnished. There are a lot of things to consider when doing that initial consultation.

 

Dining room & Kitchen

Small Bedroom

Q: Do you think staging affects the final sale price?

A: Yes, I absolutely do. Statistically (from the National Board of Realtors) staged homes can sell up to 3-8% more than a vacant listing. The staging will pay for itself and also net the seller more than it would have otherwise. And with the way I stage, it’s not a churned out look. I think when people are hyper aware that the home is staged and vacant it might change their offer or negotiation because they know the sellers are in a different position than a normal seller. When someone sees a home that’s vacant, they might think, “Oh, they’re carrying two mortgages, they’re in a financial pitch” so that may affect their offer.

 

 large Bedroom

The positive effects staging has on a listed properties are many — help them visually stand out, sell faster for higher prices, get more shares in social media, and allow buyers to imagine the space as their own. If you are thinking about moving and would like to talk about the steps to get ready to list and sell, including staging, let's talk! I can walk you through the entire process, and connect you to other trusted service professionals.

Heidi Swanson is a Realtor® based in St. Paul, Minnesota. She writes a blog to share information on a variety of real estate related topics including buying and selling, market conditions, homeownership trends and more. Reach her at heidi@lyndenrealty.com or 651-503-1540.

Heidi Swanson | Lynden Realty