Florence Richard-Van Doren
Coldwell Banker Realty

Staging Services



What is “Soft” Staging for Owner-Occupied homes?


How is “Soft” Staging Different from Home Staging Services Offered by Other Real Estate Agents?

When you’re preparing to sell your house, a key element of your project’s success will be your prospective buyers’ ability to picture themselves living in the home. Staging is one of the best ways to accomplish that task because it helps to present your property in its best possible light—and when your home shines, it stands out and attracts competitive offers sooner than homes that aren’t staged. According to the National Association of Realtors, 82% of buyer’s agents report that home staging makes it far easier for their clients to visualize a property as their future home.

Home stagers generally work with vacant properties that are free of furnishing and belongings. Stagers redecorate these homes completely with new accessories, artwork, rugs, plants, and furniture that is specifically chosen to accentuate the possibilities of any given space. Depending on the property, they may even stage porches, backyards, and sometimes even garages. 

Some clients, however, need to occupy their property during the selling process. For them, it’s soft staging that will help their property stand out to buyers. 

If this situation applies to you, soft staging uses your existing furniture and accessories are added to accentuate the property, but in a way that depersonalizes the space so that buyers can envision themselves—not you—living in the home.

In addition to decluttering and completely depersonalizing your home (removing family photos, personal items, dirty dishes, etc.), soft staging will help your home stand out so that all sorts of buyers can visualize themselves in each room. With soft staging, your furniture stays in the home and you’ll continue to live with most of your belongings.


What’s Involved in the Soft Staging Process?


After a thorough decluttering process, your home will be dressed in a modern, neutral feel with accessories like vases, mirrors, artwork, lamps, kitchen and bath accessories, bed covers, side tables, etc. The home is set up to appeal to a variety of tastes, usually in neutral tones.

The process works like this:

First, I will conduct a staging consultation and let you know how you can immediately increase the appeal of your home. This will involve a thorough decluttering of the home, including removal and storage of personal items such as your own artwork, kitchen and bath items, pictures, rugs, and some surplus furnishings.

Next, I will prepare a plan and timeline based on your anticipated sale date. This process may include rearranging and repurposing your current furnishings. I will provide accessories, rugs, and art to make your home sing to all potential buyers! 

Finally, I will make recommendations for certain affordable home improvements that will increase the value of your home. Carpet replacement, new countertops, lighting, plumbing fixtures, and fresh paint are appealing to most people, and generally provide a healthy return on investment.