The Most Important Rooms to Stage for the Best Return on Investment

Even if you don’t have the time or money to stage your whole property, focus on staging the most important rooms

Staging a property for sale or rent takes time and money. However, being strategic about staging the most critical spaces is worth the time and money it costs you in the returns you will see.

What are the most critical spaces to stage, and why?

Exterior

For any property, first impressions are everything! The exterior will be the first thing a prospective buyer or renter sees when they drive by or pull up to your property. When they see tidy mulch, healthy shrubs, and a clean exterior that is in excellent repair, they will want to see more. Shabby exteriors with dead plants, peeling paint and mildew will leave them skeptical about the overall repair of your property.

Take the time to trim shrubs, rake leaves, mow grass, and apply a new layer of mulch. Pressure wash the exterior and driveway. Clean the windows and touch up paint where it is needed, especially the front door. Flower pots with healthy plants and a new welcome mat are icing on the cake.

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Entry

The entry of the home is the first impression of the interior of the property. The property should smell fresh when you open the front door. If there is a foyer space, a small console table with tasteful decor invites buyers or renters into the home. Of course, it should be a mess-free, tidy area with no obstructions.

Living room

A living room must feel like a space that people can use and feel comfortable in. Seating arrangements should be conversational around a central focal point, such as a fireplace or TV space. Lighting should be excellent; add a floor lamp or table lamps if the ceiling lights are inadequate. Also, a coffee table and side tables make the space feel practical for living.

Soften the space by adding an area rug, fluffy throw pillows and a throw blanket. Wall art is an effective way of adding personality and color to a bland room. Don’t forget to add decor to the coffee table—it can be as simple as a wooden bowl with vase fillers, coffee table books, or a set of candles.

Dining area

A table and chair set that fits the room well is the foundation to a dining room. People want to envision a dining area where they can entertain (even if many of us rarely do!). Tasteful placemats and cloth napkins, along with a centerpiece, make the table look inviting. Add an area rug and a large piece of wall art to anchor the room.

Kitchen

Kitchens sometimes sell the home; a poorly decorated kitchen can actually prevent a house from selling. Cluster a few key items on countertops: cutting boards, new decorative utensils, and a coffee bar give a gourmet feel to kitchens. If the kitchen has an island or eat-in bar area, place bar stools to draw attention to that desirable detail. 

Even small kitchens need strategic staging. In a smaller kitchen, make sure to leave some counter space bare to make the kitchen appear larger and uncluttered. Always be sure to remove items from the tops of cabinets, and to take down magnets from the refrigerator!

Main bedroom

At least one bedroom should be staged in any property, and it makes sense to stage the master bedroom since it is generally the largest. At a minimum, use a bed frame and mattress, along with fluffy bedding, to create a sense of relaxation. Head boards look great, but large pillows with wall art above the pillows can create the illusion of a head board when there isn’t one. Bedside tables and lamps complete the look.

It is also ideal to add a console table or a dresser to demonstrate the use of space. If there is enough space for a sitting area, stage one with a chair, floor lamp and side table. Use throw blankets and throw pillows to soften and add texture to the room.

Bathrooms

It is a missed opportunity to leave any bathroom unstaged. White, clean, fluffy towels should be hung, along with hand towels. Glass hand soap containers elevate any bathroom. Don’t worry about bath mats or rugs—the room will feel larger without them. Keep toilet paper on the toilet paper roll holders to prevent that look of emptiness.

Miscellaneous

If the property is a large structure with a lot of empty space, you can add perceived  value to the property by staging a home office space. This can even be done in a corner of a living room, but it is a home feature many people are looking for. Place a small console table or desk, with a chair and table lamp, and add an art piece above the console table. That’s all it takes to make a highly desirable home office space.

Of course, if you have time and resources, consider staging kids’ rooms as well as any bonus rooms. One truth is that buyers and renters have a difficult time picturing something that isn’t there. If you have an empty bonus room, a floor mirror, yoga mat and crunch ball converts the space into a home gym. 

Failing to stage is one of the biggest mistakes that any property owner can make when trying to sell or rent a property! Consult a professional stager if you don’t have the time or creativity to do the job yourself—the small investment is minimal when you compare it to a vacant property or a price reduction.

Shameless plug!

Gate City Design offers in-person property styling evaluations for properties in central North Carolina. Not in the area? No problem! Styling evaluations can be done easily via Zoom! Every evaluation includes a detailed recommendation for each room, as well as links to items that will make your property stand out, without breaking the bank. Contact us to schedule a “Get-Acquainted” call to discuss your individual needs and budget!

Hillary McAlhany is the owner and Senior Creative Consultant of Gate City Design. She is a certified professional home stager/redesigner, E-designer & color expert. Although she is based in North Carolina, she offers remote design services outside of the central North Carolina region.