How to Stage Your Home to Sell: A Designer's Room-by-Room Guide

Staging is how you show buyers what a room is for and how big it really is. I've staged homes as a designer, and the goal is always the same: help buyers notice the house, not your belongings. Here's my approach, room by room.

Before You Start: Edit Everything

Remove about a third of what's in each room, including furniture. Pack family photos, collections, extra pillows and anything on the countertops. Rent a storage unit or a portable container if you need to. Empty space makes rooms look larger in photos.

Entry

• Clear the entry floor entirely. Shoes, bags and baskets go.
• Add one simple piece: a slim console, a mirror or a plant.
• Make sure the first light buyers see is warm and bright.

Living Room

• Pull furniture off the walls slightly and arrange it around a conversation area, not just the TV.
• Keep clear walkways at least 30 to 36 inches wide.
• Use a rug sized so at least the front legs of the sofa and chairs sit on it. A rug that's too small makes a room look smaller.
• Style with a few large pieces rather than lots of small ones.

Kitchen

• Clear the countertops except for one or two items, like a cutting board and a bowl of lemons.
• Clean grout, appliance fronts and cabinet doors. Replace dated cabinet hardware if needed.
• Organize the pantry and under the sink. Buyers open cabinets.

Dining Area

• Remove leaves from the table so it fits the space, and use only the chairs needed.
• Center the light fixture over the table.

Primary Bedroom

• Use light, fresh bedding, plus a throw and simple pillows.
• Keep matching nightstands and lamps on both sides of the bed if possible.
• Clear dressers and nightstands, and remove exercise equipment and desks.
• Edit the closet to about half full so it looks spacious.

Bathrooms

• Hide toiletries. Leave a nice hand soap and fresh white towels.
• Replace a tired shower curtain and recaulk if needed.

Secondary Bedrooms and Flex Rooms

Give every room one clear purpose. A spare room that's half office, half storage reads as wasted space. Stage it as a bedroom, an office or a playroom, based on what buyers in your price range are likely to want.

Outdoor Spaces

In North Texas, buyers care about outdoor living. Power-wash the patio, add a simple seating group, and make sure the yard is mowed and edged. If there's a covered patio, stage it like another room.

Lighting for Photos and Showings

• Use the same bulb color temperature throughout the house.
• Open all blinds and turn on every light for photos and showings.
• Replace burned-out bulbs, including in closets and the garage.

Need Help?

Every listing I take starts with a designer's walkthrough and a staging plan tailored to the home. If you're thinking of selling, let's talk. Also see which updates are worth making before you list.

Frequently Asked Questions