What You Need To Know About Virtual Staging

Author:

Publish Date:

Last Modified Date:

Category: Buying & Selling a Home, Home Decorating, Moving Advice

Tags: Tags: , , , , , , , , , , , , , , , , , , ,

Studies show that staging your home could boost the sales price by up to 20%, on average. So if you’re getting ready to sell, it’s worth investing the time and money in professional home staging.

But what if time and money are two things you don’t have a lot of right now? Today, homeowners have the option to stage their properties virtually. This involves digitally manipulating photographs of empty or sparsely furnished rooms to create realistic, appealing, and inviting living spaces — for way less than it costs to stage traditionally.

Get a Good Foundation: Home Staging Basics

When selling a home, you’ll likely require some level of staging. It could mean simply making a few tweaks to the layout and colors, or fully investing in a major redesign. 

What’s the point of staging? 

a woman places. vase of flowers on a table in a staged room. The wall is a shade of deep blue and so are the sheets on a bed nearby.

Staging is essentially a form of marketing. A professional home stager can evaluate your property and add furniture and decor elements that provide spatial perspective and illustrate function.

Staging is a great tool if you want to attract a certain type of buyer, such as those who will appreciate unique architecture and historical value, or those who have certain lifestyles or needs, like families with kids. That means your objective should not necessarily be to stage your home to look generic, but rather, craft a specific vibe that will help the right buyers visualize themselves living in that space.

 

“…traditional staging typically costs around $2,000 to $3,000, while virtual staging is closer to $200.”

 

That said, you also don’t want to make your home look off-putting to the average person or will only appeal to a handful of buyers. Unfortunately, beauty is in the eye of the beholder, so certain design elements that may have been perfect for you could be considered an eyesore for others. It’s crucial to swallow your pride and try to strike a balance between one-of-a-kind and boring.

Common misconceptions about staging

If you’re still raising an eyebrow at the thought of virtual home staging, let’s clear up some common misconceptions. 

Claim: Home staging is an all-or-nothing project

The reality: While you can totally redesign your home to look like a completely different space, you don’t have to. And it might not be a great idea, since you want to present your home in a realistic way. Staging can involve simple steps, such as cleaning, removing personal items, and slapping down a new coat of paint.

Claim: It’s dishonest.

The reality: Some people view virtual staging as deceptive, creating a false impression of the property. While it’s true that virtual staging involves digital manipulation, when done right, the goal is not to deceive but to help potential buyers visualize what a space could look like. It’s crucial that listing agents clearly communicate that the images have been virtually staged.

Claim: It replaces physical staging.

The reality: Virtual staging is a fantastic tool, but it doesn’t necessarily replace the need for physical staging in all cases. For some buyers, being able to physically walk through a staged home can make a significant difference. In other words, both virtual and physical staging have their places in the real estate market, and you should discuss with your agent which option makes the most sense for you and your home.

See prices for local moving labor. Read real customer reviews. Easily book your help online.

Claim: It’s the same as 3D modeling or virtual reality.

The reality: While these technologies can intersect, they’re not the same. Virtual staging typically involves taking a photograph of an empty room and adding furniture and decor digitally. 3D modeling and virtual reality, on the other hand, involve creating an entirely computer-generated environment that can be explored in a more immersive way.

Claim: Anyone can do it.

The reality: There are do-it-yourself virtual staging software options available, but unlike virtually designing a single room, the process requires a deep understanding of interior design principles, as well as software and photo editing skills.

Claim: Results are instant.

The reality: Although virtual staging is typically faster than physical staging, it still requires time. Professional virtual stagers need to carefully choose the right pieces, design the layout, and make adjustments to ensure the end result is both realistic and appealing. So if you’re going to pursue virtual staging, have patience and understand that you’re going to get the best images with time and revisions.

Virtual Staging: Pros and Cons

a woman talks to a couple about interior design and virtual staging on a tablet

Virtual staging is definitely easier and cheaper than physically staging your home. But there are some drawbacks, too. So if you’re considering your options for staging, think about these pros and cons.

Pros of virtual staging

  • Cost-effective: As you might have guessed, one of the biggest benefits of virtual home staging is the cost. Since you don’t actually have to rent physical furniture and decor, plus pay someone to set it up and break it down, virtual staging is a much cheaper option. In fact, traditional staging typically costs around $2,000 to $3,000, while virtual staging is closer to $200. 
  • Lower effort:  Getting ready to sell a home–and likely, also buy a new one–can be a stressful process with a lot of moving pieces. You might not want to spend the time and effort involved in working with a physical staging company. 
  • Helps overcome the buyer’s lack of imagination: An empty house can feel cold and austere, and buyers may struggle to see its full potential. If you have a choice between virtual staging and not staging at all, virtual is the way to go. It helps bring the space to life and show possibilities that the average person may not consider. 
  • Non-invasive: Unlike physical staging, virtual staging means you don’t have to worry about strangers traipsing through your home, dinging the walls, or scratching the floors when moving furniture around.
  • Takes only a few hours: Physical staging could take a half day or more to get done. Meanwhile, virtual staging only takes a couple of hours. Plus, you’re not limited to the professionals in your area. A virtual stager can do their job from halfway around the world.
  • Flexible: You can transform a room into just about anything with a few clicks. The home office can easily be staged as a nursery. That extra closet can become a craft room. You’re only limited by your imagination.

Cons of virtual staging

  • Lacks in-person impact: Virtual staging might get a buyer’s feet to the door, but their general impression of the home will change when they’re faced with an empty house. Of course, they can reference the virtual staging pictures on their phone to remind themselves of what they liked about the space, but the wow factor isn’t quite the same.
  • Highlights flaws: When a room is decorated with elegant furniture and eye-catching art, you’re less likely to notice small flaws. But when viewing a vacant property, those flaws are put under the spotlight because there’s nothing else to focus on.
  • Can feel disappointing or deceiving: Some people might consider virtual staging to be a bit of a bait-and-switch tactic to get buyers interested in a home that looks much different online than it does in person.
  • Requires excellent design and judgment: If you choose the wrong person to virtually stage your home, you could end up with photos that make your property look worse, not better. Poor photo editing skills, or an inexperienced eye for interior design could cause the staged rooms to look unrealistic or fail to highlight the best parts. 

How Virtual Staging Works

Virtual staging is a staging method where images of furnishings are added to photographs using editing software. The end result is a highly realistic image of the property that demonstrates how it could look with certain design elements. 

Choosing a virtual staging company

a group of workers stands in front of a computer to look at an edit photos. One member of the trio is holding a professional digital camera.

One of the most important decisions to make when pursuing virtual staging is choosing the right company to do it. After all, there’s a lot at stake when you sell your home — you want to ensure you get the highest price possible and sell quickly. A good virtual staging company can help you do that.

 

“Virtual staging typically involves taking a photograph of an empty room and adding furniture and decor digitally. 3D modeling and virtual reality, on the other hand, involve creating an entirely computer-generated environment…”

 

Although virtual staging is relatively inexpensive, you don’t necessarily want to go with the cheapest option. Virtual staging can be done by just about anyone, from anywhere, so there are a lot of inexperienced or fly-by-night operations that may be cheap, but won’t get you the results you need.

Instead, look for a company that has plenty of experience, can show you examples of their work, and come recommended. Your real estate agent is likely a great resource for finding a reputable company, but you can also ask friends, family, neighbors, or anyone else you know who recently sold their home.

The virtual staging process

a man takes photographs of a kitchen with overhead lights and white cabinets that can be used in virtual staging

There are several steps in the virtual staging process, and each one is important to getting the best results.

  • Photograph the space: First, a photographer takes high-resolution photos of the space (it should be empty or only partially furnished). It’s important to capture the property in its best light and from its most flattering angles, which is why a professional usually handles this part.
  • Find inspiration to match property and target buyers: Next, you’ll want to consult the web for inspo pics of the look you’re going for, like coastal cottage or farmhouse chic. Your real estate agent and/or interior designer can help you nail down the style of decor and furnishings that they believe will be most appealing to potential buyers. 
  • Choose sets from the virtual furniture library and give instructions to the edit team: This can be a standard package provided by the virtual staging company, or it could be a customized look created specifically for that property.
  • A designer brings your home to life: A digital artist or designer then uses specialized software to create realistic digital models of the furnishings and decor. The artist will add these items to the photographs of the property, adjusting lighting and shadows to make the virtual furnishings look as if they are physically present in the space.
  • Review and revise: Once the staging images are mocked up, you and your professional team can look them over. If any changes are required, such as adjusting the position of furniture or changing the color scheme, the designer will make these alterations.
  • Final delivery: Once you’re satisfied with the look and feel of the virtually staged property, the final images are delivered. These can then be used in online listings, social media posts, printed brochures, and other marketing materials to attract potential buyers.

See prices for local moving labor. Read real customer reviews. Easily book your help online.

Virtual staging done right

  • Deep clean and declutter: Even though virtual staging can enhance the overall appearance of your home, it’s not going to remove noticeable dirt, dust, or stains in the original photos. You should also get rid of any knick-knacks, shabby furniture, piles of paper, and other clutter that will detract from the images. Remember, the goal is to make the space look neutral and versatile.
  • Don’t skimp on quality photos: Virtual staging is all about the images. In other words, it’s worth hiring a professional photographer, especially one who has experience in real estate photography. 
  • Ensure there’s proper lighting: Each room needs to be well-lit, ideally with plenty of natural light. If that’s not sufficient, the photographer should be prepared to bring in additional lighting.
  • Understand your audience: Identify your target market and stage your home accordingly. For instance, if you’re targeting young professionals, you might opt for a modern, sleek design. If it’s a family home, you might choose more traditional, comfortable furnishings.
  • Invest in key rooms: If budget is a concern, consider investing more of your resources on staging the most important rooms, such as the living room, kitchen, and master bedroom, as buyers will likely be most concerned with these spaces.
  • Clearly define each room’s purpose: If you have an empty or spare room, decide whether it would be best shown as a home office, a bedroom, or a gym. The more work you can take on for potential buyers when it comes to envisioning the room’s potential, the better.
  • Don’t forget about outdoor spaces: It’s also important to capture your home’s exterior and any outdoor spaces, like patios, decks, and yards. 
  • Keep it realistic: As we mentioned before, virtual staging provides an opportunity to enhance your property’s appearance, but it’s important to keep it realistic. Avoid making your property look too perfect or set up in a way that’s not really logistically possible, as it might cause disappointment during actual viewings.
  • Follow legal guidelines: Some jurisdictions require that you disclose any image manipulations made to property photos.
  • Share before and afters: This can give potential buyers a better sense of the space’s potential.

Can I DIY My Own Staging?

a woman sits on the couch with a laptop

Let’s start off by saying yes, you can do your own virtual staging. But the question is: should you?

It’s important to understand that if you go the DIY route, you’re not going to get as good results. However, that may not be a big concern for you. If you do decide to do your own virtual staging, here’s what you should know:

There’s an app for that 

VisualStager and iStaging are just a couple of the virtual staging apps you can use. Keep in mind, though, that DIY virtual staging apps usually sacrifice some performance and quality to increase speed and usability. They might also be limited in the range of styles and pieces you can insert into the images.

Prep the rooms properly

In addition to removing clutter and cleaning all surfaces, make sure that you close cabinets and drawers, all lightbulbs work and are the same color temperature, you put toilet lids down, and you turn off any fans.

Use the highest quality camera possible

If you’re not going to hire a professional photographer, you should at least attempt to use professional-level equipment. And these days, a newer smartphone could do the trick. However, don’t shoot handheld; it’s a good idea to use a tripod so you can get the clearest image, and mount at about waist level for the best shots.


If you want to get the most out of your home sale, there’s no denying that staging can be a big help. But there are lots of ways to stage a home, and going virtual may be the best route if you’re looking to save time and money. Even so, that doesn’t mean you should skimp on professional help. Effective virtual staging requires a strong eye for design and plenty of tech skills, too.

How to Sell a House: A Guide from A to Z

Author:

Publish Date:

Last Modified Date:

Category: Buying & Selling a Home

Tags: Tags: , , , , , , , , , , , , , , , , , , , , , , ,

If you’ve ever sold something on Craigslist, you probably know how much work even just that can be involved. You’ve gotta take photos of the item, figure out a good price, and then post it online with a descriptive caption and details about the piece. Afterward, you’ve gotta field the emails and calls, then wait for a random stranger to come pick up your item.

Now, take that process and multiply it by 100 … that’s what it’s like to sell a house!

We’re not gonna sugar coat it; there is a lot of work and serious effort involved in selling a home. That’s why we wrote this post to outline the entire process for you. Understanding what you’ll be doing is the first step towards slapping “SOLD” on the sign in your front yard.

Craft a Selling Gameplan

Once you decide to sell your house, you probably would like if it all happened pretty quickly. But nothing good happens without a plan. So the first order of business is to make a selling gameplan. This is what that looks like.

Agent or No Agent?

The first major step in the selling process is figuring out if you’re going to hire a professional real estate agent or sell your home yourself. If you go the “For Sale By Owner” route, you could, in theory, save some money. But if you’re new to the home selling process, you may be way over your head if you DIY it. Ask yourself if you have the time, knowledge and marketing skills to sell your house all by yourself. If you come away with a resounding yes, it could be the right move for you!

Though if you decide to go with an agent, take the time upfront to find a good one. Ask friends for referrals, read reviews online and interview more than one agent before you hire the winner. A good agent should educate you throughout the process, and it ultimately should be someone you deeply trust.

This post outlines tips on who to contact, when, and how to do it.

Choosing the Right Time

The best time to sell is March through June. That leaves parents an entire summer to get their kids adjusted and ready for the new school year. So if you can wait until the spring and early summer months, do it! It’s always best to avoid selling during winter and the holidays, as most people aren’t looking to buy homes during that busy time of year on average.

Find the Right Price

The first 30 days of activity are crucial when it comes to selling your house, so price matters. You may assume that you should start high and then lower your price if you don’t get any attention, but if it sits on the market for too long, your listing can become stale. Buyers may stay away if you price too high or assume that you’re not serious about selling. Price it right from the start and you’ll probably sell your home much faster.

If you’re using an agent, they will work with you to figure out the best price for your home. You can also research other comparable homes in your area, and maybe even attend some open houses. Plus, there are many online resources that will help you track down the perfect number for your area. These things will all get you a good feel for the market and how your home compares.

Prep Your Home

Painting the House

Before you can officially get your home on the market, you need to get it looking it’s very best. If you fail to make your home look presentable, then you may not get the asking price you’re looking for, or even worse … it could sit on the market for far too long. You need to showcase your home in its best light, and the only way to do that is with some hard work and effort. Here’s how to prep your home for the market:

De-Clutter and De-Personalize In Six Steps

This first task will cost you literally zero dollars. Yep, you can already make your home look 10 times better without spending a dime. Here’s how.

  • Find a spot where you can store items out of sight. That could be an attic space, shed, or even a storage unit that you rent while you’re selling.
  • Remove excess bulky furniture. The more space to walk around, the better.
  • Try to pare down at least 10% in each room. Gather extra accessories and items that are taking up space.
  • Permanently clear all counters in your kitchen. And try to get rid of most items on surfaces (i.e., desks, dressers, etc.).
  • Donate everything you clear. (Or add them to your designated storage spot.)
  • Remove any personal items from around your home. This means things like picture frames and family knickknacks.

These six steps will have your home looking so much more sellable. Your space will be lighter and brighter for the photography and showings later on! Don’t forget about closets and drawers too. Buyers are nosy, and they’ll be checking out every nook and cranny in your house.

Make Small Home Upgrades

You don’t necessarily need to renovate your kitchen or bathroom to sell your house, but there are small upgrades you can make to improve your home. Here are some ideas that will instantly improve the look of your space (and potential home value!).

  • Give your walls a fresh coat of paint. Be sure to consult this list of paint colors with the best resale value first!
  • Upgrade your kitchen on a dime. Swap cabinet hardware, replace your faucet, and add new pendants for a quick and budget-friendly new look!
  • Boost curb appeal with a painted door. This post will help you pick the perfect hue. (Also helpful is a cleaned up yard and fresh flowers.)

Finally, if something has been broken (and on your to-do list for years), now is obviously the time to fix it!

Clean From Top to Bottom

There’s another essential (but free) task you’re going to be doing to make your home look a lot better: cleaning everything! Grime and dust can quickly deter buyers from truly considering your home, so get every nook and cranny sparkling. These posts will help you channel your inner Mr. Clean.

Marketing Your Home

If you’ve gotten to this step, your home is in tip-top shape from all of your hard work and it’s ready for its debut to the world! Marketing your home is by far the most important step of the home selling process. You can have the most gorgeous house on the block, but if no one sees the listing it’s never going to sell.

Stage and Photograph Your Space

You’ve already prepped for the staging when you got rid of personal items and removed clutter. Good work, that’s 90% of the battle. Now it’s time to add the finishing touches before your home’s photo shoot.

Make sure every room is clean, all beds are made, and blinds are open to let that natural light in! (Natural light is ideal for photos.) It’s important to keep accessories to a minimum, but if you do want to add a few we suggest opting for plants and flowers. This post has lots of tips on how to do it right.

Pictures are the most important part of a home listing, so it’s crucial to get these right. If you don’t think you can DIY it, then hire a pro! Investing in a professional photographer could potentially be the biggest money spent to money gained ratio in the entire process. If you’re using an agent, often times they will pay for this service. A professional is always a good idea because they will know how to photograph your home to make it look its best.

If you’re selling your house yourself (or just want to save some money), it’s possible to take your own pics. We suggest using a wide-angle lens, shooting during the daytime, and using a tripod. For more DIY photography tips, check out this post.

Promote Your Sale

Don’t solely rely on your agent to promote your listing. You can take some of the marketing efforts into your own hands and broadcast your sale to the world! Put your listing on social media sites, email your friends and family, and let neighbors know that you’re selling. You never know who might be looking to buy, so it’s worth it to use your own network to get the word out. Here are some of the most common sites people use for listing and/or real estate research:

Bring on the Showings

Simply put, homes that don’t get shown don’t get sold. So the first order of business is to make your home available for showings. That could mean a few open houses on the weekends and availability during the week. We highly recommend that you leave the house during showings so buyers can really feel comfortable checking out your space. It may be an inconvenience for you and your family, but remember that it’s only temporary!

You’ll also want to do these 10 things before any open house to get your home looking (and smelling) its best!

Keep It Clean

It’s hard to live in your home like a normal person and keep it ready for showings at all times. But you’ve gotta do your best to keep your home clean and organized. Whenever you leave the house, tidy up and wipe down all of your countertops. That way if you need to have a last-minute showing, your home is ready to go.

Get Everyone Out of the House

It’s important for buyers to check out an empty house. So that means that you, your kids, and any animals should make a plan to high-tail it out of there. That could mean taking the dog for a long walk or heading over to a friend’s house for the day. But no matter what, come up with a plan for where your family will go when those last-minute showings happen. And if you do have pets, be sure to remove their items (e.g., dog bowls, cat litter, etc.) from the home before buyers come in.

How To Get Ready For Closing

If you’ve made it this far, then congrats! You’re almost to the finish line. Here’s what happens now:

Appraisal and Inspection Time

After the listings and showings, you will (hopefully!) get an offer on your place. After you’ve accepted an offer, most buyers will do an inspection of your place within a week. You won’t need to be there for the inspection, and you’ll usually have the results within a few days. At that time, you’ll know if all went well, if you need to fix a few items yourself, or if you’ll offer the buyers a credit to fix things themselves.

Here’s our full guide for how to deal with a home inspection.

Next, it’s time for the appraisal. Appraisals usually happen within a week of the home inspection. You can do some homework before the appraisal to improve the chances of getting a higher price. Provide a list of recent home improvements and receipts to explain the value you’ve added to your home.

The results of the appraisal may take a few weeks. If your home appraises, you’re good to go! If not, you’ll have to negotiate with the buyer to find a price that works for all parties.

Prep to Move

After the appraisal, you’ll be on track for closing day. You can finally start to pack things up and get ready to move out of your home. This would be a good time to think about hiring some help for moving day. It’s also time to start packing! This handy checklist will keep you on task so you stay organized and on top of your move.

See prices for movers by the hour – instantly.

Read real customer reviews.

Easily book your help online.

 

Saying Goodbye to Your Home

Congrats, you sold your house! All that’s left to do is say goodbye and toast to all of the memories made in your place. As a bonus, you can also leave your buyers a little gift as you head out (like a booklet of your favorite restaurants or just a note with tips on their new house). It’s a great way to hand off your past experiences to the new homeowners. Onward!

×

I'm Moving

Moving? Thinking about moving? Whether your move is off in the distance or you already have one foot out the door, you'll learn about everything you should expect through our useful how-to's, cool articles and much more. It's all specially curated for you in our "I'm Moving" section.
Explore
×

I'm a Mover

For rookies or veterans alike, our "I'm a Mover" section is filled with extensive industry news, crucial protips and in-depth guides written by industry professionals. Sharing our decade of moving knowledge is just one way we help keep our professional movers at the top of their game.
Explore