A guide to showing and staging a house while living it

Home staging is the art of preparing a property for sale by strategically arranging and decorating the space to showcase its best features. Staging involves a mix of design principles, decluttering and strategic décor choices that enhance a property's overall appeal.

Staging your house while you’re living in it might seem like a daunting task, but with the right approach, it's entirely manageable. Whether you're dealing with kids, pets, or just daily life, it's possible to stage your house to make it appear ready for potential buyers, while still maintaining your day-to-day routine. 

Can you live in a home while it’s staged?

When it comes to staging your home for sale, you have two main options: tackling the task yourself (DIY) or enlisting the expertise of a professional home stager. Each approach has its advantages and considerations, and the choice you make will depend on factors such as your budget, available time and your comfort level with design and presentation. 

While it's possible to continue living in the house during this time, it can be uncomfortable since your house essentially needs to be in a perpetual state of readiness in case potential buyers come to see it. This could involve temporarily repurposing rooms or adjusting your furniture layout. Many homeowners face this scenario though, and the key is creating an environment that looks appealing to house-hunters while still accommodating your family's needs.

Beyond living in a staged home, keep in mind there's the general inconvenience that comes with showings and open houses. While your real estate agent will typically schedule these events in advance, you may need to be flexible with your plans and make accommodations.

Related: How much does home staging cost?

How to show and stage your house while living in it

Living in a staged home means being mindful of how you use the space. Since certain areas may be designed for visual appeal rather than day-to-day functionality, you might need to adapt your living arrangements accordingly

1. Move out mentally and physically: Embrace the mindset that your home is transitioning to someone else's possession. Declutter, depersonalize, and organize your belongings to create a clean and spacious atmosphere.
2. Declutter and deep clean. Begin by decluttering and organizing visible areas. Empty drawers and cabinets and place infrequently used items in storage. Deep clean as you declutter to maintain a pristine environment.
3. Neutralize decor. Opt for neutral colors and décor to appeal to a broader range of buyers. Repaint walls if necessary and choose simple, elegant decorations.
4. Minimize personal touches. Temporarily store personal items like family photos and children's artwork. The goal is to allow potential buyers to envision themselves in the space.
5. Daily cleaning routine. Establish a daily cleaning routine to keep your home in show-ready condition. Focus on high-traffic areas and frequently used rooms.
6. Utilize storage solutions. Invest in storage solutions like bins and shelves to keep your space organized and clutter-free.
7. Open windows and let in light. Allow natural light to brighten up your home. Open windows to create a fresh and inviting ambiance.
8. Remove bulky furniture. Opt for smaller, more delicate furniture to make your rooms appear more spacious.

Lastly, it's important to maintain open lines of communication with your real estate agent and the staging team. They can provide guidance on how to best navigate the process, offer suggestions for keeping the home in showcase condition, and address any concerns or questions you may have.

How to avoid living in your home while selling it

If you don’t want to deal with the hassle of living in your home while selling it you can stay with friends or family, if that’s an option.

Another way to avoid living in your home while selling it is to buy your new home before selling the current one. While it sounds difficult, this eliminates the challenge of coordinating showings and maintaining a pristine appearance while still living in the house you're trying to sell. That can reduce the stress and give you extra time to move — plus, you’ll have an easier time keeping your old home staged and ready.

Purchasing a new home before selling your current one might require careful financial planning. Alternatively, you can make your offer to purchase the new home contingent upon the sale of your current home — but then you’ll need to find alternative, temporary housing again.

You can skip the showings and avoid the whole hassle of living a staged home when you work with Orchard. We’ll help you buy your new home first before you sell your old one, which we’ll expertly stage and get show-ready. Get started with a free home valuation.

FAQS

Here are more details and answers to all your questions about staging and living in a house when you’re planning to sell. 

Q: What is soft staging?‍

Home staging matters because it boosts first impressions and enhances online listing presence and increases your home’s perceived value. 

“Soft staging” is a method of using your existing furniture and décor to enhance your home's appearance for potential buyers, rather than hiring a pro to bring in all new furniture and décor. It involves rearranging furniture, adding select decorative items and creating a neutral, inviting atmosphere. This can be an easier and cheaper way to stage your home than hiring professional services.

Q: Is home staging worth it?

Home staging is a powerful tool that can significantly impact the success of your home sale. By creating an inviting, well-presented environment, you can attract more buyers, increase perceived value, and ultimately sell your home faster and for a potentially higher price. Whether you choose to take on the task yourself or enlist professional help, investing in home staging is an investment in the successful sale of your property.

Q: Is it harder to sell a house while living in it?

Your living in a house while attempting to sell it generally should not inherently hinder the sale process. However, there are potential scenarios where your presence within the home might create complications — like if it leads to scheduling difficulties for showings or looks more cluttered than it should, which will make it harder for prospective buyers to envision the property's full potential. 

Q: How do you stage your house while still living in it?

If you’re living in a staged home it’s important to strike a balance between maintaining a comfortable living space for yourself and ensuring that the staged areas are kept in their optimal condition for potential buyers. This may require some adjustments to your daily routines and habits since it's crucial to keep the staged areas tidy, clean, and free from personal belongings that may distract or detract from the overall presentation.