Staging vacant homes does not require as much time, effort or money as you may think. You CAN spend A LOT OF TIME on it to make it LOOK like a completely furnished model home.  Over time, I learned that a few well-placed "props" can convert a hollow core of a house into inviting home, with just a few touches.

The areas you should keep in mind and focus on are:

• Curb Appeal:  Everyone knows how important curb appeal is but they may not know how relatively easy it is to improve:  Create an inviting front door and walkway.  A nice welcome mat, healthy potted plants and annuals along the walkway make a huge impact.  It is also critical that the landscaping be well maintained as it gives a strong indication of the care the owner has taken keeping the property in top condition.

• Kitchen:  If appropriate to the house, I usually go for a Tuscany feel:  baskets, wine bottles, cookbooks, William Sonoma soaps and towels and Gourmet Magazines strategically placed can transform a bare kitchen.

• Bathrooms:  Have some fun!  Create a spa theme and include brand new towels, candles, plants, soaps, TP.

• Fireplace:  Try a large mirror over the mantle and a few candles, a potted plant, a large pot...just warming up the mantle can make a big difference!

• Decks and Patios:  Place a few pieces of patio furniture, perhaps two chairs and a small table in-between, and some colorful potted plants and flowers where you can see them from inside.  The goal is to catch the buyer's eye and help them to imagine the patio as an additional living space. 

• Overall Ambiance:   Don't forget how important it is to appeal to all the senses:  scented candles , soft music can change the entire mood of a buyer!  Keep the air fresh and the porches, windows and garden clean.  Vacant houses don't have to smell musty or stale.

In the end, I spent about $500 for the props, and I'm always watching for sales and watching resale shops for my next project. I can have all the work in place in about 6 hours, and I try to get the homeowners to help. It IS a team job!  

Getting the home to look like you're welcome in it sells BIG time. Earl would call it Karma. But sellers still think empty is easy, but it actually makes it harder, but a few touch up placements of props turns that all around and is well worth the time and effort EVERYTIME!