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July 2007 Staging Success Story
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| Living Room Before Porter Raw Silk & Decluttering |
Living Room After Porter Raw Silk & House Staging |
We added a few strategically placed accessories, wall art, greenery and pillows. The resulting texture, color, richness and design all help to welcome buyers in and create the appropriate amount of living room spaciousness and prestige, today's buyers desire...in finding the next new home.
NOTE: No drapes on the windows add brightness, and draw attention to the wood trim around the windows.
After Katrina the window trim in new homes (in our area) is an additional cost up-grade.
DINING ROOM:
We immediately requested that the large (filled) china cabinet be packed and removed.
We frequently remove the top half of china cabinets(when they are two sections) and utilize the lower portion as a buffet. The Buffet is then staged to enhance architectural focal points within the room.
Starting with the chandelier, crown molding, chair rail, ceiling height, room's spaciousness...prestige.
We detailed the buffet with an attractive, neutral piece of artwork,( strategically hung to make the ceiling higher and room richer) greenery and lamp for additional lighting....set the mood...and feature the NEW simple chandelier in a updated finish as opposed to the dated brass fixture it replaced.
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| Dining Room Before Porter Raw Silk & Decluttering |
Dining Room After Porter Raw Silk & House Staging |
NOTE: The heart leads the mind when it comes to shopping for a home. Helping buyers envision themselves entertaining their friends and family is the SMART way to market a home for SALE. This room is lovely and "move-in-ready" !!! Not surprising the house had an offer in 4 days !!!
The wood dining chairs were dressed in slip covers for texture, color and richness/ drama to the space.
The table top was simply given our signature vignette to enhance the room in buyers eyes. The sellers' were DELIGHTED with the transformation.
FAMILY ROOM: This room had numerous issues we needed to address to give it buyer appeal.
The covered windows, low wood ceiling and dark brick fireplace did little to impress/compete with area NEW HOMES's high ceilings, bright/light walls of windows. We needed to really get creative to brighten this space, and fast!! First we discussed the room's lack of lighting...no overhead flush mount lights made the space feel dark and dreary....like a rainy day. Fortunately an out of style contemporary ceiling fan provided the electrical needed to add ( 2) halogen track(s) lighting perfect to recess( hide) up into the eves and create a trendy, painted wood cottage ceiling. Perfect!
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| Family Room Before Staging |
Family Room After House Staging |
To create more space, we began by editing all the large overstuffed furniture, including the huge lazy boy, next to (and as a result... hiding) the fireplace. A TV on a table was actually blocking the doorway to the sunroom, the main access out to the terrific deck. The large plaid sofa on the back wall opposite the fireplace, blocked the walkway/hallway to the Master Bedroom.
Before STAGING: this dated family room felt more like a hallway than a destination for relaxing/entertaining.
Re-positioning the sofa to the right of the fireplace instantly created many plusses in the room. It opened up the space, featured the fireplace, widened/improved the shape of the room, created a much better traffic flow...and livability.
Mission accomplished.
Wall art with coordinating pillows, and throw blanket all worked to warm the blue plaid upholstery by enhancing the browns in the furnishings a la Ralph Lauren equestrian. The mantle was merchandised with trendy, sophisticated eclectic items all placed to enhance the oversized hearth....and photograph well for MLS/sites buyers check before deciding which homes to tour.
Making this Family Room a destination to enjoy was a SMART investment with a great return on investment or ROI!
KITCHEN:
After replacing the light fixtures and bulbs described above, it was time to stage the kitchen.
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| Kitchen Before Decluttering |
Kitchen After House Staging |
Anatomy of Selling SMART... SUCCESS
Sold for asking price after FOUR days on market. July 23, 2007 Offer July 27, 07
This Tennessee house had great location but its fixtures and amenities were very dated, given no upgrades for 13 years.
The house was 30+ years old and despite its great curb appeal (park- like yard/grounds ) and beautiful, classic southern exterior, the house interior left as is, would have greatly disappointed buyers.
Lets start at the beginning. These smart house sellers opted to do the following preparations (both Condition and Presentation) before listing their house for sale:
Pre-listing home inspection. This is critical and happens to be Step #1 of our 7 steps to sell house smart!TM
Find it and Fix it First. As step #2, these smart sellers addressed (and replaced) Condition Issues:
Carpeting: was replaced throughout the house...including the stairs. We chose a warm beige not a white.( white will not appeal to families with children ) Builder grade low pile carpet and padding.
NOTE: Buyers prefer (and consequently pay more for) new inexpensive carpeting over cleaned but older used expensive carpeting. Keep that in mind !! Selling is about the BUYER will want and buy.
Without question all the carpeting in this house (except for the newer flooring in the bonus room) needed replacing. Sellers replaced with "Builder grade neutral carpeting in a warm BEIGE rather than white/light".
The foyer's wood floor was refinished because it had become scuffed and faded from years of welcoming family and friends into the residence. Buyers would no doubt notice and appreciate the floor's (newly) pristine condition. A smart investment.
New Paint: Porter Paint Color:Raw Silk flat (a flat paint great for hiding imperfections and making walls look velvet/suede) was painted throughout, neutralizing and brightening walls.
This gives the house a "like-new" feel.
Porter Paint:White satin /gloss moldings, trim, doors were freshened up as needed.
NOTE: Porter Paint is very popular in the South, and we promoted the brand as an upgrade to buyers. It is known for its wash-ability and durability.
Light Fixtures: All original light fixtures that were of a dated inexpensive brass were replaced. That included the entry/foyer to a new Flush Mount $ $34.88, dining chandelier from boring brass to a Six Light Newport for $139 from LOWES.
The family room's low but wonderful beamed and planked ceiling was dark and unimpressive due to missing overhead lighting and a lonely black (cheap-looking) contemporary(stylistically out of place) ceiling fan.
Track lighting replaced the fan and was installed (hidden) among the beams...the result was spectacular at a meager cost of $ 39.96 X 2. These smart house sellers purchased fixed wire gimbal kits from Home Depot
NOTE: The Halogen bulbs in the track lighting instantly BRIGHTENED the space which it desperately needed...and transformed the low lackluster ceiling into a WOW "cottage cozy" look and feel that is very in trend. Most family rooms have high vaulted ceilings...playing up the unique wood treatment took a lemon and made lemonade.
Kitchen lighting: was definitely an easy fix by simply changing the recessed bulbs with Phillips HALOGEN SPOT 75 watts... the brighter, whiter light created a much more sophisticated look to the cabinets and tile floor. The spots' narrow beams focus the attention to an overall trendy look and not the harsh reality of old chipped cabinets and countertops.
Master Bedroom's disproportionate Victorian ceiling fan with lights was replaced with a Hampton Bay Easy Street 2 light (bronze) $ 47.97 Semi Flush Mount. HD
Master bath needed to replace an inexpensive damaged brass bath bar with two new chrome and brass fixtures by Hampton Bay. Cost $ 55.93 each. HD
NOTE: We updated the bath with Chrome Light Bath Bars accented with a little brass trim, so we could keep the house's brass shower trim /door in place.
All other light fixtures throughout the house were thoroughly cleaned and bulbs changed to new.
Professional Window Washers were hired to wash all windows inside and out. They also should clean Exterior and Interior light fixtures/ceiling fans as they did for this house. When the glass is so clean it becomes invisible...the better your house will appeal to a buyer!!! Can't understand WHY with the cost so reasonable...$300-$500 ...and the ROI so great, that Sellers/Agents don't use this service!!!
NOTE: Have the Window Washer remove your screens especially in the front of the house facing the street. Trust me on this, it works, so its worth the effort. Your windows will look cleaner, the house will be brighter, views more impressive and your cost will be less. No need to clean screens just to sell. Store them neatly in the garage or attic.
Upon entry the house was surprisingly dark,dirty,dated and "worn" looking. ( from years of use ). Carpet was stained, a well traveled soiled/ well worn path upstairs and throughout most rooms was obvious. Also noticeable was the filtration dirt ...you've seen it...the noticeable black edging that resembles a marker line along where the carpet and base board meet. Carpet cleaners say its caused by not using the vacuum crevice tool often enough and changing the filters too infrequently.
Lessons Learned
# 7 Team Work with an Agent who puts the Seller FIRST! This agent ( age 29 ) really cared about the sellers and spent the time up front EDUCATING them about the 7 steps ...and the benefits of DOING what needed to be done to PREPARE the property as a PRODUCT buyers would want to BUY!
Smart Agent: really cared about the sellers and spent time up front EDUCATING them about the 7 steps....and the benefits of DOING what needed to be done to PREPARE the property as a PRODUCT buyers would respect. Real Estate agent lesson - put House Sellers FIRST.
Curb appeal is not enough in today's market. Sellers need much more to get an offer. We've re-named it BUYER APPEAL and it covers much more than the curb...its now 360% Exterior...and INTERIOR !!! Up down, in and out...MOVE IN READY.
Today's Buyers want NO WORK, LIKE NEW...occupied homes. Sellers who prepare their properties with the BUYER in mind get offers. This family ...got it and understood investing the time and money in updating the passe fixtures, repainting the walls in a fresher neutral paint, replacing the old/worn carpeting and playing up the QUALITY materials used to build their older home... would create Buyer appeal. It Worked!!!!
NOTE: Buyers prefer (and consequently pay more for) new inexpensive carpeting over cleaned but older used expensive carpeting. Keep that in mind !! Selling is about the BUYER will want and buy.
Did you know that Filtration dirt permanently stains carpeting? These stains result from failing to change air filters each month. Worst of all, not one professional carpet cleaning company will guarantee to get the Filtration Dirt out!
Fortunately there is a simple solution...vacuum frequently using the crevice tool in those tight areas along stair steps and baseboards.
Note: Hire a cleaning service to detail clean your house and carpet for you...or if you already have one, make sure they properly vacuum carpet/ baseboards and steps thoroughly once a month. Budget professional cleaning at least once a month...their fee (and you) are worth it !!! Too often we see carpet barely two years old, already stained with filtration dirt...completely avoidable !!! EXPENSIVE oversite.
The Ultimate Lesson: Like it or not there is an undisputable FACT in selling...BUYERS determine what a house is worth by what they are willing to PAY the seller to own it.
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