Selling a Flood-Prone Home

Saturday, March 07, 2026

If the house you plan to sell is located in a flood plain, you have unique challenges. 

But you also have some important selling features. Let's look at how you can minimize the downside of living in or near a flood plain so you can attract buyers. 

Sell the location 

Most people are naturally attracted to living near the water. Americans dream of a home at the seashore. They build vacation cabins on lakes and ponds. They buy homes near mountain streams and alongside rivers. This attraction is justified by the numerous benefits of living by water, including better health.   

So, even though homes near water face the stigma of being "high-risk properties," there is a reliable market of buyers willing and able to own them. 

You can make the most of your home's location by staging it to emphasize local color and what's unique about your area. Many people buy homes when they vacation near the water, so don't assume buyers will be local residents. Help them envision their new lifestyle in a new locale. 

When you have a water view, capitalize
on it by staging the vantage point, 
whether inside or outside your home. 

Mitigate problems

Rising sea levels, which increase the risk of flooding, are on the minds of many buyers. It's difficult to ignore news coverage of flooded homes and statistics like nearly 56,000 homes near the New Jersey Shore are expected to experience at least one flood event during the next 25 years.

But, there are things you can do to prevent or minimize water damage. You can work with a knowledgeable landscape company that understands the importance of drainage on your property. You can elevate electrical and HVAC equipment to reduce the risk of damage. If you have a basement or a crawlspace, you can reinforce your foundation and install sump pumps.

Typically, local authorities like emergency responders, insurance companies, and government workers offer advice for citizens living in a flood plain. Tap into these sources for digital or printed information you can pass along to your Realtor and potential buyers.

If you have waterfront property, it's an 
asset to have a strong seawall or bulkhead.

Disclose everything

It's not just our coastlines that are at risk, the Great Lakes area, major and minor rivers, and navigable canals also flood. Heavy rains, poor drainage, and even nearby construction projects are risks. Buyers and their real estate agents who are aware of the possibility of flooding in your neighborhood will want facts about your area, and about your home in particular.

If your house has been flooded, be upfront about it during negotiations. Show buyers what remedies you have added to make it more resilient, such as floating/click-lock LVP flooring that can be removed, dried, and reinstalled. Or waterproof doors, seawalls, flood barriers, or landscaping adjustments. A back-up power generator is a real bonus. 

Being upfront about the risk of flooding will build trust between you and the buyer during negotiations.

If your property is in a popular resort area, your buyer might have plans to use your home for short-term rentals using services like VRBO, Airbnb, and others. Let your buyer know if there are local ordinances prohibiting or restricting short term rentals, and what rents he can expect to charge. 

Non-local buyers shopping online appreciate 
accurate and numerous photos before  
 they travel to the area for a home tour. 

Reassure reluctant buyers

Buyers who expect a bargain because your home is in a flood plain might need to be educated. Your  Realtor can point to statistics that specify the probability of your property being flooded. Local governments make these stats public information.

But your Realtor should also document for buyers how other homes in the neighborhood have appreciated in value over time.

There are ways you can emphasize special features of your home not affected by rising water. The sales copy on your online listing should mention perks like the view, boating and recreational access, good schools, access to shopping and restaurants, and even how many other homes have recently sold in the area for good prices. 

A local Realtor can steer buyers to lenders with experience creating mortgages for houses in flood-prone areas.  

A nautical chart like this one adds
some local charm without
being too cute or beachy. 
Photo: Nautical Chart Company

Explain insurance info

Buyers who do not need a loan to buy your home may not understand the importance of carrying flood insurance. If they are getting a mortgage, their lender will require it. They may not know that most standard homeowners' insurance does not cover flood damage. When my home was flooded, FEMA rescued us financially. We were pleasantly surprised by how quick and cooperative FEMA was. 

You can provide information from your regular home insurance company about low-cost options for water damage, including leaks from roof damage or a leaking water heater. Make sure buyers know that your property is not uninsurable. Emphasize that the right insurance policy buys peace of mind! 

Get the look, get the book

Make it easy for buyers to be confident that your home is priced right and is in a secure location. With a few weather-smart upgrades, honest negotiations, and the right kind of homestaging, you'll convince them that the problems facing homes in food-prone areas are offset by the advantages of living by the water. 

Get smart staging advice in my homestaging eBooks. You can download them now and begin getting your home ready for sale!

Top Photo: Cottage Fever Interior Design 

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Why Prep Now For Spring

Sunday, March 01, 2026

If springtime is considered prime house-selling season, winter is prime house-prepping season.. 

With winter's major holidays behind, and summer activities like travel, vacations, graduations, and anniversaries ahead, winter is the sweet spot for doing whatever your home needs to sell fast for the price you want! 

Then, come spring, you’re not getting ready to sell. You're ready to sell. Here's how to make the most of winter.  

See your weak spots 

In winter, you're more likely to see your home's problem areas. When you spend more time indoors, you're more likely to notice any of the following: rooms that look dreary, windows that are drafty, interior lighting that isn't bright enough, or areas that have an unpleasant scent.  

Outside your house, winter landscapes can look barren and boring compared to how your property looks in summer -- lush and healthy. So, winter's the best time to analyze the layout of your landscape, its hardscape, and any cluttered or barren areas.  

Do you have a clear and welcoming path to the front door? Are there any bare tree branches overhanging the roof? Have shrubs overgrown their space, needing pruning? Are dormant flower beds in need of a top dressing? 

Now's the time to address your all-important curb appeal. Paint your front door. Maybe add a handsome, upgraded garage door or some flower boxes under your front windows. Pressure wash the driveway. If your siding is mildewed or dirty, pressure wash that also. 

In winter, your landscape may be
stripped to its basic design,
and the trees and shrubs 
that anchor it all year long. 

 You're ready for spring

Selling a home and moving are stressful events. You can't ignore your mental health. Once you've pared down furnishings that don't increase the perceived value of your home,  cleaned and organized closets, cabinets, basement, garage, and attic, and had important repairs done, you'll feel empowered and ready for staging. 

So, when spring arrives, you'll be ready to hit the market instead of hurrying through packing up and staging your home. Without the pressure that comes with rushing, you can make good decisions during negotiations. 

Many people are considering moving to a better climate or are moving because they've received a promotion or a healthy tax refund. And renters, who make up 34% of  Americans, are often ready to become homeowners. 

By the time your home is listed,
you'll know you've done
your best to make it desirable,
without stressing yourself.  

It's bargain time

One of the most common New Year's resolutions people make is to declutter their homes. That means early in the year thrift stores are well-stocked with furnishings and decor items. Although for most parts of our country, garage sales are a winter rarity, sources like Facebook Marketplace, Etsy, and Craigslist thrive during the winter. These are good sources of like-new furniture, lamps, mirrors, artwork, and even curtains and draperies.  

Prepping your home over the winter months also means you can spread your expenses over a few months rather than rushing to beat the Spring rush. 

If it bothers you to think you have to spend money to sell your home, remember that your home is an investment. Think of it as a business. Ask any successful business owner, and you'll hear that phrase, "To make money, you need to spend money." A poorly presented home will attract flippers and bottom feeders instead of people willing to spend more to achieve the lifestyle they want. Your job as a seller is to create the image of that lifestyle. 

Local thrift stores and Facebook
Marketplace are my favorite sources
for staging furniture and props. 

Contractors are available 

One of the most overlooked perks of winter prep is that many professionals that you need have a "slow season." That means you're likely to get a quicker response, easier scheduling, and competitive price quotes. Crews might even have time to give the job extra attention if they aren't pressed for time. 

Winter's a great time to find painters, landscapers,  HVAC experts, flooring companies, carpet cleaners, gutter and roofing repairers, a handyman, and a home inspector. Calling and connecting with these contractors, you won't be scrambling for last-minute fixes, and you can get the jump on other sellers to line up a Realtor!  

Most tradespeople have a busy
season and a slow season. A slow
season can benefit both the customer
and the contractor. Photo: New Age Air

Get the look, get the book

The sooner you begin getting your home market-ready, the smoother the sale will go. This slower approach to home prepping also makes it easier for you to emotionally detach from your home and look forward to your next one. 

To learn other ways to make your home sell faster for more money, download my eBook, DIY Home Staging Tips to Make Your Home Sell Fast and For Top Dollar. You'll discover a wealth of ways to make your home look more expensive without hiring a professional homestager.   

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How to Make Your Home Smell Great

Sunday, February 15, 2026

Humans are wired to respond to scents. Dirt, debris, dust, dander, and daily activities add their unique scent to a house, and it's not always pleasant. When you have a house for sale, its indoor scent needs to evoke positive feelings.  

Here's how to eliminate unpleasant household odors, and how to add the scents that help buyers immediately feel comfortable in your house. Your signature scent could be what makes buyers remember your home after a day of touring different homes. 

Deep clean

All but the most organized and energetic homeowners put off major cleaning projects. I confess I don't tackle regular closet purges, take on garage overhauls, and wash window screens yearly. 

An all-white color palette can reassure
buyers your home is clean. 

When it's time to sell your home, it's time to make it look good and smell good. First step: removing clutter and, if possible, whatever won't be part of your final staging. With fewer small things to get in the way, your cleaning will go more quickly, and you'll have better results. 

If you can fit it in your home-prepping budget, paying for a professional deep clean will free you up to manage other staging tasks.    

Freshen the air 

Good indoor ventilation is what makes your home feel comfortable and smell fresh. This doesn't mean you have to open all your windows. In some areas, pollen could be a problem, or it is too hot, too cold, too noisy, too windy, or too humid. 

Count on your HVAC system, or on ceiling fans, and dehumidifiers to circulate and clean the air. Odors from pets, smoking, cooking, dirty laundry, and chemicals from construction, painting, and craft projects can linger if your indoor air isn't circulated. Many models of air purifiers with HEPA filters are compact, good-looking, inexpensive, and do a good job -- perfect for homestaging. . 

A diffuser doesn't need to
stand alone. Make it part of an artful
tabletop or counter arrangement. 
Photo: Pepper and Oak Candle Company

 Prevent moisture

One of the most common sources of indoor air that doesn't feel fresh is humidity, and the mildew and mold it causes. Mildew can grow gradually over time from spills, a water leak, or poor plumbing, so you may become accustomed to the smell.  

Most of us all know the look of mildew's powdery, grey coloring on surfaces that don't get adequate ventilation or light, surfaces that stay damp too long. 

Mildew and mold are not the same. Mold spores are microscopic and may not be visible to the naked eye, but mold becomes noticeable if untreated. Although they may not smell it, buyers will recognize mold and mildew as a sign of poor maintenance. And people with mold  allergies will have a reaction. 

Crawl spaces, basements, cabinets and vanities under faucets, and shower stalls are common areas for mold. If there is a roof leak, walls and ceilings may be hiding mold and mildew. A damaged sewer line will also create unpleasant aromas. A home inspector will do moisture readings of these places. Remediation can get pricey, so the best bet is preventative measures, and getting a water audit from a plumber to find hidden leaks. 

Bathroom air is commonly humid. Use your
exhaust fan when showering and to help
towels, shower curtains and rugs dry
quickly. Photo: Jim Franco via BHG 

Go natural 

Add fragrance from nature instead of the chem lab. I'm not talking about bouquets of flowers. I'm talking about essential oils, which are gaining in popularity as people become aware of the health problems associated with artificial fragrances. I've blogged about how artificial fragrances are messing with your health and what you can do about it. 

Diffusers that use essential oils will gently scent the air in your home, and are common enough that they don't signal that you are masking problem aromas. Don't equate "fragrance oils" with essential oils, which are derived from plants such as lavender, cedar, pine, jasmine, rose, and sandalwood. 

Do not use plug-in air fresheners. They are fire hazards, so I never use or recommend them. 

Living plants help purify indoor air, but you would need many plants to measurably purify the space the way an air purifier does. Well-staged rooms always include some foliage, so choose from these plants that help clean the air: hardy snake plant, peace lily, spider plant, pothos, rubber plant, English ivy, Boston fern, and philodendron.  A blooming lavender plant would be a lovely way to scent any room, especially in a sunny spot. Here's how to take care of a lavender plant.  

A sunny window is the perfect spot
for a fragrant lavender plant.
Photo: Future via Ideal Home

Get the look, get the book

Don't let the scents in your home distract homebuyers touring your home. Make it easy for them to love your home by removing problem smells and adding "feel good" scents. 

You'll find more advice on making buyers want to buy your home in my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You can download it now here and start staging it yourself with simple, economical tricks and projects that add value to your home.

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Six Reasons to Stage Your Exterior Spaces

Thursday, February 05, 2026

Home buyers will tell their Realtor how many bedrooms and bathrooms they want. They'll talk about square footage and location. And although they may not add it to their wish list, outdoor living space is still important to buyers. 

If the grounds outside your home make it easy for them to imagine a lifestyle they want to step into, you're more likely to see a purchase offer. Making your outdoor features like a porch, patio, balcony, deck, or yard isn't as complicated as staging your indoor spaces.

Here are six ways improving what's outside your home will help sell your home.  

Your online photo looks better

Your home's first photo on MLS online listings and sites like Zillow, Trulia, and Realtor.com is like your LinkedIn profile shot. People will make a snap judgment about whether they like it or not.  

Professional real estate photographers know how to flatter your home and still represent it honestly. Encourage your Realtor to hire one. And then, be ready for him. Remove clutter and other distractions from around the building. Now's the time to manicure the shrubbery, top dress any beds with mulch, and pressure wash paved surfaces. 

The outside entrance of a home should
include some welcoming and interesting
details. Photo: Atlantic Archives

Buyers value a good neighborhood 

No one wants to own the worst house on the street. And people judge a home (and its owners) by how it looks from the street. Make sure your property comes up to neighborhood standards. 

A home purchase represents a significant, long-term financial investment. For most people, it is the largest asset they will own. They want to feel confident they are making a smart decision. Build their confidence with a well-tended property.

A beautiful lawn influences how buyers perceive the rest of your property. Green grass suggests care and comfort. Surveys indicate that 90% of Americans prefer living in homes surrounded by grass lawns. If your home is in a region where lawn watering is rationed or impractical, use hardscape and zone-appropriate plants to create that cared-for look.

Photo: A lawn needn't encompass the 
entire front expanse of a property. 
Hardscape is part of this landscape.

Children need outdoor time 

Young families will look for homes that are kid-friendly, ones that provide space for children to be outside and engaged. Today's parents are aware of how much screen time their children are getting and how little time they spend outdoors.

A study referenced by Sanford Health reveals that American children average only four to seven minutes a day of unstructured outdoor play. Make your outdoor spaces easy for families to envision how they can reclaim that lost outdoor time.

You don't need to install a sandbox and a swingset to make your point. Simple things like a path of stepping stones, a fountain, a picnic table, or a small table and chairs suggest that children can spend time there safely. A fenced yard is a big plus.

Outdoor entertaining is popular

You'll want your yard to look like a haven for kids but also an oasis for adults. Make sure a porch, terrace, deck, or patio is clean, in good repair, and staged with some comfortable outdoor furniture. 

Depending on the season when your home is listed, a grill, a cornhole game, a badminton set, or a croquet game could be additions that make the point that your yard is a natural for entertaining. Here's how to build a firepit for less than $100. If you have a storage shed on the grounds, let that be part of what makes your home special. 

Landscapes are for relaxing

People purchasing a home are hoping for a better lifestyle, one that gives them time to relax and enjoy their new home. If your outdoor areas are staged right, you'll make it easy for them to imagine how they will spend their leisure time. 

If you have a balcony or porch, don't ignore it when it's time to sell. I've blogged about the value a porch adds and how to stage it.

There's usually room for a small
seating arrangement on most porches. 
Photo: Bria Hammel Interiors.

Consider adding a small private seating area in a corner of your yard. It helps if hedges or a trellis or fencing give it a feeling of enclosure. A windchime or small fountain adds soothing sounds, and a birdbath or birdfeeder introduces a focal point, plus the sounds and sights of nature. If summers are hot where you live, make sure there is a shady place to sit outside and relax.  

Everyone wants a good view  

Do any of the windows in your house have a view that you enjoy? If so, you'll want to show it off with effective staging. Keep window treatments from blocking any desirable views like waterfront, mountains, or an attractive cityscape. 

Photo: A good view from inside can be
close by or distant, natural or planned.  

The value a view adds to a property depends on various things. Buyers may question whether the scenery could change because of future construction or the growth of trees. But an eye-catching view can help your home stand out in the market.  

One deal-breaker for sellers is a view that's unpleasant. It could be something like a next-door neighbor whose backyard -- one that your bedroom window overlooks -- is a junkyard of discarded auto parts and materials he intends to recycle someday! Now's the time to create window treatments that let in light but mask any scenes that aren't an asset to your property. I like cafe curtains for that purpose.    

Get the look, get the book

Elevating an outdoor space with staging isn’t about adding extravagant features. It’s about presenting the yard with purpose. Your staging can make a difference between a showing that’s forgettable and one that sticks in buyers' minds. Make it easy for them to imagine relaxing, entertaining, and enjoying life both inside and outside your home. 

My homestaging eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar will give you all the advice and encouragement you need to do it yourself. Download it now to get started with the kind of staging that's simple, economical, and effective!

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DIY or Hire a Pro?

Thursday, January 29, 2026

If you're like me, taking on a new DIY project is exciting. It's satisfying to put your personal stamp on a plan and, at the same time, save money. But -- surprise! -- not every task is as simple as it looks once you dig in. 

Some projects demand specialized tools, technical knowledge, or physical effort that turn a fun job into something overwhelming or even dangerous.

However, there are ways to approach DIYing that save you money, deliver the results you want, and avoid common pitfalls.   

What to consider

Typical homeowners begin staging their home once they're serious about selling it. If this is you, then you could be searching for your next home at the same time that you're prepping your present one. You're probably talking with a Realtor or two, assessing what needs fixing, juggling the timing and other logistics of a move, and trying to decide what to discard, sell, donate, or pack.  

That's a lot on your plate. 

Maybe it's time to hand off some of your tasks to others. These would be the jobs that require expertise you don't have, the ones that clearly increase the value of your home, and the ones that are dangerous or require a license or equipment you don't have. 

You want your home to be picture-perfect
when it's listed. Staging it yourself will 
help you achieve that goal. 

Find a Realtor

I never recommend people go the For Sale By Owner route. I know that people complain about the commission real estate agents get, but if you consider the benefits a trained and licensed Realtor brings to the process, you'll see how cost-effective it can be. 

The agent can reach a far wider, ready-to-buy audience than you can, and will screen people so you don't waste your time with "Lookie-Loos." She'll line you up with an attorney to make sure all the 't's are crossed and 'i's are dotted. She'll handle all the timelines, disclosures, legal landmines, and time-consuming communications that happen between a showing and a closing. 

Likewise, a home inspector brings the same level of knowledge to your selling process. I've blogged about the value of having your home inspected professionally before you list it. No home is perfect. An inspector will identify issues before buyers do so you can fix them on your own terms. These issues are often the kinds of things that make a buyer walk away or ask for a serious discount. 

I like photos like this, ones that show
buyers more about the floor plan of a home.

Schedule a photographer

Photos drive showings! Getting a photographer onboard is usually something your listing agent will take care of. Be particular, and ask for samples of his work. Today's buyers expect multiple exterior photos and pictures of each room, often from different angles. Higher-end homes require video tours and drone shots. 

This is not a DIY project for you or your agent, because, no matter how experienced you are with your camera, without the pro-grade equipment and know-how a real estate photographer has, you're likely to end up with poorly composed, unevenly lit photos that don't flatter your property.

It's easy to find poor real estate photos like 
this one, where the walls are angled wrong 
because the photographer was inexperienced. 

Play by the rules

You can learn how to change an ugly light fixture, rewire a lamp secondhand, add a fancy doorbell camera, or update outdated electrical outlets by watching a YouTube video or following the manufacturer's instructions. But complicated electrical tasks should be left to licensed electricians. In some states, it is illegal to do your own electrical work. 

Besides electrical work, some plumbing repairs demand the expertise and license of a plumber. Did you know that natural gas connections like gas logs and gas water heaters require professional checking before turning on the gas? A plumber will make sure there are no water or gas leaks. 

And a HVAC pro will make sure the ductwork is intact and that your heating and cooling systems are working at their peak efficiency. When you pay a professional to help get your home to market, you can then document that these things have been taken care of and are safe and updated. These docs become part of your sales package.

Air conditioning units, heat pumps, ducting,
and other HVAC equipment is 
an important consideration for buyers.

Minimize mistakes

You'll be able to choose the perfect paint color for your walls, clean your windows, sew new pillow covers, and patch nail holes in your walls, but other projects could call for someone who does this job every day. A company or professional tradesperson can help you avoid mistakes like choosing the wrong color roof, or doing a sloppy job recaulking around your bathub. 

One rule of thumb can be "If it's YouTube-Simple and you're handy, then do it yourself. Otherwise, turn to the pros."   

I've blogged about mistakes I've learned from by doing DIY projects. 

Avoid danger 

I've also blogged about the hidden dangers of DIY projects for home stagers and others.

If you're not used to lifting or exerting yourself in other ways, you could injure yourself when tackling  some home-prepping projects. For example, according to This Old House, three of the main benefits of working with a professional junk removal company include saving you time, minimizing stress, and preventing you from straining your back moving heavy things. 

Equip yourself, maybe

Finally, ask yourself if you have the tools to DIY a staging job the right way. Painting window trim, and cleaning gutters calls for a ladder. If you want to clean your vinyl siding well, you will need a pressure washer. To clean carpeting, you'll want a steam cleaner. There are times when hiring an HVAC company, a range hood cleaning service, window washers, or a landscaper makes far more sense than renting equipment and doing the work yourself. 

Get the look, get the book

Of course, you want to save time and money, and to enjoy the satisfaction of a job done well. But knowing when to step back and hire a  professional can protect your time, budget, and safety. 

When it comes to the finer details of homestaging, I always encourage sellers to do it themselves, whether decluttering, organizing, rearranging furniture, or sprucing up the front entrance. There are still plenty of safe and satisfying DIY homestaging projects that return good profits at selling time. Some, such as creating a wreath or staging a manel, can provide some relaxation at a time that can be stressful.

Wherever you are in the selling process, be sure to download my eBook, DIY HomeStaging Tips to Sell Your Home Fast and For top Dollar. It will help you choose and succeed when you take on the DIY projects that make a home more valuable.  

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Upgrades That Make "Cents"

Thursday, January 22, 2026

You can spend a lot of money getting your home ready for buyers, or you can "just list it" and spend nothing. I recommend a happy medium: Spend where you will see a good return on your money. Here's a list of some improvements that are worth your investment because they make your home outshine the competition. 

Paint your walls 

All buyers see their home purchase as a new beginning. So, it makes sense to showcase your home as new, no matter what its age. Staging is one of the most powerful ways to make a house feel newer.

Painting gives you the biggest bang for your homestaging buck. Newly painted walls make a home look and even smell new and clean. Extra credit if you also paint the trim -- your baseboards and the casings around doors. To make this DIY project easier, tackle one room at a time, and use the same color paint throughout the house.

Choose a paint color that will 
coordinate with the fixtures 
in your home that are fixed.  
Photo: Morgan Harrison Home

If the kitchen and baths in your home have paintable cabinets, ask yourself if they would benefit from a refresh. Depending on the price point and market for your home, it may be beneficial to have them professionally spray-painted. Or even replaced.    

Get techy

You can also impress buyers with how up-to-date your home is by adding simple things like a smart thermostat, smart doorbell, programmable lights, and security features like smart locks and surveillance cameras, smoke detectors, and leak sensors. If you have excellent internet access, ensure your listing reflects this.

Homes with useful and current tech stand out and command higher prices. Smart lighting and smart appliances make a home feel modern and new, and buyers will factor in their convenience, safety, and energy savings when they make that purchase offer. 

 

Installing battery-powered smoke detectors
in your home can be on your DIY list. Photo: Anji

Replace windows 

Old wooden windows are a sure way to lose points with buyers. Old windows are inefficient and a maintenance problem. New windows update the look of your home

What I love about today's modern vinyl windows is that they can tilt in for easy cleaning. Buyers know that new windows also offer improved insulation, which helps maintain indoor temperatures and reduce heating and cooling costs.

So, count your windows. According to Consumer Reports, the typical cost to replace a vinyl window is about $550. Do the math and see if replacement is affordable now that you want to sell. New windows impress buyers. Remember that the longer your home sits on the market, the less profit you'll see from its sale because you'll have ongoing maintenance costs.

New vinyl windows refresh the look of
both the exterior and the
interior of a home. Photo: PJ.Fitzpatrick

Update water heater

Another feature you can brag about in your online listing is a modern water heating system. Rather than a traditional water heater, today's heat pump water heaters save money on both energy and water usage. For example, according to NSW Climate and Energy Action, these units can cut hot water energy use by up to a whopping 75% compared to conventional electric storage systems. 

An updated water heating system will last longer and require less care than traditional water heaters. Be sure your listing agent is aware of these advantages. Realtors will often research water and energy costs for your property, and it helps if you can provide proof of what you've been paying.

If you are marketing your home to investors who will use the property as a rental, switching to a tankless hot water system makes sense. These systems save space, reduce maintenance costs, and are a financial plus for renters.             

Make minor changes

Even though you may consider minor fixes and remedies for deferred maintenance as "repairs," your online listing can call them "upgrades." It makes a difference in a buyer's mind because the term "upgrades" indicates that the home was pampered rather than just patched as problems arose. 

A smart buyer and the home inspector he hires will check for things like the condition of attic insulation, and any moisture in walls, crawl spaces and around all plumbing fixtures. You can get ahead of the curve by hiring your own inspector or plumber to examine your home for leaks, moisture, and exterior drainage.

According to Plumbing Manufacturers International, 13.7% of water usage in an average home is caused by leaks. Even small drips from faucets, running toilets, or inefficient showerheads will add up to wasted water and higher utility bills.   

Flooring sets the tone of your house. Reevaluate your wood floors to see if they will benefit from a refresh. I like Method Squirt and Mop Wood Floor Cleaner. Swiffer makes a cleaner just for LVP floors. If your carpets show signs of wear, it's time to replace before your list. (You needn't buy the top-of-the-line carpeting.)  

Refresh the exterior

If you focus on curb appeal, you'll cash in on some of the most profitable upgrades.  

You can paint or restyle or replace your overhead garage door. Here are some before and after photos that demonstrate the power of a garage door facelift.

No matter what season, when
your home is photographed, 
it can look fresh and inviting. 

Just like your interior spaces, your outdoor spaces probably need decluttering and simplifying before the photographer gets there. Make sure plants are healthy and tidy, and that walkways are clear, safe, and obvious. Is it time to pressure wash your home's exterior?  

Get the look, get the book

Are you on a journey to get your home sold? It's never too early to start thinking about how to make it more valuable. My DIY home staging ebooks will give you the ideas, inspiration and plans to make the most of your efforts. Don't leave without downloading  DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You're one click away from a profitable sale. 

Top Photo: Julie Soefer

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Stage Your Home With What You Have

Thursday, December 18, 2025

A look at any decor magazine, or designer's online portfolio, or home improvement website will tell you that today there's no one way to decorate a home. That's good news if you are trying to sell your home. 

No matter the architectural style of your home, your decor choices are wide open. A properly staged home will flatter your home, but also let buyers imagine their own furnishings as they tour your property.      

Add variety 

So, ignore the decorating rules of decades ago. Now you can mix things up when staging. This is welcome news for those of you who inherited furnishings or decor items that you might not have chosen. Or if you love to haunt thrift stores, or have naturally eclectic taste. 

Need examples? You can hang a traditional landscape painting in your mid-century home. Or stage your cottage home with that contemporary loveseat you own. How about adding a vintage bar cart to your otherwise sleek dining room? You could dress up an older bathroom with a Picasso poster. Or lay an oversized buffalo plaid blanket over the bench in your girly bedroom. 

Juxtaposing different styles is one easy way you'll appeal to different types of buyers. 

No one says you need to have matching 
styles of furniture or artwork when
staging. Photo: Ballard

   

The wood table and chairs soften the
feel of this contemporary kitchen.
Photo: Harrell Design and Build

Unbreakable rules 

There's one homestaging formula that makes it possible to stage with an assortment of furnishings. The rule is that all your interior walls should be the same color. Trust me on this. Your home will look larger, cleaner, and more intentional. 

If you are reluctant to tackle a major painting project, here are two tips make the job easier. There's no need to empty the room of furniture. Just push everything to the middle of the room, leaving a 3-foot wide area around the perimeter. My other painting tip is to use a long handle on your paint roller, and pour your paint into a 5-gallon bucket rather than the typical, shallow pan. These professional painting methods will save your wrist and your back. 

When your walls are a neutral color,
your accessories can provide shots
of other colors. Photo: Cailini Coastal

Another unbreakable rule is that your home needs to be super-clean. My best tip for easy cleaning is to find a formula that works for you -- either tackle it all at once, or in small chunks of time. Of course, decluttering comes before cleaning.       

Make smart updates

No matter what the age or style of the house you are selling, it's best to get a home inspection before listing. Then, you can take care of whatever an inspector points out. Doing so prevents you from lowering your price. Or losing a good buyer. Or slowing down the purchase process while you make repairs. 

Unless you are selling "as is," buyers expect a roof in good condition. They want appliances that work, if they convey. They want energy efficiency like replacement windows, and modern technology like smart thermostats. They like outdoor spaces that function for recreation and entertaining.

Adding smart technology like security
cameras shows buyers that you have
made recent upgrades. Photo: Bob Vila

Where to get help

There are times when DIY is the best course of action. But if your house needs to change things like the layout of your kitchen, a professional designer and builder will guarantee that it works with how people cook, entertain, and move through the area. Tip: It helps save money if you can maintain the same plumbing locations. 

Some sources of free advice are the salespeople at home improvement stores, established hardware stores like Ace, and reliable paint stores like Sherwin-Williams. 

Plan your outdoor photo

The front view of your home is what gives prospective buyers their first impression of it. Today's curb appeal is online. Make sure things like your landscaping, house siding, and roofing are in good shape. 

When the professional real estate photographer arrives, be ready. Relocate things like recycling containers and vehicles ahead of schedule, especially if drone photography is part of his plan. 

If you have flexibility with choosing the time of year to sell your home, choose the season when the outdoors looks as good as it can. 

Your profile photo is like a dating app photo! 
Make it flattering, but still honest. 

Get the look, get the book

I've blogged about how to market your home to women, and to senior buyers, and how to appeal to Millennial homebuyers. You'll see that all of today's buyers aren't strict about traditional design norms.

But they do share some needs and wants. They all want clean homes in good repair, with upgrades that reflect today's smart technology. After you've satisfied those needs, you can have fun decorating your home with what you already own.

For more ideas on how to sell your home fast for a price you like, be sure to check my homestaging eBooks. You'll find encouragement, money-saving shortcuts, formulas for cleaning and decluttering, and DIY projects that make a difference.

Top photo: Sarah Richardson

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It Takes a Team To Sell a Home

Wednesday, November 12, 2025

When it's time to sell your home, calling a Realtor is likely your first step. That's a great start, but there are additional early steps you can take to make your home sale go smoothly, profitably, and easier for you.  

Help your agent

If you've chosen the right listing agent, your communications will go easily. I've found that whenever you've made anyone's job easier, you've made a friend. By getting the right facts to your Realtor, you'll make sure your listing is accurate, and at the same time, free her up to do what she does best. 

Photos that indicate how rooms are laid out
help potential buyers visualize a floor plan.
Photo: Stefano Ukmar for The New York Times

Your Realtor should know the age, neighborhood, lot size, and square footage of your home. You can add to her evaluation of your property if you provide current info on taxes, utilities, insurance premiums, and any HOA dues. Inform her of local ordinances and amenities, like regular recycling programs and rules governing landscaping, or the number of vehicles allowed on the property. 

Selling a condo or apartment in a complex 
calls for flattering photos of the property.  

Tell her about commute times and local parks or walking trails. Tell her what you love about the floorplan of your home, the views, the access to amenities, high-speed internet, and any upgrades or high-end appliances that convey. Tell her about the features that buyers might not notice, like an energy-efficient HVAC, smart thermostat, extra insulation, or replacement windows that will reduce their energy bill.

Call in experts

A home on the market needs to be spotless. A home that's ultraclean and priced right will sell! Deep clean everything. Consider hiring a professional team to tackle it efficiently, quickly, and thoroughly. If you do the deep clean yourself, focus on the kitchen, bathrooms, and windows. 

Your kitchen can be a deal-maker
or a deal-breaker. The cleaner it is,
the more lovable it will be to buyers.

A home inspector is on your team, too. I always recommend paying for an inspection before listing. It's the one way to avoid surprises when the buyers hire their own inspector. 

Now's the time to fix tiny problems like leaky faucets, loose doorknobs, and scuffed paint. These details make a good impression. To tackle bigger issues, make a list of things like a deck or driveway that needs pressure washing, a toilet that needs replacing, or electrical work that's not to code. Then, hire the plumber or a handyman, and an electrician to make sure you will pass that inspection. 

 

Older buildings can be retrofitted
with more energy-efficient
windows that still look appropriate. 

Get photogenic

A real estate photographer is another part of your sales team. If your Realtor doesn't pay for this service, it will be worth it to foot the bill yourself! 

Be ready when the photographer arrives. The profile shot that headlines your listing will entice buyers,  or not. So, prioritize your home's exterior. Mow the grass, trim shrubbery, mulch flower beds. A welcoming exterior sets the tone before buyers even walk in, so add a fresh doormat and something bright like a plant in a colorful pot.

I love the look of this front entrance.
Its doorway seems to beckon at the end 
of a stone pathway bordered by shrubs.

Remove clutter from outside, and repair what looks old. How old is your roof? A roof that looks old ages your home. Make the details of your roof part of your documents -- the style, material, quality, and any assets like fireproofing, impact resistance, energy efficiency, and longevity. 

Of course, you will stage your home, even if it is just rearranging furniture to make rooms look larger and still cozy. Don't count on your listing agent or the photographer to move things around to tweak your staging. Be prepared, and then get out of your photographer's way. 

If your neighborhood or your lot adds
value, let buyers know it by using 
drone photography in your listing. 

Check your attitude

Don't be the problem-seller that Realtors dread. Make it easy for your property to be shown. Try to say “yes” to last-minute visits because buyers often choose homes they can see right away. Then, leave when there's a showing. Buyers feel more comfortable exploring if the owner isn’t there. And a Realtor can better highlight features and answer questions freely.

Be flexible with your pricing. Depending on your market, you may get offers above asking, but you may have to offer discounts in a cooler real estate market. Don't base your price on what you need, but on what it's realistically worth now. 

Take advantage of what's special about your
location and its unique style, the way this 
bedroom's staging reflects a tropical vibe.   

Get the look, get the book 

I know what you are thinking: that I am asking you to hire helpers and spend money on too many people just to get your house ready for market. But if you get advice and labor from the right professionals, you'll avoid costly mistakes and have a better chance to maximize your biggest investment -- your home. 

For more tips on how to sell your home, don't leave without downloading my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. 

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