The Secret to a Great Landscape

Tuesday, October 07, 2025

We all know how important curb appeal is when a home is for sale. For years, we've heard Realtors and homestagers preach about it. 

Yet many homes hit the market without maximizing the value of their landscape. They might powerwash the building, sweep the sidewalks, plant flowering annuals, and paint the front door, but something's missing.

It's called maintenance. If you want your home to stand out when buyers come for a viewing, landscape maintenance can't be limited to just mowing the grass. 

Where to start

Whenever I've renovated a house, I've started with the exterior. It lets the neighborhood know that better things are to come. You never know where your buyer (or renter) will come from. 

It's always a good idea to get quotes from several landscaping companies. You'll learn from each of them, helping you make an informed decision. You'll probably get better results by working with one company rather than different contractors for different jobs. 

You don’t need a total redesign or a costly planting plan. When the pros do the work, you know that your exterior is looking its best: weeds gone, edges neat, shrubs shaped, and freshly mulched.

Professionals will spot trouble you may not be aware of. Maybe you haven't noticed dead tree limbs, patchy turf, a drainage problem, or shrubbery that blocks windows.  

When buyers see a large expanse of lawn, 
they may dread having to mow it. But 
you can document how economical it is 
to hire a routine landscape service.  

Make decisions

If you've neglected your yard and it looks unhealthy, weedy, crowded or sparse, it's even more important to bring it up to speed now that you are selling. Don't fall for this line of thinking: "It was good enough for me. It'll be good enough for the next fellow!" That's just lazy short-sightedness! A properly maintained landscape can increase your home's value by 20%.

If you are stretching your budget (and who isn't?), skip some major projects that might not have the same return as an improved landscape. Your Realtor should be able to advise you, so that you can compete with other homes in your market.

Some cost-cutting techniques might include pruning overgrown shrubs and trees rather than removing or replacing them, heavily mulching overgrown flower beds or areas where turf is struggling, top dressing mulched areas with fresh mulch, adding a focal point like a bird bath or arbor to make the landscape more interesting, overseeding grass instead of bringing in new sod, and watering or fertilizing plants that need attention.    

When your home is surrounded by 
similar homes, you'll want your yard to
look as good and -- ideally -- even better
than the neighboring homes. 

Ongoing care

How often you need routine follow-up lawn care will depend on the season of the year, the style of your landscape, and your climate zone. 

One thing's for sure. Maintenance equals beauty. When buyers shop for their next home, they want to feel like they are moving up the social ladder. So, the last thing they are interested in viewing is the worst house on the street. Make your home the most beautiful with continuing care. 

Even after you have a purchase offer, don't ignore your landscape. Sometimes deals fall apart before you get to close, and then you are back to square one. 

Another advantage of using a commercial
company to improve your landscape is that 
they can buy your plants at wholesale prices.

Buyers are more inclined to make offers on homes that impress them at first glance. The small amount you spend on upkeep will return the investment if you hire professionals. The financial returns can stem not just from the price you get, but from fewer days on the market, as well. You'll also save time and worry, and know you are getting results that help sell your home.

Get the look, get the book

Don't leave before downloading my eBook, DIY Home Staging Tips to Sell Your Home Fast and for Top Dollar. You'll discover all my tips of the trade to make your home the one buyers remember and want to buy. Staging is more than fluffing pillows and cleaning out your closets. I'll simplify it for you with foolproof formulas and steps to take!

 All photos: Cooper's Lawn & Landscaping, LLC

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Sell Your House? Or Rent it Out?

Wednesday, September 24, 2025

Many parts of the US are experiencing a shortage of rental homes now. 

If you are planning to sell your home soon, and you can move to your next house without cashing out  of your present one, maintaining it as a rental property might be worth considering.

There are both perks and problems to being a landlord. You might be surprised to discover that selling your home now isn't the best path. 

When I talk to people about owning rental property, a common response is, "Oh, I would never want to be a landlord." As a long-time landlady myself, I can tell you that -- done right -- owning a rental property doesn't mean one problem after another, as many former rental property owners insist. 

Here are my best tips for investing in real estate that's financially profitable and hassle-free.      

Perks of renting

To help you decide whether the advantages outweigh the challenges for you, let's look first at what you'll gain by keeping the house.  

Statistically, it's accurate to say that your house will continue to appreciate. Real estate is historically one of your best investments, the only downsides being that it is not a liquid asset, and it does take maintenance.

If the prospect of staging your home
seems daunting, renting it is one way 
to avoid staging and still realize profits.  

As the owner of a rental property, you'll have some tax benefits, like deductions for mortgage interest, depreciation, repairs, and maintenance. On the other hand, if you sell the house for more than what you paid for it, you could be subject to capital gains tax on some of the profits.

Your rental property will pay for itself if you plan right. The rental income should cover all expenses and then some. So, if the home is paid in full now, you should have an ongoing, positive cash flow.

And, consider this: You might decide in the future to move back to this house. People often return to a location because of employment, economics, or family. 

A rental house is not always
welcome in some neighborhoods.
So, it's important to keep the
property looking well-cared-for.  

Landlord dos and don'ts

Assuming you don't want to hire a rental property management company, there are some tactics you'll have to learn. There's no shortage of online advice. Here are some of my tips.

Make sure the rent covers all your expenses, including a buffer for vacancies. Add up your mortgage, taxes, insurance, maintenance (like lawn or pool service), and any HOA fees. Estimate the costs of routine pressure washing of the exterior, and unexpected repairs. If you are going to hire a rental agency, add that figure as well.

Never show the house when tenants are still living there. Do not suggest a rent-to-own arrangement. 

Do not let tenants pay a security deposit in installments. If money is a problem now, money will probably be a problem again.  

Do not pay for utilities like electricity and water usage. 

Do not rent to relatives or close friends. My opinion: It's tricky to mix business with friendships or relatives. You should be friendly to your tenants, but do not become friends with them. 

Posting a sign out front isn't always the best idea.
It hints that the property is vacant and
could be vandalized. Also, unless you advertise
the price, you will get many dead-end inquiries.

How to advertise

There's a slew of options when it's time to list your home for rent. You could start with TurboTenant, one that's popular with landlords with "small portfolios." Some of these platforms offer other services in addition to online advertising.     

Sites like Zillow, Facebook Marketplace, Craigslist, and Apartments.com make it easy to compile the facts of your ad, by simply filling in the blanks. 

Much like homebuyers, renters want to know the number of bedrooms and bathrooms, square footage, the cost, and the location of the house. But renters are usually more flexible because it's not a big investment and not as permanent.  

Be sure to include a list of the special features your house has. Mention perks like water or mountain views, neighborhood parks or walking trails, a fenced backyard, solar-powered outdoor lighting, gas logs, a private patio, a tankless water heater, lawn care service, convenient public transportation, or a community pool.  

Make sure prospective tenants know before you show them the property how much it will cost for them to move in, and when the property is available. Doing this can save you wasted trips. Also, ask them, "How many are in your household?" It's never a good sign, for example, when five adults and three children want to move into a two-bedroom house. You have the right to say the house is too small for that occupancy. 

It's worth getting professional photos
that will showcase your home in the 
best way. This picture lets people know
more about the actual layout of the rooms.  

How to choose a tenant

I endorse having a thorough rental application, where you can gather information like employment history, former addresses and current landlord, and nearest relative, and reason for moving. You can purchase rental applications that you know ask only legally permissible questions. For example, you can't ask about marital status.  

Make sure you know national, state, and local laws about fair housing. Check local ordinances about land usage. Having lived in the home, you probably already know most regulations, but rental properties can have restrictions of their own. 

Several agencies will run credit checks and background checks. Rental management companies will take care of all the details of managing your property. Whether you manage your property yourself or pay a property manager will depend on your location, your tech skills, your budget, your timeline, and how you like to do business. 

Management tips

If you plan to stay in the same area, you may decide to manage the property yourself,  A good landlord has a roster of people who can do repairs and maintenance. As a current homeowner, you may already have reliable people for HVAC, plumbing, electrical work, and a general handyman. Perhaps you have skills yourself for minor repairs, yardwork, or painting. 

If you're not working with a management company, encourage tenants to use an easy, safe way to pay rent, like direct deposit with Venmo, PayPal, or apps like CashAp or checks or money orders by mail. 

Rather than a lease, I suggest a "rental agreement" that runs month to month. This arrangement gives you more leverage to evict a problem tenant. Either you or the tenant can give a month's notice and move on. An eviction can drag on for many months when you are receiving no money, and a tenant can act vindictively.  

Let your insurance company know the home is a rental. Rental property insurance costs more, but your insurer may bundle it with your homeowner policy. You can shop around for companies that specialize in rental home insurance. Encourage renters to get insurance for their belongings.  

Rent or Sell?     

You can determine your rental market by looking online or driving around to check For Rent signs on properties that are similar to your house. You can ask advice from Realtors and rental management firms, but keep in mind that local Realtors may want to discourage you from renting instead of selling, and a rental management company may tilt the figures in favor of you renting the property.

The decision to keep or sell your house comes down to just a few questions. What is it worth on the market now? What will it be worth in the future? What will a tenant pay? Will the rent cover all expenses and more? Do you have the temperament, time, and knowledge to be a property manager? Once you've considered these questions, I know you'll make a decision that's right for you.  

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6 Steps to Beautiful Bathroom Staging

Monday, September 15, 2025

A bathroom may seem like the easiest room to homestage. There's no furniture to rearrange. No carpet to shampoo. No elaborate window treatments to deal with. 

But bathrooms can also be tricky. The fixtures are just that -- fixed. It's expensive to move them. And replacing tilework or outdated bathtubs is costly. 

However, bathrooms — their size, style, and practicality — are major considerations in any homebuyer's decision. Here are my six ways to come closer to buyers' wants, no matter how your bathroom looks today.   

Make it shine

The cleaner your bath is, the newer and more desirable it looks.   

Relocate or discard what isn't essential daily while your home is on the market. Extra toilet paper? Wall decor? Floor mats? Just set them outside the room while you deep-clean it. 

Wipe down all washable surfaces. There are numerous products and tools on the market to deal with mold, soap scum, mineral buildup, and stains. Don't forget to clean light fixtures, windows, and doors.        

Dream big

Before you return items like the wastebasket, towels, and toiletries to the room, take a fresh look around. What are its most desirable qualities? The tub? The vanity? The lighting? The shower? Start your staging to show off what will impress buyers. Think like the owner of a luxurious spa or high-end VRBO, and keep clutter away from your bath's best features. Just don't make the toilet the focal point.   

When you clean, take note of any signs of leakage or poor drainage. These are the kinds of things a home inspector will mark as defects in his report. If there are wet spots under the sink, a toilet that's not flushing properly, or signs of mold around the tub, consider calling in a plumber. Depending on where you live, hourly rates for plumbing repairs range from $45 to $200. It's better to fix plumbing problems now instead of losing a sale or having to lower your selling price. I'd rather hire a pro than risk  DIY plumbing repairs. 

Choose colors

The smaller your bathroom is, the fewer colors you should be using. The walls will be your major color, and your accessories your secondary one. Clean colors are best. Think white, plus blues and greens. 

Using neutral colors is homestaging's Golden Rule. Don't be persuaded by shelter magazines and decorating influencers to paint walls an "interesting" color, or to wallpaper. Make it easy for the new homeowners to add their preferred decor choices. Here is my foolproof method for choosing a wall color that ensures a seamless look for your bathroom. 

White bath fixtures are your safest bet. But if you are replacing just a toilet or sink, match it to the tub, which is probably going to stay. 

Once you have the basics clean and safe, you can add some of your own touches. Here are my four favorite DIY ways to dress up your bathroom.

This navy blue vanity adds one strong
dose of color to an all-white room.
An oversized mirror and a plant
make this bath an example of
perfect staging. Photo: CheriFromTexas

Scale back storage

Everyone wants to keep extra towels, plus toiletries and cleaning supplies handy in the bathroom. But a lack of storage space in the bathroom isn't a deal breaker. The new people will find their own ways to add it, like shelving, hooks, baskets, rods, ledges, organizers, or carts. 

If you do have shelving, a roomy vanity, or other storage features in your bathroom, be sure they are not just tidy, but staged to impress. Keep medicines and valuables locked away. Keep highly personal products out of sight. You will have to remind yourself that it's only temporary!

Often extra space can be found
between studs in the wall, perfect
for some floating shelves like these.  

Impress buyers

Every home should have some wow factors. Is there anything about your bath that is especially impressive? Attention-getting upgrades don't have to cost much. Home improvement centers have plenty of options for stylish countertops, vanities, mirrors, and light fixtures. 

Consider a statement mirror or sconces. Or an electric towel warmer, a wall-mounted magnifying makeup mirror, or a fancy showerhead. Your luxury touches needn't be trendy. Sometimes, one-of-a-kind or vintage accessories have the most impact.   

This vignette takes up little space but goes 
a long way towards creating a spa-like mood.  

Add finishing touches

Due to their numerous hard surfaces, bathrooms often feel cold and sterile. You can inject some warmth by adding some objects with personality. Cozy it up with plush towels, and some natural textures like wicker and wood. I always like to see a plant, living or artificial in every staged room. Don't forget that a bathroom needs to smell good, and because of many people's chemical sensitivities, using natural aromas is best. Do not use chemical fragrance plug-ins.

Adding just a few well-chosen accessories
like these makes your simple bathroom
look special. Photo: CrystalMontenegroHome  

Get the look, get the book

Your bathroom may not have a double sink, a built-in linen closet, and a separate toilet or shower, but there's still plenty you can do now to make it a selling feature. Put some time and effort, and some imagination into it, and you're well on your way to getting that purchase offer!    

Need more tips for making your home more marketable? Then, don't leave before you download my homestaging ebook, DIY Home Staging Tips to Make Your Home Sell Fast for Top Dollar. I'll show you all the tricks of the homestaging trade, saving you time and money. 

Top Photo: Desiree Burnes Interiors 

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How to Source and Add an Accent Color

Sunday, September 14, 2025

Accent colors are tricky little devils. 

The perfect one adds detail, sparkle, and that all-important finishing touch to a room. 

But chosen poorly or applied without an understanding of its function in home decor, an accent color can be a distraction, or...worse...have people viewing your home  questioning, "What were they thinking?"

Home staging has been accused of creating boring and sterile rooms, homes that look generic, houses that look like no one could actually live there. 

There's some validity to these accusations. But the remedy is color. Colorful rooms don't look sterile, boring, or generic. They look interesting, friendly, and liveable. But most home staging gurus and texts stress how crucial it is to stage using an uncomplicated color palette of neutral tones. What's the deal?  

Color theory 101

For home staging, approach your color scheme decision with three questions: What is my primary color? What is my secondary color? And what is my accent color? To play it safe, use what designers call the "rule of 60-30-10." This translates as 60% primary color, 30% a secondary color, and just 10 % your accent color.

A smart first step to all staging is to paint all the walls in your house the same color, your primary color. Make this color harmonize with existing features you can't change as easily as painting the walls -- things like tiled showers, granite counters, and hardwood flooring. 

Here is the post I wrote about how to easily choose interior paint colors. I think it's best to use semi-gloss or eggshell finish in baths and kitchen, but flat finish everywhere else.  

Your secondary color will be your large furnishings. You'll have more leeway here. Choose a variety of cool blues, a batch of different mossy greens, or a collection of off whites. For economy's sake, look to your existing, major furnishings, like couches, upholstered chairs, draperies, rugs, and cabinet fronts. Then, repeat these colors elsewhere -- in bedding, painted furniture, and large artwork.       

Finally, sprinkle small doses of your accent color around the room. Each room can have a different accent color, or you may want to go with one accent color throughout your home. Be sure your colorful accents call attention to the better qualities of your home. For example, use accents on your mantel or hearth to emphasize your beautiful fireplace, or on shelving to call attention to your built-in bookcases. 

Although this chair is too large to be
considered an accent piece,
I couldn't resist including it as a sample
of the color citron. Photo: Wayfair

A love story

My latest infatuation isn't with a certain piece of furniture or a new restaurant. Or the UPS delivery dude! 

My new love is a color. It's called citron, named for the fruit. It's a mixture of equal parts green and orange added to primary yellow. It's bright and clear. It feels fresh and new. It's unusual but it doesn't shout. 

In 2018 HGTV called citron a color to watch, and "the perfect color for spring, a warm, smile-inducing shade that evokes sunny skies and cheery flowers." Boy, if that doesn't sound like a terrific color to use as an accent for home staging, I don't know what does." 

The Descriptions

I'll let the experts speak about citron because I love hearing them describe the color and what role it can play in home decor. 

Shutterstock says, "When coupled with white, citron can help you create a space that is airy, light, modern, and playful. However, when you incorporate citron into a space that is predominantly navy, you will get a room that is more sophisticated in nature ... Citron when used in excess, can be loud and overbearing, but accents of this hue are just what your space needs to come alive."

Notes on Design says that "Citron looks lovely when paired with other earthy colors like the colors of stems and leaves."

Ang at her blog, You Look Fab, calls citron "a workhouse...a very acidic shade of neon yellow rather than a regular bight yellow." And she adds that it's a versatile color that works with most of her wardrobe and always makes her happy. We want happy! 

Benjamin Moore offers a paint called citron and says "A generous dose of green gives this earthy. organic yellow a mellow, somewhat mysterious quality." 

Farrow and Ball also sells a citron paint. It looks a little murkier than the Benjamin Moore color. The folks there say it is a "warm Mediterranean yellow which has a bright intensity in small spaces and is fantastically welcoming in halls. It is softer in well-lighted rooms but is perhaps a little too stimulating for a bedroom." 

Many colors, including citron, play well
with a variety of primary and secondary
 colors, like greys and navy and white.
Photo: Vera Petrunina via Insider

The drawbacks 

It takes some ingenuity to locate items for homestaging that are unusual colors like the color citron. And if you are casual about your search rather than focused and particular, you'll end up bringing home or ordering stuff that you realize too late is actually pale avocado or chartreuse instead of pure citron. 

Don't count on the memory of what a color looks like when you go on a shopping expedition. Take along a color chip or a swatch that's reliable. The mind does not hold perfect memories of colors. 

When shopping online, you can't count on your screen to accurately represent what color fabric or lamp will actually arrive at your door. It's not Amazon's or Overstock's fault; it's just the technology. So, buy your accent accessories -- and other decor items where color is crucial -- only with a free return policy. 

Photo: Lamps Plus

Where to use Citron

Artwork is a natural source of ready-made pops of citron. 

Textiles like draperies, pillows, and table linens are also iffy to get right and ought to be purchased IRL. The light reflects off fabrics to create different shades of one color. Think about velvet and how it changes color when you run your hand over it or just wiggle it. 

If you have a good eye for color, you might try mixing craft paints to get exactly the accent color you want on paintable items like picture frames, decorative boxes, artwork, trays, and flower pots.  

Pillows made from citron fabric look
terrific on a white bedcover or a grey
sofa, for example. Photo" Motif Pillow 

Get the look, get the book 

When you thoughtfully plan your color scheme, your home will have great visual flow from room to room. One good test of your color plan is to ask if furnishings can be moved from room to room and "everything still works." 

I hope these tips have helped you choose accent colors for the rooms in your home. For more advice to help with staging your own home for the real estate market, be sure to download my home staging eBooks! I've done the homework for you and am happy to pass along my years of experience in home decor and staging. 

Top Photo: Young House Love

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Sell your home faster with videos

Monday, August 25, 2025

If you want to see that "SOLD" sign out in front of your house, be prepared to compete in today's tough home-buying market. One way to stay ahead of your competition is to use videos. 

Video marketing sounds complicated and expensive, but it doesn't have to be. Here's what I've learned about this powerful way to make your home sale go quickly and profitably.  

Make a decision

Videos are persuasive marketing tools. As real estate agents and homestagers know, most purchase decisions are made subconsciously, when buyers are led by their emotions after the fact. Videos draw more attention, curiosity, and emotional connection than still images do. 

Don't be frightened by the cost of a professionally shot video. The prices have come down from what they were even a few years ago. That means even modest homes -- and homes in your price range -- are using videos in their listings. 

Videos that pan rooms show buyers
more about the layout of a home
than still photographs can.  

The decision you'll have to make is whether you want to create your own video or hire a professional. Base your decision on whether videos are common in your area, what your budget is, whether your listing agent would pay for a professional, how adept you are with the technology, and how motivated you are to do everything you can to sell your home. 

Professional videographers know how to flatter 
your home and highlight unique features.    

Prioritize quality 

If you want to make your own video, there are simple templates for creating one. I'm not talking about shaky smartphone clips or awkward walk-throughs with no narration. To really showcase your house, you'll need thoughtfully crafted, purpose-driven videos that actually help buyers fall in love with your home before they even step inside.

To do that, you want a crisp, clean, and stable recording. Here's the equipment you'll need: a DSLR or mirrorless camera or a high-quality smartphone, a zoom lens with a wide-angle, and a tripod with sliders that let you pan rooms and create walking tours. 

There are times during the home-selling process when spending money for a professional has a good return on its investment. I've encouraged sellers to consider hiring services like a home inspection, a cleaning service, or a landscaper. Now, I am suggesting that the cost of a professional videographer is worth it -- a pro who can make your home get more attention with a beautiful " mini-movie" complete with soundtrack. Selling a home is similar to starting a business, because you have to spend money to make money. 

But if you prefer to make your own video, here's help on how to do that. 

Rates for professional videography typically start
at $300 and can reach $2,500 for premium service. 

Know your market

Understanding your target audience will shape everything you do in the video—from the visuals to the script to the music. If you’re selling a cozy three-bedroom home with a big backyard, play up the outdoor space for families or pet owners. If it’s a sleek downtown condo, show off the modern finishes, walkability, and lifestyle perks.  

If many of the homes around you are short-term rentals, investors might be your target market. If you are selling a home in a retirement area, seniors are your market. But if your neighborhood is known for its excellent public schools and parks, families could be your likely buyer.

Focus on what's special

Every home has a story. Your job is to tell it. Be sure to include the features you have loved most about your home. Maybe it’s the natural light pouring through the windows in the late afternoon. Or the way the open kitchen makes entertaining a dream. Or the ultra-quiet home office space that became a lifesaver during remote work.

Before the camera starts rolling, take a moment to make sure your staged home looks its absolute best on screen. Beds and pillows smoothed. Clutter and personal items out of sight. Indoor lighting evenly distributed.

Also, don’t forget those practical upgrades that buyers are actively looking for, like a tankless water heater, a whole-house generator, or a new central air-conditioning system (which typically lasts between 12 to 17 years under average demand). Mentioning or filming features like this in your video can show that your home isn’t just beautiful, but that it’s also been well-maintained and equipped.

Professional photographers can edit photos to
include an attractive sky. Your listing agent
should be able to recommend a good photographer.  

Consider drone photography

If there’s one thing that buyers consistently rank high on their wish lists, it’s outdoor space. Whether it’s a sprawling yard, a manicured garden, or even just a sweet little patio—show it off. Buyers will want to know more about the house exterior, the landscape surrounding it, and the neighborhood or town where you live. 

If you are paying for video services, ask about the extra cost of drone photography. It can showcase those outdoor details that are "worth a thousand words." Experienced drone photographers know not to linger on any less appealing aspects of your property or neighborhood. 

Location is everything in the real estate 
market. Drone shots inform buyers more 
about the area around your property. Photo: MotionPads

Get the look, get the book

Real estate listings that include video attract an impressive 403% more inquiries than those without video! So, what are you waiting for? If your online listing shows just a few still photographs, you are missing an opportunity to attract interested buyers.  

Get more tips on selling your home fast and profitably in my homestaging eBooks. Download now and start your "smart staging" for the results you want.  

Top photo: beatcolor.com

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7 Common Mistakes DIY Home Stagers Make

Friday, August 08, 2025

If you're like me, you have a long list of what you want to do to prepare your home for the real estate market. So, it's easy to feel overwhelmed and forget some steps that can be crucial. Here's a checklist of what is often missed when a homeowner preps her home for sale 

1. Not deep cleaning

We're inundated with advice about how important it is to declutter a home that's going to be listed for sale. Because it doesn't make sense to clean what's clutter, it's best to declutter before you do a deep clean. Kitchens and bathrooms are the most important areas to look spotless. I love the look of the clean but not sterile kitchen above, from Chinoiserie Chic.  

If you can't do deep cleaning yourself, it will pay to have a person or team tackle the job professionally. Get recommendations from neighbors or your listing agent. The pros have the equipment and know-how to be thorough and efficient. 

A deep clean can include carpet
cleaning and window washing,
or just a thorough dusting,
wiping, and vacuuming of
areas you don't always
get clean. Photo: BHG

2. Exterior gets ignored

The profile photo of your home is what will lure buyers into reading the details about your property. Make sure your home looks irresistible from the front! Your landscape needs to look interesting, but also tidy and tended. Your roof and siding need to look clean and in good repair. The walkway and steps need to be obvious and safe.  

Now that drone photography is more common, the grounds around your home will get more attention before buyers come to visit. Any backyard and sideyard clutter can be eliminated or organized so as to not distract. Buyers want liveable spaces outside, so no matter what the season, make your yard inviting with some seating and other staging.      

A front-facing garage can take up
more than half of your online
profile photo. Do its doors look this good?
Photo: Garage Door Masters

3. Too much furniture

When I look at photos online of homes for sale, I see lots of rooms that look crowded. I see multiple storage shelving units lining bedroom walls, extra side tables, ottomans, and electronics scattered around living rooms, and porches crowded with lounge furniture and dining sets. Instead, consider the function of each room and stage to that function, using your best pieces.      

Do any of your rooms have furniture pushed against all the walls, with dead space in the center? My furniture arranging eBook shows you how to create sensible traffic paths through a house and still have rooms that look interesting, inviting, and comfortable. 

When you cluster furnishings away
from the walls, buyers can get a
better sense of the size of
the room. Photo: Michael Partenio

4. House smells bad

That deep clean will go a long way to assuring your home smells good. Your job now is to keep it free of animal scents, cooking aromas, and stale or mildewy air. 

An air purifier does a good job of keeping your air fresh, but the presence of one in your home might make buyers wonder why it's needed. Keep fresh air coming into your rooms with an efficient HVAC system or by opening windows. 

A ceiling fan, correctly installed, is a good
way to circulate your indoor air, and 
reduce the likelihood of mold. Photo: Rejuvenation

Because you may be accustomed to the scents in your home, you can always ask a friend to visit and do a "sniff test." Remember that artificial fragrances can be off-putting to those with allergies and could signal that you are masking smells like ones that might come from things like a clogged drain or sewer issue that a plumber can solve.  

5. Home is too personal

One of the cardinal rules of home staging is to make the house "relatable." Don't put emotional stumbling blocks between you and prospective buyers. Let them concentrate on your property. The less they know about you, your family, and your lifestyle, the better.  So, if you still have family photos, sports memorabilia, or political posters in your house, now's the time to pack them away. 

Another way your home may be too personal is in your choice of paint colors. Walls don't have to be hospital white, but they can't be apple green, navy blue, and magenta. Neutrals will help buyers envision their belongings belonging in your home.  

Shelves and bookcases need to be
staged with generic objects instead of 
things like certificates and family photos
or anything valuable to others.  
Photo: ArchitectureArtDesigns

6. Not hiring a home inspector

One of the smartest moves you can make when prepping your home for sale is hiring a home inspector. Yes, buyers will hire their own inspector, but you can get the jump start before you list your property and fix what might give you black marks. You would be surprised at all that an inspection of your electrical system will tell you, for example.

7. Ignoring the local market

You don't need to be an expert on your local real estate market, but it's certainly helpful to be aware of what your competition looks like. It's easy to do your research on Zillow or Realtor.com. Start your search by entering your zip code and then narrow it down to your price range. The photos and specs will help you understand what your prospective buyer might be considering.

Make your listing agent work for you. A good Realtor will show you comparable homes on the current market and homes like yours that have sold recently. Take the advice of your agent about price and showings. Here is my advice on how to choose a good Realtor, and also how to help your Realtor sell your home.

It's always a good idea to drive by homes
for sale that are similar to your home
in price, size, age, and location. 

Get the look, get the book

You can get all the encouragement you need to stage your own home in my eBooks on DIY homestaging. I give you all the tips and methods you need to be frugal but effective, stylish but welcoming to buyers. It's all about things like color choices, furniture arrangement, and when to follow trends. You can download them now and start staging today!

 

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Make Your Older Home Look Young

Monday, July 21, 2025

If you are selling an older home, you're probably aware that some buyers see old homes as obsolete. They see floor plans as dated. They see plumbing and electric systems as inefficient. They see some construction materials as worn out or toxic.  

Unless you want to accept low-ball offers from flippers, investors, and other bargain hunters, you might consider making some updates that have a good return at selling time.  

Some modernizing involves expensive retrofitting, using newer materials or techniques. And some modernizing is simple and economical. The improvements you choose to make depend on the condition of the house, your budget and schedule, your neighborhood, and the pool of potential buyers. Your Realtor can help you make choices about what needs attention.    

Show your stuff 

Let's not forget that older homes have their charms. Make sure your online listing points out special features like original woodwork and hardware, an established and walkable neighborhood, and any unique features like Dutch doors, a laundry chute, or a breakfast nook.

To add nostalgia, the homeowners opted to keep 
the whitewashed brick exposed. Photo: DigsDigs 

Modern staging

One way to make an older home feel up-to-date is by staging with some furnishings that nod to the present.    

I would never suggest that you invest in furniture you don't like just to make your home look newer. There are economical ways to put a new shine on your surroundings. 

Sometimes you can borrow a few pieces of furniture from a friend or relative. Or rent something like a contemporary desk and chair to stage an office. 

Rental companies will rent and deliver  
a rooomful of pieces that will make 
 your home look newer. Photo: Cort Rental

Also, you can find budget-friendly modern furniture at discount stores, furniture you can later sell when your home sells. Low-cost choices that are handy for staging include side chairs, ottomans, end tables, and patio furniture. I have had success selling hardly-used furniture on Facebook Marketplace. 

A cushioned sling chair like this one could update
the look of a bedroom, den or living room.
Amazon sells this for less than $100. 

Modern art on walls will update a space, too. The art can be DIY abstract paintings or art objects from second-hand stores. You can buy any oversized, framed art from a thrift store, prime it, and let me show you how to cover it with an abstract drip painting.  

Art for staging isn't limited to wall decor. Whatever you put on shelves, tabletops, and bookcases should have a modern vibe. Modern art has clean lines, so keep your eye out for large-scale decor props like glass vases. Another economical source for contemporary props is sale items at places like Home Goods, TJ Maxx, and Marshalls.    

Modern abstract art helps make this traditional
home look more contemporary. Photo: Issuu.

 

An inexpensive rice paper shade over a simple
string light makes a statement in this 
bedroom. Photo: Design Within Reach. 

You want your staging to emphasize any of your home's vintage features, like high ceilings, large windows, or beautiful woodwork. Don't hide any of these selling points with window treatments or heavy furniture. 

Leaving windows unadorned shows off the
original trim. And contemporary art, rug,
lighing, and color palette bring
this historical home into the present.  

Today's lighting 

Professional stagers know that lighting is an important part of homestaging. You know your indoor artificial lighting demonstrates good staging when it makes your rooms look bigger, brighter, and cleaner. 

Get your lighting choices to work for you by using accent lights to highlight special features, and by installing stylish modern ceiling fixtures. 

This home gets a fresh look with mid-century-
modern furniture and lighting.
The light fixture emphasizes the authentic
pressed tin ceiling. 

LED lighting has multiple benefits. Because they're economical, safe, and eco-friendly, you can feel good about leaving them on when your home is for sale and you can't be there for those last-minute showings. You can't expect a real estate agent to go through the house, switching on every lamp and overhead fixture. LED lights used for outdoor illumination are more reliable and longer-lasting than incandescent lights.

Today's tech-savvy buyers will be impressed if you have programmable lighting systems. It's another way to make an old home look up-to-date, an important consideration for young buyers and senior buyers as well.  

Water and air quality

Buyers can be nervous about the plumbing in older homes. They know that newer homes have lead-free pipes and water treatment systems to deliver safe, good-tasting water. You'll get good marks from a home inspector if your plumbing is today's PVC, PEX, CPVC, or copper instead of cast iron. 

Installing upgrades like smart water monitoring and leak detection can range from $1,000 to $3,000. For homes with outdated plumbing, a more significant upgrade to newer pipes or a tankless water heater might add another $5,000 to $10,000. The good news is that the ROI will be between 3% and 6%. So, if a home sells for $300,000, the increase in value will be between $9,000 and $18,000 at sale time. Something to think about!

Although this is a 1940s house, those vinyl
replacement windows and a 
new HVAC unit assures buyers 
 that they won't have to worry about 
repairs or being too hot or too cold year-round.  

If you have an up-to-date HVAC system, add the specs to your online listing. People want to know they won't have trouble staying comfortable indoors and that they won't incur expenses for replacing or repairing older systems of heating and cooling. If air purifiers and dehumidifiers are normal for your climate and market, let buyers know what you have done to assure clean indoor air. 

Landscaping

Is it time to give the shrubs around your house a trimming? Are they blocking views from the windows? Do trees need to be limbed up so more light enters the house? Do any have dead limbs and signs of poor health? 

You don't want your home's curb appeal to say, "I'm new construction," but you don't want the message to be, "No one's given me any attention in 100 years." The happy medium is a landscape that's in scale with your house, features an assortment of interesting and healthy shrubs (or whatever local vegetation is appropriate), with a clear path to the front entrance. 

This cottage that's been "plaqued" by the 
local historical society has true-to-the-period
landscape that is easy to maintain. 

Get the look, get the book

Even if your home isn't up to the latest upgrades, there are numerous ways to appeal to buyers. Remember that many buyers appreciate the style and quality of older homes and are happy to make their own remodeling choices. Stage it so they appreciate what makes your home a gem!

You'll find all the tips and tricks to doing your own home staging in my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. Don't leave without downloading it. 

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