Rave Reviews Home Staging

Sold by Design

Virtual Staging VS Real Life Home Staging. And the winner is….

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Which is better, virtual staging, or real life full home staging?

This Orange Park Country Club home was previously listed with a Realtor that was a fan of virtual staging. After six months, with zero offers, but several second showings, the listing expired. The new Realtor, Scott Bresnahan, Coldwell Banker Vanguard Realty, is a fan of real life staging, like we do here at Rave Home Staging. The house was just listed today, so we don’t have the answer of which kind of staging is more effective, yet. Let’s take a look at the photos to compare.

Virtual Staging is less expensive. But is it just bait and switch?

This is one of the discussions that happens a lot in the staging and real estate community. Virtual staging can look really good online, but leaves questions. Can the house really use the furniture represented in the photos? What happens when the buyers arrive at the house and it doesn’t look like it did in the photos?

does virtual staging work

Virtually Staged Property as seen in MLS

does virtual staging represent the house

Virtually Staged Property as seen in MLS

The colors and virtual styling of this house are really lovely.  There is a clear purpose defined in each room, at the house looks open and airy. Online. Unfortunately, when buyers arrived at the property, they simply didn’t know what to do with these rooms. The furniture wasn’t there for them to understand how they would live. Scott, the new Realtor, actually showed this house to buyers twice, when it was on the market with the other Realtor. He openly told us about how the buyers, who loved the rest of this house, would stand in this room, and the breakfast nook, and try to determine how their furniture would really work in the space. Virtual staging may bring buyers to the door, but it leaves them hanging when it counts the most. Buyers often don’t understand how open floor plans will function without being able to see the furniture, in the space. Additionally, the house may not be memorable if they are seeing multiple properties that day. Real staging clearly defines the space, controls the buyers eye, so they focus on the features and benefits of the property, and makes it memorable when they leave. Leaving a lasting impression is just as important as getting them in the door.

Does the room really work like that? Virtual Staging VS real life.

In this specific house, there were two rather major things that weren’t addressed by the virtual stager. Perhaps this is because their job is just to make pretty photos. Our job, as professional home stagers, is to make a measurable, marketable difference in the perceived value of the property.  Then again, maybe the virtual stager isn’t trained to take demographics, architecture, and lifestyle into consideration, the way we do here at Rave.

full home staging vs virtual staging

Photos by Rave Home Staging

When we were planning for the staging of this room, we noticed the virtual image showed a small sofa, facing out the back french doors. The rug we used was a 6′ x 9′ rug. Even an IKEA Ektorp loveseat, is only 70.5″ long, meaning that, in reality, a loveseat would hang off of the edge of the carpeting. The virtual image shows, what looks like 12″ or more of open carpet on either side. You can see, from our photos, there is no way that would actually fit.

Using real furniture, we were able to add a luxurious 94″ sofa, facing the fireplace. This means more seating, and the buyers won’t be greeted with the back of the sofa, when they came in the door.

the power of home staging

Photos by Rave Home Staging

We also decided, having viewed the room in person, and understanding the way buyers, in this neighborhood would live, that we needed more seating AND more importantly, we would need a different location to add a television set. The virtually staged photo showed the TV  in the architectural bookcase. There is little doubt, when the house was empty, that buyers would have the same thought. Unfortunately, the opening, where the TV would fit, is actually really small. Check out this up close photo, of our staging.

When buying a house, function is more important than form.

message board

Custom Message board created by Third Wind Woodworks.

The custom message board we had created by Third Wind Woodworks, was approximately 24″ x 36″. How many people, who live in a house like this one would own a TV that small? It’s far more likely that they have a 60-70″ TV or larger. By shifting the layout of the room, so that the long wall would accommodate the television showcases how the family is more likely to live in the home. This allows us to overcome the objection, before it even exists in the mind of the buyer.

Setting the stage for real life is the job for the professional.

In the end, virtual staging can create some really beautiful photos of the house, creating the desire for potential buyers to make showing appointments. Unfortunately it rarely, if ever, takes into account the way the homeowner will actually live in the house, or what their impression will be when they are there for the showing.  This is why many, in the home staging industry, consider virtual staging, like vignette staging, to be a waste of money for both the Realtor and the homeowner.

To see the rest of the photos of this house, please visit our Facebook page. For more information about staging your house, please go here, or call us at 904-379-5523. You can also email us at admin@rave-jacksonville.com

Shadow a home stager

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Have you ever wondered what it takes to stage a beautiful home? In this video, we give you the opportunity to follow Monica, a lead home stager with Rave Home Staging, as she walks you through the process of staging a home. From measuring to completion, she’ll give you an idea of what it’s like to choose the furniture, space plan, and tackle any hiccups that arise. In the video, Monica literally walks you through the process, so be sure to check it out! In this blog, we explain the tips she gave along the way. Let’s jump in!

When buyers first walk into a home, they often go straight to the living room and ask themselves, “Where am I going to put my sofa, and where am I going to put my television?” Therefore, when space planning, it’s important to lay out furniture in a way that helps them easily imagine their own furniture in their new home. 

If putting a console in a high traffic area for added storage and aesthetic, make sure you measure properly so you don’t bring one that’s too big and block the space. 

Always utilize every room in the home so that buyers can imagine themselves there and they can get an idea for how to use awkward spaces. 

Measuring is so important! It affects which sized items go where and how much work the movers have to do. 

Bring a steamer to get the wrinkles out of everything! 

Always know the demographics of the potential buyer of the home and the area you’re buying in. Then target that specific buyer with the staging choices you make. 

To see Melissa make this simple change in real-time, check out the video here, and be sure to follow us on YouTube and Facebook for more tips and tricks! 

Shower curtain open or closed?

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Are you selling a home? If you are, there’s an important thing you should know about shower curtains. They can affect whether or not someone buys your home. Seem too silly to be true? Keep reading to find out why! 

Have you ever wondered what buyers are thinking when they’re walking through the home you’re trying to sell? Most buyers are concerned about two things, space and cleanliness. A general rule is that the home you’re selling should be as clean as a hotel. If you walked into a hotel room and could tell that someone else had been naked in that room, what would you do? In every class I teach when I ask this question, someone says, “Ew. I’d want a new room.” And the truth is, homebuyers think the same thing, but in that scenario, that room is located in a different house. 

So, let’s get to it. Shower curtains create a wall. Therefore, when you’re selling a house, you want to make sure that the shower curtain is ALWAYS left open. The room will instantly get brighter and larger, which is very important to homebuyers. Plus, when the shower curtain is closed, buyers will walk in and open the curtain to peek into the tub. When they do this, they’re going into what Melissa likes to refer to as the danger zone. The danger zone is where, well, frankly, people have been naked. And these areas are where we have the most potential of leaving evidence of prior nakedness or dirt behind. However, if the shower curtain is open, most buyers will peek from the sink area and move on. They won’t ever actually get into the danger zone because they won’t feel a need to– they can see everything they need to from where they are. 

In conclusion, making the room look larger is a bonus for buyers, and keeping them out of the danger zone is a bonus for you = ALWAYS LEAVE THE SHOWER CURTAIN OPEN. 

For the full video, click here. And be sure to follow us on YouTube and Facebook for more staging tips and tricks!

New Construction in St Marys, GA gets offers with home staging.

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New Construction in St Marys, GA gets offers with home staging.

While Jacksonville and St Augustine, FL are Rave’s usual stomping grounds, Our home staging company seems to be taking off in new directions, including St Mary’s GA. This is not the first time we’ve staged in St Mary’s and unexpectedly, we seem to have become quite the thing there, as we are crossing the border more and more frequently. Flippers and builders are realizing that it’s not just the bigger cities that benefit from home staging, it’s also the small towns. Really, home staging is a fit anywhere that homes need to sell for top dollar, and as quickly as possible.

Setting the stage with new construction. Working with Readdick Construction, St Marys GA.

Readdick Construction builds an absolutely beautiful home. That’s easy to see in any of the photographs. Unfortunately, even a beautiful home sometimes needs some help to get buyers emotionally attached. In a smaller community, this can be particularly true. While there may not be a lot of inventory, there also might not be a ton of buyers out there. St Marys, and the adjacent Kingsland, GA have a lot of military moving, so there’s always someone shopping. There’s also always someone selling. The key to getting the best offers are to get the imagination (and emotion) tied up during showings. Take a look at some of the photos of this beautifully staged property.

Beauty isn’t in the looks, it’s in the numbers for home stagers

When we look at our job, our work, our craft, beauty isn’t defined as how well we create a stunning space, particularly when we are already working with a brand new home, with tons of charm. For, us, the home stager, our joy is in the beauty of the numbers. The statistics on this property showcase, not only our true skill, but the true value that we bring to the real estate transaction. Before staging, this new construction home had been on the market since April 12th, 2019, with no bites. After staging, it took only 19 days (7/15/19) to come to terms with a lucky buyer, who was ready to make this theirs!

Normally, when homes sit on the market for months, without an offer, they can drop by 5% or more in price. Since this property is well over $300,000, that could mean a reduction of $15,000 just to get someone to take a second look. Home Staging created a much better value, by coming in at only 1.5% of list, and because the seller paid us up front, instead of using our net 90 day contract, they actually earned a 20% discount on top of it! Now that is a return on investment!

Something isn’t better than nothing when it comes to home staging.

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Stop wasting money on ineffective staging.

Let me guess. You did the thing you are supposed to do and got 3 quotes for home staging services. Now, you are ready to pick the lowest one because, after all, margins are tight. Why should you spend money you don’t need to spend. All stagers are equal. Well, in the same way that all Realtors are equal, all Flippers are equal, and all Contractors are equal.

Oh, it’s not about the cheapest quote, it’s about the fact that your rehab went over budget and now you just don’t have enough money left in it for the whole staging package. You are going to go with “light staging” or perhaps “vignette staging”. Maybe you’ll still splurge for “partial staging”, where they stage a few rooms in the house.

Let’s define staging, so we can get on the same page.

Home Staging creates a measurable, marketable, change in the perceived value of the property. 

Understanding this concept means that you understand that staging is more like marketing than interior design. We create value by controlling the buyer’s eye as they walk through the house. We not only create an emotion, a feeling of home, but we also lead the buyer to a trail of the property’s features and selling points.

Recently, I saw a post on Instagram where the home staging company boasted about offering “light staging” because the real estate investor went over budget on the rehab. I tried to comment on the point of the concept that offering something that is incomplete is not only putting your customer at a disservice, but your own reputation and value.

Beware the stager who will simply accommodate your budget.

Let’s pretend that you want to build a house. Your budget is $200,000, but the builder says to build the house properly, the budget needs to be $225,000. You tell the builder that  you don’t have the money in the budget. Perhaps you thought you could get a better deal on the land, but that cost more than you thought. Maybe you didn’t realize how much it would cost to get power out to the lot. There were a lot of expenses you simply didn’t account for. You only have $200,000 to build the house. The builder understands and agrees to build the house, at your defined budget, but in order to do so, he will have to make a few cut backs. Perhaps we could choose not to do insulation. After all, that’s not all that noticeable when you look at the surface. Maybe we could cut back on the flooring. You can certainly put your furniture on concrete or plywood. How many other things would you be willing to cut back on, and still believe you have an acceptable home from a builder?

The same is true with home staging. Let’s discuss a couple of scenarios and see how they could affect potential home buyers.

Standard Staging Guideline: Seating:

You should have at least enough seating at dining tables and in living spaces as the number of bedrooms + one. This means that in a 4 bedroom house, you should have seating for 5.

The purpose of home staging is to create perceived value. When the stager begins to sidestep the basic guidelines, and shortchanges the room by adding a round table and four chairs vs a rectangular table and seating for at least six, they leave potential buyers with the impression that the room may not comfortably accommodate their family, not their just table. Buyers don’t see potential, they see what’s their, which is why home staging is an effective tool, when done properly.

bad home staging

This is the same issue in the family room. The family room needs to be large enough to accommodate the entire family, plus friends and guests. By short changing the space, you also short change the seller, and the value our industry brings to real estate.

Create the lifestyle for the home buyer in your staging.

While each house is unique, it should showcase a lifestyle directly related the most likely purchasing demographic. This isn’t about decorating, it’s about MARKETING.

home staging standards

The furnishings and items put into the house should express the lifestyle and taste of the specific buyer most likely to want to live in this house. In this example, the four bedroom home, in a young family neighborhood showcases trends appropriate for the age group, and family style most likely to live here. There is appropriate seating, and the appropriate amount of furnishings, art, and accessories, to create an aspirational lifestyle.

quality home staging

Additionally, staging should reflect the way today’s buyer lives. In the photo above, we added a TV and console, opposite the fireplace, because the area over the fireplace is too narrow to accommodate most of the 65″ TV’s for this demographic. This allows for potential buyers to see alternatives that will actually fit their lifestyle. There is ample seating for everyone in the house (number of bedrooms + at least one).

Why ‘less than’ staging is a bad deal.

While we understand that the cost of full home staging is more expensive than other alternatives, the question really should be, “What’s the return on my investment?” rather than the upfront cost. This is particularly true when you consider that Rave Home Staging offers 90 day Net options, often meaning that sellers don’t pay until closing.

When paying a minimal amount for ‘light staging’, you may find that there is negligible difference in change to buyer perception. If the questions aren’t answered, consistently throughout the entire house, then it won’t answer questions about balance, flow, and lifestyle (luxury), then they aren’t likely to believe the house is worth more than when it was empty. Making an investment, in quality staging, where the stager understands and utilizes market data, you are likely to get up to $3000 – $5000, in return, for every $1000 you investment.

If you are interested in learning more about demographic staging, consider taking our Master Series, Vacant 2.0 course. 

Realtors: Never let your customers use these when selling their house!

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Selling a house is serious business. Small things make a BIG difference.

I know that when you start reading this, you may think I’m making a joke. You may believe this is click bait, but I promise you that when you understand what I mean that you’ll thank me for making this known to you. It’s a common item, often used for making a room, or piece of furniture look better, especially for photos, but it’s actually often the biggest detractor from showcasing the room.

Never use a tablecloth in MLS photographs.

WHAT? Really? That’s what this is about? I know. It sounds crazy, but don’t stop reading yet. Just hang with me. Table cloths are great for living in a home and entertaining. They can be beautiful, and provide texture for a holiday table setting, or protection for the table itself. All of that said, They are terrible options for selling your house. Let’s take a look.

 

don't use table cloths in MLS photos

Photo by http://janicereyesphotography.com

Let’s just take a quick look at the image above. Tell me. Where do your eyes go first? What’s the first thing that catches your attention in the photo? I’ll just bet it was the table cloth. This light and airy, neutral piece of linen takes up an enormous amount of space in the photo. We call that “visually heavy”.

focal points in photos

Photo by https://www.houseandgarden.co.uk

“But my table is in bad condition!” I understand. I really do. What I also understand is that no matter how bad the condition, adding a table cloth only makes it worse, given our purpose is to sell the house, not the stuff. Even rustic tables, or others in really rough condition will look better in photos, allowing potential buyers to focus on the house, rather than the stuff, or in this case, the giant table cloth in the room. After all, I bet the tablecloth is, once again, the main place your eye goes in this image, despite the amazing flooring, and high beautiful ceilings.

Photo by https://www.spade-archer.com

Even when everything else in the room should be the focal point, your eye will gravitate toward the table cloth. OK. In this last photo, maybe that is an exception to the rule. That’s really the only safe place to look!

Photos are the reason that buyers show up to the house.

The MLS photos drive potential home buyers to view the house. If they are good, they will come. If they are not, they will just click onto the next house. It’s a good idea to be sure that buyers are paying attention to the focal points of the house. Generally speaking, table cloths are not supposed to be what you want them to notice.

Interested in becoming a home stager? Take our classes here in Jacksonville, FL. Visit StagingAndRedesign.com for more information. 

 

 

What is home staging? Dispelling myths and shedding light on the truth.

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What is home staging? Let’s create a clearly defined process.

I routinely hear from potential Realtor customers that they already stage their listings. When I hear this, I usually understand this to be what is often referred to, by other stagers, as vignette staging. This is where the agent, or a “stager” brings in a couple of boxes of accessories, artwork, and maybe a couple of fake trees. For the team at Rave Home Staging, we understand that while they are calling it staging, it rarely meets the requirements necessary for staging.

So what are the requirements for home staging?

Let’s give a basic, clear, definition of home staging.

Staging creates a measurable, marketable, change in the perceived value to the potential buyer.

While there have traditionally been three levels of recognized staging in our industry, today there are actually four.

Vignette Staging. The lowest and least effective type of staging.

This is what I mentioned earlier as a technique often done by Realtors. It’s usually a few items brought in to soften the kitchens and bathrooms. It includes a shower curtain, towels, small plants, and a few accessories, then similar types of items brought into the kitchen. It rarely includes anything larger than an individual can fit in any small or compact car and carry by themselves.

Now, let’s apply our definition (rule) to this type of staging. Does adding a couple of boxes of Home Goods decor to a house create a measurable, marketable, change in perceived value of the property? Are buyers emotionally inspired? Do they believe the value of the house has gone up? Do these things make the house feel aspirational? Sadly, the answer is, “NO!”. Vignette staging can add character and life to an otherwise empty, cold space. It does NOT create an addition in perceived value. Never has a buyer walked in and thought that the house was worth more money because of a few kitchen canisters and kitchen island set with place settings, including fancy napkin folding in the wine glasses.

With this said. While vignette staging has always been viewed as a low-end category of staging, it’s actually just decorating.

Partial or key room Staging. Frequently considered the “standard” of staging.

This is where only a few rooms of the house are staged, usually including the living room, dining room, eat-in kitchen, master bedroom, and master bath. Sometimes it will include few rooms, or more rooms, depending on both the house, and the staging company.

So, does partial staging meet the definition? Can it create measurable, marketable changes in perceived value? Yes. Yes, it can. While there are many spaces left out, possibly leaving opportunity, and money, out of the equation, partial staging is often a low cost way to make the most out of a vacant property.

Full Home Staging. The Best Return on Investment for Vacant Homes.

This is where all of the interior rooms of the house are staged. While usually the most expensive method of staging, if combined with cutting edge techniques like utilizing demographics and psychographics along with architecture understanding, then this is actually where you will earn your highest return on investment in selling your property.

Hands down this is the best use of the criteria of home staging, as it clearly identifies each space, within the house, showcasing lifestyle and luxury, often creating spaces that buyers believe to be worth tens of thousands of dollars more, than if they were left empty. The illusion is held throughout the house, unlike partial staging, and any awkward layouts are usually unrecognizable.

Virtual Staging – A fourth category has snuck into real estate recently.

Virtual staging – Unlike any of the three previous staging techniques, is completely digital. There isn’t even a single box brought out to the house, and frequently it’s being done by someone who isn’t even in the state, or country.  In this case, virtual staging only provides enhanced photos of what a room could potentially be.

Before I address whether this type of staging meets our definition, I have one other questions… Is virtual staging ethical?

According to the HAR (Houston Association of Realtors) website, the overwhelming assertion is that Realtors MUST disclose that the photos are virtual and the furniture is approximate in size. This is because, in a virtual world, you can easily manipulate a sofa to suddenly become a 72″ 3-seater sofa, when it started off as an 84″ long one. This could falsely indicate what will realistically comfortably fit into a space. You can also digitally add larger pieces of furniture than can physically be moved into a space. Ex: some older properties don’t have the ability to move king box springs through hallways or windows, allowing only queen size beds or smaller. This is not something that may even be considered when virtual staging.

So, now let’s break into our definition. Does virtual staging meet the requirement of creating a measurable, marketable change in perceived value. It absolutely brings more people through the door. This means that it meets the criteria of measurable and marketable. However, when a buyer gets to the house, it is still empty. There is no lifestyle represented. There is no warmth, no flow, or floor plan layout. The house no longer feels aspirational. So, for this, I would have to rank it as “maybe”. Simply by getting more people to the house, the odds are increased that an offer will be placed. It’s also possible that buyers will be incredibly let down when they get there. A common phrase we hear with virtual staging is, bait and switch.

Are you thinking of staging your house, your investment property, or your listing?

Consider that the cost of each of these techniques varies, both by the amount of stuff brought in, the reputation of the staging company, and the length of contract. When deciding what kind of staging is right for you, be sure not to judge based just on cost, but also on return on investment. Which type of staging will provide the best bang for your buck? Which will bring in more potential buyers, in the shortest time possible, and which will overcome the most objections? Finally, which staging company, and service, creates the best aspirational lifestyle to the buyer most likely to purchase the property. The most a buyer loves the property, the more they pay, regardless of actual comps.

Rave Home Staging only offers full home staging because we know it has the highest level of ROI. We use a proprietary system of staging based on architecture, demographics, and psychographics (thinks & lives) of the most likely buyer. For questions, or to schedule a staging appointment, please call 904-379-5523.

Shop just like the stager.

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Have you ever wanted to have your home look just like those in Rave Home Staging’s project portfolio? Well, now you can! Owner, Melissa Marro, explains to other stagers how to get the best pieces and pricing from her favorite retail stores, in her new video series.

In the first video, in the series, Marro heads to the At Home Store on Wells Rd, in Orange Park. Here she’ll show her favorite products and items that she can actually buy for less than wholesale pricing!

The At Home Store is one of the best places to get a great deal on artwork, rugs, dining chairs, and many other home decor pieces. The next Shopping Retail video will feature local, #shopsmall places that Marro loves to shop! You are sure to recognize the overall style that you’ve grown to love in Rave’s staging styling.

If you love real estate and home decor, have you considered home staging as a career? Did you know that Rave offers certification courses right here in Jacksonville? There has never been a better time to start your own business in this fast growing field. Visit Stagingandredesign.com/3dayclass for more information!

Queen’s Harbor Yacht Club offering luxury choices to buyers

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Queens Harbor Yacht club sets trends in real estate.

It’s not uncommon for luxury home owners to take a look at what has value, and what’s simply a passing fad. One of the ways that homeowners, who can afford to live in one of the most exclusive neighborhoods in Jacksonville, FL, manage their money is by spending it in places where they are likely to get a high rate of return. This leads us to home staging.

Statistically, home staging is one of the best investments you can make when selling your home. Not only does staging create a higher perception for home buyers, but it also ensures that potential buyers see that the seller is still invested in the sale of their property, and are less likely to take a ‘low-ball’ offer.

The real estate market is shifting.

While it’s possible that the slow down in the real estate market is only seasonal, most economic indicators show that the once seller’s market, is becoming more bearish, and less bullish. This is good news for home buyers, but less favorable to some sellers. Because of this, and the increasing inventory in certain communities, like Queens Harbor, home staging has become even more important. Interviewing and choosing the right staging company, rather than just the cheapest, is also an important part of the equation. While there are other staging companies in Jacksonville that can stage for much less money, it’s typically because they do less in the home. They cut corners by using ‘what’s available’ instead of strategically determining what the most likely home buyer wants to see. They stage only a few rooms of the property, leaving the rest to the imagination. The problem is that the imagination is usually with a much lower price tag.

Wealthy, luxury minded home owners understand that cost isn’t what’s important when choosing a home staging company, return on investment, and final net proceeds, at the closing table are.

What’s available in Queens Harbor Yacht Club right now?

At the time of writing this, there are currently 13 Active Properties in Queen’s Harbor, 4 properties in Pending Status, and there have been ZERO closings in the last 30 days.

This property located at 13689 Longs Landing has not even hit the market yet, but will be any day now. With stunning water views, an enclosed pool and outdoor kitchen, it’s sure to be a popular attraction for potential home buyers. (And just wait until they see that master bedroom closet!)

1632 Sheffield Park Ct, this home has a stunning screened in outdoor living area. This ranch style home, with master bedroom and other bedrooms on other ends of the house, is perfect for almost anyone with, or without kids.

 

Payless Shoes highlights the importance buyer perception in selling.

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An investment in staging creates better buyer perception.

In our various CE classes, blog posts, and conversations with Realtors and homeowners, Rave Home Staging educates on the value of staging your home in order to maximize the amount of money you’ll receive at the closing table. Thanks to an experiment provided by retailer giant, Payless Shoes, we get a clear indication just how this works.

Buyer Perception is what determines what someone is willing to pay for anything

Whether it is shoes or a house, buyer perception is what determines what someone is willing to pay. The Paylessi experiment outlines that when the stage is properly set, buyers can easily be swayed into increasing their perception of the quality and value of a given item.

One of the key reasons that new construction is the go-to shopping point for so many home buyers is because they know they aren’t buying someone else’s problems (leaky roofs, stained carpets, etc) and because they fall in love with the model home. While the buyers typically aren’t getting all the features of the model, the stage has been set to create an emotional appeal and provide the belief that there is a higher value in new construction, even when existing homes often have more upgrades and benefits for the same money.