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  • Writer's pictureMark Buskuhl

How to Stage and Present Your As-Is House to Attract Potential Buyers

Updated: Jul 17, 2023


Setting the Stage for Success The Power of Presentation

When it comes to selling your as-is house, staging plays a crucial role in attracting potential buyers and making a lasting impression. The art of staging involves transforming your property into a desirable and welcoming space that resonates with buyers on an emotional level.

Best ways to stage and present your as-is house
Best ways to stage and present your as-is house

In this blog article, we will explore the importance of staging an as-is house and provide valuable insights and tips to help you create an inviting atmosphere that maximizes its appeal. From understanding the significance of first impressions to designing a welcoming atmosphere, showcasing key features, and marketing your staged house effectively, this guide will equip you with the knowledge and strategies needed to sell your as-is house successfully.

Understanding the Importance of Staging an As-Is House

First Impressions Matter

When potential buyers walk through the door of your as-is house, the first few seconds are crucial. The initial impression they form can significantly impact their overall perception of the property. By staging your house, you have the opportunity to create a positive and memorable first impression that sets the tone for the rest of their visit.

To make a lasting impression, focus on enhancing the curb appeal, ensuring an inviting entryway, and creating a sense of warmth and comfort from the moment they step inside. Attention to detail, cleanliness, and a well-organized space can go a long way in capturing buyers' attention and generating their interest.

Creating an Emotional Connection

Staging an as-is house is not just about arranging furniture and adding decorative elements. It's about evoking emotions and helping potential buyers envision themselves living in the space. By strategically setting the stage, you can create a connection between the buyers and the house, making it easier for them to see it as their future home.

Consider the target demographic and tailor the staging to appeal to their preferences and lifestyle. Incorporate elements that create a sense of comfort, relaxation, and functionality. Highlight the unique features of the house that make it stand out from the competition. The goal is to make buyers feel emotionally invested and excited about the possibilities of living in the house.

Preparing Your As-Is House for Staging

Declutter and Depersonalize

Before diving into the staging process, it's essential to declutter and depersonalize your as-is house. Remove any personal items, excessive furniture, and clutter that might distract buyers or make the space feel cramped. Depersonalizing the house allows potential buyers to envision themselves and their belongings in the space, making it easier for them to connect with it on a personal level.

Consider renting a storage unit to temporarily store excess furniture and belongings. This will help open up the space, making it appear larger and more inviting. Pay attention to closets, cabinets, and storage areas as well, as buyers will be interested in the available storage space.

Clean and Repair

A clean and well-maintained house creates a positive impression on potential buyers. Start by deep cleaning the entire house, including floors, windows, walls, and surfaces. Pay attention to details such as grout lines, light fixtures, and appliances. A spotless house gives the impression that it has been well-cared for, instilling confidence in buyers.

Additionally, address any necessary repairs before staging the house. Fix leaky faucets, replace burnt-out light bulbs, repair chipped paint, and ensure all doors and windows are in proper working condition. A well-maintained house signals buyers that they won't have to invest a significant amount of time and money on repairs after purchasing.

Enhance Curb Appeal

The exterior of your as-is house is the first thing potential buyers see, so it's crucial to create an appealing and well-maintained appearance. Enhancing curb appeal can make a significant difference in attracting buyers and enticing them to explore further.

Start by ensuring the front yard is tidy and well-manicured. Trim bushes, mow the lawn, and add fresh mulch to flower beds. Consider adding potted plants or flowers near the entrance for a pop of color. Repaint the front door and update the hardware if necessary. Pay attention to the condition of the roof and gutters as well.

By enhancing the curb appeal, you set a positive tone and create anticipation for what awaits inside the house.

Designing a Welcoming Atmosphere

Define the Purpose of Each Room

When staging an as-is house, it's essential to define the purpose of each room clearly. Buyers want to envision how they will utilize the space, so ensure that each room showcases its intended function.

If you have been using a bedroom as a home office or storage area, revert it back to its original purpose. Stage it with a bed, nightstands, and appropriate decor to highlight its potential as a comfortable sleeping space. Similarly, transform any underutilized areas into functional spaces that buyers can easily identify and visualize in their own lives.

Let There Be Light

Lighting plays a crucial role in creating a welcoming atmosphere. Open curtains and blinds to let natural light flood the rooms, making them appear brighter and more spacious. If necessary, add additional lighting fixtures or lamps to illuminate darker areas of the house.

Consider the time of day when scheduling showings or open houses. Showcasing the house during daylight hours allows buyers to experience the full effect of natural light. If showing the house in the evening, ensure that the lighting is warm and inviting, creating a cozy ambiance.

Choose a Neutral Color Palette

Neutral colors are widely appealing and allow potential buyers to visualize their furniture and decor in the space. Consider repainting walls in neutral shades such as whites, grays, or beiges. Neutral colors create a blank canvas that can easily be complemented with different styles and personal preferences.

Additionally, use neutral-colored furnishings and accessories to enhance the overall aesthetic. Neutral tones create a cohesive and timeless look that appeals to a broader range of buyers.

Showcasing Key Features and Spaces

Highlighting Architectural Details

Every house has unique architectural details that deserve to be showcased. Whether it's intricate moldings, exposed beams, or a beautiful fireplace, draw attention to these features during the staging process. Use lighting, furniture arrangement, and decor to emphasize the architectural elements and make them stand out.

Consider using art or mirrors strategically to highlight specific areas or draw the eye toward focal points. The goal is to create a sense of character and charm that sets your as-is house apart from others on the market.

Maximizing Space and Functionality

One of the key objectives of staging is to showcase the potential of each space. Arrange furniture in a way that maximizes the available square footage and highlights the functionality of each room. Remove any unnecessary furniture that may make the space feel cramped or cluttered.

Create clear pathways that allow potential buyers to move through the house seamlessly. This will give them a sense of the flow and layout, helping them envision how they would navigate the space in their daily lives.

Creating Inviting Outdoor Areas

If your as-is house has outdoor spaces, don't overlook their staging potential. Patios, decks, and gardens can add value and appeal to potential buyers.

Clean and arrange outdoor furniture to create inviting seating areas. Add potted plants or flowers to inject color and vibrancy. Consider staging a barbecue or outdoor dining area to showcase the possibilities for entertaining and relaxation. Highlight any unique features such as swimming pools, fire pits, or landscaped gardens.

Creating an outdoor oasis can greatly enhance the overall appeal and lifestyle potential of your as-is house.

Furniture and Decor Selection for As-Is Houses

Optimal Furniture Placement

The way furniture is arranged can significantly impact the perceived size and flow of a room. Choose furniture pieces that are appropriately scaled for the space, ensuring that they don't overwhelm or appear too small. Arrange furniture in a way that creates a natural flow and highlights the functionality of each area.

Consider the focal points of each room and position furniture to draw attention to those features. For example, if there's a stunning fireplace, arrange seating to face it. This creates a cozy and inviting gathering area.

Using Strategic Decorative Elements

Decorative elements can enhance the overall aesthetic and style of your as-is house. Select decor that complements the architecture and design of the property. Use artwork, mirrors, and decorative accents to add personality and create focal points.

When choosing decorative elements, keep in mind the target market and appeal to a broad range of potential buyers. Opt for tasteful and timeless pieces that create visual interest without overpowering the space.

Incorporating Trendy yet Timeless Pieces

While incorporating trendy decor elements can add a modern touch, it's important to strike a balance and ensure that your staging choices remain timeless. Avoid going overboard with trendy items that might quickly go out of style.

Choose a few key trendy pieces to incorporate into the staging, such as statement lighting fixtures or stylish throw pillows. However, the majority of your selections should lean towards timeless pieces that have broad appeal and won't date quickly.

The Magic of Accents and Accessories

Using Artwork and Mirrors

Artwork and mirrors are powerful accessories that can enhance the visual appeal of your as-is house. Select artwork that complements the style of the house and provides a focal point for each room. Hang art at eye level and choose pieces of appropriate scale for the wall.

Mirrors, on the other hand, can help create the illusion of more space and reflect light. Strategically place mirrors across from windows or in areas where they can reflect desirable features of the house. Mirrors can also add a touch of elegance and sophistication to your staging.

Adding Textures and Layers

Textures and layers can add depth and visual interest to your staging. Incorporate different textures through fabrics, rugs, and upholstery. Mix and match materials to create a dynamic and inviting space.

Layering can also be achieved through pillows, throws, and accessories. Play with different patterns, colors, and textures to create a visually appealing and cozy atmosphere. However, be mindful of not over-cluttering the space. Aim for a balanced and harmonious look.

Including Greenery and Plants

Bringing nature indoors can breathe life into your staging and add a sense of freshness. Include potted plants and greenery throughout the house to create a vibrant and welcoming atmosphere. Choose low-maintenance plants that require minimal care and can thrive in different lighting conditions.

Plants can be placed on tables, or shelves, or used as floor or wall accents. They not only add visual appeal but also contribute to improved air quality and a sense of tranquility.

Final Touches and Finishing Details

Attention to Details

The success of your staging lies in the attention you give to the smallest details. Pay close attention to every aspect of the house, ensuring that everything is in place and aesthetically pleasing. Straighten rugs, fluff pillows, and arrange decorative elements meticulously.

Check for any signs of wear or damage and address them promptly. Replace burnt-out light bulbs, fix loose doorknobs, and ensure that all surfaces are clean and polished. These finishing touches demonstrate your commitment to maintaining the house and leaving a positive impression on potential buyers.

Appealing Scents and Fragrances

Appealing scents can enhance the overall experience of your staged as-is house. Consider using scented candles, diffusers, or room sprays to create a pleasant aroma that greets potential buyers as they enter each room.

Choose scents that are subtle and universally pleasing, such as fresh linen or citrus. Be mindful of any potential allergies or sensitivities and avoid overpowering fragrances. The goal is to create a pleasant and inviting ambiance without overwhelming the senses.

Engaging All Five Senses

Staging is not just a visual experience; it should engage all five senses. Consider ways to engage potential buyers' sense of touch, taste, and sound.

Provide plush and comfortable seating options that invite potential buyers to sit and relax. Consider offering refreshments, such as infused water or light snacks, during open houses to create a welcoming and memorable experience. Play soft background music that matches the mood and style of the house.

Engaging all five senses adds depth and creates a lasting impression on potential buyers.

Capturing Stunning Photographs for Listings

Importance of High-Quality Images

High-quality photographs are essential for attracting potential buyers to your as-is house. The majority of buyers start their property search online, and eye-catching images can make your listing stand out from the competition.

Invest in professional photography or use a high-resolution camera to capture the best features of your staged house. Ensure that the lighting is optimal, and the angles showcase the space accurately. Highlight the unique selling points and create a visual story that entices viewers to explore further.

Best Angles and Perspectives

When capturing photographs for your listings, experiment with different angles and perspectives to showcase the best aspects of your as-is house. Focus on capturing wide shots that highlight the flow and layout of each room. Use diagonal lines to add visual interest and guide the viewer's eye through the image.

Consider aerial shots or shots taken from elevated positions if applicable. These perspectives can provide a unique view of the property and its surroundings, creating a sense of space and context.

Professional Photography Tips

If hiring a professional photographer, communicate your goals and vision for the images. Provide them with a detailed list of key features you want to highlight and any specific shots you have in mind. Collaborate with the photographer to ensure they capture the essence of your staged as-is house accurately.

Ensure that the images are edited professionally to enhance their visual appeal without distorting the reality of the space. The final photographs should be captivating, accurate representations of your staged as-is house.

Marketing and Promoting Your Staged As-Is House

Crafting an Irresistible Listing Description

A well-crafted listing description can significantly impact the interest and engagement of potential buyers. Highlight the unique features, upgrades, and benefits of your as-is house in a compelling and concise manner.

Focus on the aspects that set your property apart from others, such as the staging, architectural details, or desirable location. Use descriptive language that creates a vivid image in the reader's mind and encourages them to schedule a showing.

Utilizing Social Media Platforms

In today's digital age, social media platforms are powerful tools for marketing your staged as-is house. Share professional photographs, virtual tours, and engaging content on platforms such as Facebook, Instagram, and YouTube.

Utilize relevant hashtags and engage with potential buyers by responding to inquiries and comments promptly. Encourage your network to share the listing with their connections to expand your reach.

Hosting Memorable Open Houses

Open houses provide an opportunity for potential buyers to experience your staged as-is house firsthand. Create a memorable and inviting atmosphere by paying attention to every detail.

Consider offering refreshments, providing informative brochures or flyers, and displaying a guestbook for visitors to leave their contact information. Make yourself or a knowledgeable agent available to answer questions and provide insights about the property.

Highlight the unique features of the house during the open house and encourage visitors to explore all the rooms and spaces. By hosting a memorable open house, you can leave a positive and lasting impression on potential buyers.


  • The Art of Staging for Success

  • Unlocking the Potential of Your As-Is House

Staging an as-is house is a strategic process that requires attention to detail, creativity, and a deep understanding of buyers' preferences. By implementing the tips and strategies discussed in this blog article, you can create an inviting atmosphere that captivates potential buyers and maximizes the appeal of your as-is house.

Remember, staging goes beyond simply rearranging furniture. It's about creating an emotional connection, highlighting key features, and presenting a lifestyle that potential buyers can envision themselves in. Through proper preparation, thoughtful design choices, and effective marketing, you can successfully stage and present your as-is house to attract potential buyers and achieve a successful sale.


Q1: What is the purpose of staging an as-is house?

Ans: The purpose of staging an as-is house is to create an inviting and appealing environment that helps potential buyers envision themselves living in the space. Staging enhances the overall presentation of the house, highlighting its key features and maximizing its market appeal.

Q2: How can decluttering and depersonalizing help in the staging process?

Ans: Decluttering and depersonalizing are essential steps in the staging process. By removing personal items and excess clutter, you create a clean and neutral canvas that allows potential buyers to imagine their own belongings in the space. Decluttering also helps make the rooms appear more spacious and allows the architectural features of the house to shine.

Q3: What are some tips for enhancing curb appeal?

Ans: Enhancing curb appeal is crucial in making a positive first impression on potential buyers. Some tips for enhancing curb appeal include maintaining a well-manicured lawn, trimming bushes and trees, adding colorful flowers or plants, repainting the front door, and ensuring that the exterior of the house is clean and well-maintained.

Q4: Why is lighting important when designing a welcoming atmosphere?

Ans: Lighting plays a significant role in creating a welcoming atmosphere. Proper lighting can make a space feel warm, inviting, and well-balanced. Natural light should be maximized by opening curtains and blinds, while artificial lighting should be strategically placed to highlight key areas and create the desired ambiance.

Q5: How can I highlight architectural details in my as-is house?

Ans: To highlight architectural details in your as-is house, consider using lighting fixtures or accent lighting to draw attention to specific features. Use complementary colors or contrasting paint to emphasize architectural elements such as moldings or columns. Arranging furniture in a way that showcases these details can also help to highlight them.

Q6: What are some strategies for maximizing space and functionality?

Ans: Maximizing space and functionality is important in making a house appealing to potential buyers. Some strategies include decluttering and organizing storage areas, using multi-functional furniture, arranging furniture to create an open flow, and utilizing creative storage solutions. Mirrors can also create an illusion of more space.

Q7: How do I choose the right furniture and decor for my as-is house?

Ans: When choosing furniture and decor for your as-is house, consider the style and architecture of the property. Opt for pieces that are appropriately scaled for the space and create a cohesive look. Choose neutral colors and timeless designs that have broad appeal. Balance comfort and aesthetics to create a welcoming environment.

Q8: What accents and accessories can enhance the overall appeal?

Ans: Accents and accessories can enhance the overall appeal of your staged as-is house. Examples include artwork, decorative pillows, rugs, curtains, and plants. These elements can add pops of color, texture, and visual interest to the space. Incorporate them strategically to create focal points and enhance the overall aesthetic.

Q9: What are some final touches that make a difference in staging?

Ans: Final touches can make a significant difference in staging. Pay attention to details such as fresh flowers, scented candles, tasteful table settings, and quality linens. Ensure that all surfaces are clean and polished. Adding subtle touches of luxury, such as plush towels or a well-stocked bar cart, can leave a lasting impression.

Q10: How can I capture captivating photographs for my listing?

Ans: Capturing captivating photographs for your listing is essential for attracting potential buyers. Use high-quality equipment or hire a professional photographer to ensure clear and well-composed images. Focus on capturing wide angles that showcase the flow and layout of the rooms. Experiment with different lighting conditions and perspectives to highlight the best features of your staged as-is house.

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