Staging transforms empty spaces into assets with increased appeal for buyers, but it can also enhance furnished or semi-furnished properties, including spaces that are being used by owners. This portfolio shows examples of before and after for each of these types of properties. Additionally, the staging of some condominium models are also shown.

Scroll down for examples of staging owner-occupied properties and condos.

Staging Empty Homes

My strategy for staging empty homes is to work with the owner and the realtor to understand the demographics of the potential buyers and to then incorporate a theme which both compliments the architecture of the home and would probably appeal to that population of buyers.

Example: In the Courtyard @ The Reserve, Lakeway

Services Provided: Staging with Furniture and Accessories Rental.

This newer home is perched on a ridge in Lakeway and needed an interior that was as distinctive as the breath taking views off the deck. The work by a previous stager had not accomplished that goal and no offers had been made.

The large living area was left just largely empty - no focus in all this space.

Below, the space is turned into two areas with the one shown below - intimate, focused on fireplace and outstanding view out the windows.

Work of previous stager had not made the kitchen dining nook inviting. Below, the space glows.

The masterbath was transformed from the previous treatment into a colorful space.

Bland became distinctive (below)

Example: 1964 Home off Anderson Lane, Austin

Services Provided: Cleaning for Staging; Staging with Furniture and Accessories Rental.

This older Austin home is in a desirable neighborhood in central Austin. Staging of the interior and exterior was accomplished working with Divine Staging & Decor by Carol.

Entering through the front door, you are greeted by hallway to family room, dining area & kitchen, the stairway to the bedrooms and the living room to the right.

Family Room and Dining Area

Galley Kitchen with Half Bath off Dining Area

Gracious upstairs Master

Even the hottub got staging treatment

Example: Home for Young Family or First Time Buyers

This Round Rock home has a yard with mature trees and lots of backyard space. This would be very appealing to families with young children. The theme became bringing nature into the house with earthy tones and vibrant greens.

Services Provided: Cleaning for staging, Staging with furniture and accessories rental.

Services provided by Staging Designs for Now included a Property Consultation Report, heavy-duty cleaning following the homeowners' move, powerwashing of the garage, driveway and sidewalks, and staging with furniture and accessory rental. Terry was joined by Carol Schoeneck of Divine Decor by Carol to accomplish this staging in one day. The house went on the market at the end of the staging day.

The homeowner removed the swimming pool, grill and tree limbs. He powerwashed the deck and put fresh topsoil down where the pool had killed the grass. This really opened up the backyard for its potential to be truely seen.

Inside at my urging, accent walls were neutralized and nature's colors were displayed through furnishings supplied by Staging Designs for Now.

We created a cozy sitting area around the fireplace leaving a large walk area behind the couch. Repeating colors carries the eye around the room.

Rich & relaxing in color and form this became an inviting and spacious space.

Example: Home for Young Professionals

This home is located in the Wells Branch area of North Austin. It backs to a quiet and lovely park greenbelt. It has mature trees, a large deck and good bones. It had been a rental unit and required new paint and carpet throughout, and some cosmetic maintenance work prior to being listed.

Services Provided: Limited cleaning, staging with furniture and accessories rental.

For this property, I chose a theme of Urban Hip with an Asian influence.

Even the private patio off the kitchen and master bath got the staging treatment.

This house went on the market the night before staging started because the Realtors were going on vacation - not an ideal setup for staging. However primary staging areas were established on the initial day of staging. Staging took 2.5 days. Within 24-hours of completing, competing bids were received and the price at closing 29 days later was $5,000 over the asking price.

Example: Expansive Home for Relocating Homeowners

This home, located just outside of Lake Austin Estates, was listed in the MLS prior to being staged. No offers were forthcoming. The agent sought staging to bring interest and perspective into the spaces. Partial staging of the home was done to minimize the cost while maximizing the impact.

Services provided: Partial Staging with furniture and accessory rentals. Terry worked with Carol Schoeneck of Divine Staging & Decor by Carol to stage this home in a single day.

Entry Before Entry Staged

Living Room Before Living Room Staged

Dining Room Before Dining Room Staged

Kitchen Before Kitchen Staged

Half Bath Before Half Bath Staged

Family Room Before Family Room Staged

Staging Occupied Homes

Example: Ovalla Drive - SW Austin Home MLS 3320070

Services provided: Property Consultation Analysis, Cleaning, Furniture and Accessory Rental, Staging

Results: Home staged 5/14/09, signed contract for 99% of listing price on 5/22/09!

This was home with only two rooms furnished and a 3rd partially furnished. We were able to incorporate some the furnishings and accessories with our staging design and were able to accommodate the client's budget.

As you entered through the front door, a red accent wall greeted you in what should have been the formal dining room. Re-painting it to match the other walls allowed us to return it to a formal space

Art work was clients from living room; we rotated it 90 degrees for use in this space. Bistro table and stools were moved to eat-in area off the kitchen.

Popcorn machine was packed up to storage.

Large living room had an oversized, 3 piece sofa and were blocking the view of the forested greenbelt through the windows. We eliminated the corner piece of the sofa and rotated the seating area to open up the views through the windows. Secondly, the TV was in the traffic path to the master bedroom. We moved it to the opposite wall and the large artwork was moved to the opposite wall.

The master bedroom had a purple accent wall which made the room look long and narrow. The bedding also lacked color and drama.

De-cluttering and simple enhancements completed this master bedroom.

The kitchen area was de-cluttered and cleaned.

The eat-in area was converted from being eat-in for the dog to a dining area for adults! The 2 small pictures had originally been above the kitchen cabinets.

Baths are, of course, critical in landing a sale. The understated and disjointed look of the master became cohesive and elegant in the staged look.

The shared bath took on a sophisticated look.

Now it's time to tackle the three empty rooms. Two of the rooms were clearly bedrooms but there was a connecting room - what could it be? Could be an office? But if the other rooms are occupied, there's no peace and quiet for it to be an office. So, an adult game room it became.

The front room became an inviting guest room.

The last room became an office using the owner's Texas art work, furniture and plant.

Of course, we didn't forget those outdoor rooms. We edited down the entry potted plants and moved some to the back deck to add color.

Example: SW Austin Home MLS 3350151 - sold for 96% list

This home needed to overcome empty rooms, wallpaper and general lack of
cohesion and drama.

Services Provided: Property Consulation Report including wall color selections, staging of every room using both our furniture & accessories and those of the homeowner; reduction of clutter, re-purposing of rooms, and re-arrangement of furniture in nearly every room.

Empty formal living room space off entry foyer becomes alive.

Dining room gives impact and purpose opposite the living room with set moved from eat-in area, table moved from family room to serve as buffet, and added artwork.

The family room undergoes a reduction in furniture to open up the space, then the addition of more transparent furniture, accessories, and artwork complete the transformation.

The wallpaper in the eat-in area is primed and painted with a warm color, new furniture and a vibrant abstract really pump up this space.

Kitchen was decluttered to show off the counters and appliances.

Master Bedroom is transformed into the elegant retreat it should be.

The smallest bedroom becomes re-purposed as a music room.

The former music room becomes a young girl's dream pad.

A boy's bedroom is enhanced with an upholstered chair from the family room and accessories.

And we didn't ignore the backyard patio.

Example: Dripping Springs Home with Water Feature.

This home needed color, furniture rearrangement, and additional accessories and furniture to show off the features and spaces of this house.

Couch was angled away from focal point initially. This made the back of the left side of this large piece of furniture face the front door - a short leather wall therefore greets guests.

Swinging the sofa around established an appropriate focal point and opened up the room from the front entry of the home.

Master bedroom entry presented a hard surface. The room lacked color and had nothing to pull you into the space.

We softened the hard surface and added color to invite the visitor into the space.

Rearranging the bed, replacing the bedspread, adding color, and changing out the bedside table came next to complete the room. The oak pieces were moved to another bedroom.

The masterbath has the desirable amenities yet the strong contrast between the walls and features was harsh. Adding color in form of linens, plants and pictures made the spaces stand out.

The above became:

Two other rooms needed enhancements for showcase them.

First, the office - spaciousness was lost as little of the room was used.

became

The mother-in-law's bedroom was modified while honoring her heritage.

now is

The Sunroom also got the staging treatment. The large sunny space needed more to show off its potential.

The sofa was non-negotiable so it stayed. We added a second seating area and some foliage for color.

The water feature was wonderful but there was no seating and no color.

The owners had the pots and plants. We added the furniture for the seating area. Come on in - the water is wonderful!

Example: Alta Vista Home of young professional.

This home had contemporary art work and a knockout view over a gorge. A previous stager attempted to augment the owner's furnishings but the result lacked the punch this house demanded. A new realtor took over this house and brought us in to take the interior in a different direction.

Above, previous designer's work We made mantle the interior focal point

Previously, no punch in living room                 This room now sizzles
                   at all

OOOps - huge mirror - no color Now a striking color combo

No color - no focal point before                 Now, a restful retreat & striking
                                                                                 master bath

Even the stairwell area is transformed to show potential and accent the
alcove up the staircase.

Example: Steiner Ranch home.

This home was occupied by a single male. It was devoid of color focal points outside of the large-screen TV. It needed help to generate appeal with buyers.

This was the 1st room as you Oh - it's the dining room!
entered the home - what is it?

Architectural features were ignored      Now they are truely featured
               above and below

Bland and dated became -> Contemporary and interesting

An undersized mantle is minimized by taking the eye to color.

The master bedroom is transformed into a desirable sanctuary.

The master bath failed to meet it's potential -> now it has appeal.

   The home office was functional            Now it reminds the buyers of the
                                                                    golf links in the neighborhood.

The shared bath matured into a tasteful room.

Example: West Austin home of young family.

Here are some pictures of before and after staging of an occupied home using only the homeowners' belongings.

Family Room Before Family Room Staged

Living Room Before Living Room Staged

Living Room Before

Living Room Staged

The sellers only needed to patch holes and paint walls. This house was listed in the MLS on a Friday afternoon and in 48 hours they had a contract offering them more than their asking price. This was due to the high volume of interested buyers for this appealing property over the first weekend it was on the market.