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While staging isn’t always necessary, when done right, it consistently helps homes sell faster and for more money. But – you may be surprised to hear this from a team of REALTORS who have an in-house staging company – there are situations where staging isn’t always the best solution. Today, we’re breaking down exactly when you should (and shouldn’t) stage your Toronto home.
The Cold, Hard Truth About Staging
Here’s what we’ve learned from selling thousands of Toronto homes: professionally staged homes sell faster and for more money. In fact, studies show that staged homes typically sell for 1-5% more than unstaged homes. In Toronto’s real estate market, that could mean tens of thousands of more $$ in your pocket.
Pro Tip: Not all staging is created equal. There’s staging – and there’s staging done right. If you want to reap the rewards, make sure you hire the right stager.
When You ABSOLUTELY Need to Stage
Let’s start with the non-negotiables. In these listings, skipping staging is literally leaving money on the table:
Vacant Properties
An empty house is like a first date who only talks about themselves – it makes people uncomfortable and they can’t wait to leave. Empty rooms look smaller, flaws are more obvious, and buyers struggle to connect emotionally.
Before/After:
Related: Selling a Vacant Home: a Strategic Approach
Unusual Layouts
If your space requires a PhD in furniture arrangement to figure out how to live in it, you need staging. That awkward L-shaped living room? That bedroom that barely fits a queen bed? Professional stagers are pros at space planning and can make even the most challenging layouts work.
Before/After:
Properties Over $2 Million
In Toronto’s higher-end and luxury markets, expectations are higher. Period. At this price point, buyers expect a move-in-ready, picture-perfect home. We’ve seen unstaged luxury properties sit for months while their staged competitors sparked bidding wars.
Before/After:
When Staging is Usually Worth It
Older Condos Competing with New Condos
If you’re selling a resale condo in an older building that’s surrounded by shiny new condos, staging helps level the playing field. Modern furniture and on-trend decor can help your unit compete with those sexy model suites down the street.
Properties with Small Spaces
Professional staging can make a 500 sq ft condo feel more liveable and bigger than it is. The right-sized furniture and strategic placement can transform even the tiniest spaces.
The “What Is This Room?” Syndrome
Buyers will struggle to see the potential if you’re using your dining room as a home office/gym/craft room. Staging helps define spaces and their intended use.
Highest and Best Use
When you’re selling your home, it’s important to clearly identify your target buyers and ensure that your home is staged to showcase its highest and best use. If there’s a basement apartment, it should be staged that way. If your Toronto-sized backyard can be used as either a parking spot OR a garden, talk to your REALTOR to understand what’s most important (and valuable) to your target buyers.
When You Might Skip Staging
Already Magazine-Worthy
If your home looks like it belongs in House & Home magazine and you’ve already cleaned and decluttered, professional staging might not be necessary. When in doubt, get an objective opinion from your REALTOR.
Extreme Seller’s Market
In those rare market conditions where properties get multiple offers within hours (remember February 2022?), you could skip staging. But remember: staging doesn’t just impact how fast your home sells – it affects how much you sell it for. In a hot market, the question isn’t whether you’ll sell if you don’t stage – it’s how much money you’ll leave on the table.
Teardown or Major Renovation Properties
If your home is being marketed specifically to builders or renovators, save your money. When the value is in the land or location, even the most beautiful staging won’t matter. But: make sure you’re definitely in teardown territory. We’ve seen sellers miss out on end-user buyers (who typically pay more) by marketing only to builders.
The ROI Doesn’t Add Up
At certain price points, the cost of staging might not make sense. For example, if staging costs $4,000 and will only increase your sale price by $3,000, skip it. Instead, focus on thorough cleaning, decluttering, and minor repairs.
Note: Many REALTORS (including us at the BREL team) pay for professional staging. We believe so strongly in how staging affects time a sale that we stage properties at all price points.
Investment Properties:
Vacant Rental Properties
Buyers see an empty rental property and automatically think: These sellers are desperate. Professional staging can help avoid lowball offers and position the property for end users, who often pay more.
Currently Tenanted Properties
You can’t force your tenant to let you stage their home while you’re trying to sell it. Depending on your relationship with the tenant, you may be able to convince them to let you (or your REALTOR) have it professionally cleaned. Some nice tenants offer to declutter their space, but don’t count on it.
If your tenant’s space is a disaster, you can always wait until they move out to stage and sell. But remember: in Ontario, you can’t evict a tenant because you’re selling.
Related: Selling a Tenanted Property
DIY Staging vs. Professional Staging vs. Virtual Staging
Let’s be honest: unless you’re secretly an interior designer, DIY staging usually looks like… DIY staging. However, if professional staging isn’t in the budget (or paid by your real estate agent), here are some non-negotiables:
- Deep clean everything (and we mean everything)
- Declutter like Marie Kondo is watching
- Depersonalize (sorry, your family photos aren’t selling features)
- Fix obvious repairs
- Paint if needed
Virtual staging apps have become significantly better in the last few years. Done right, virtual staging helps a property look better in photos. But be forewarned: it can also lead to disappointment at the moment of truth: the in-person showing.
Related: The 30-Day Guide to Preparing Your Home for Sale
How Market Conditions Affect Staging Decisions
In a Hot Seller’s Market:
- Basic decluttering and cleaning might be enough to get an offer
- Focus on key areas (living room, primary bedroom, kitchen)
- Virtual staging could be a cost-effective alternative
- While you might successfully sell your home because of the market conditions, you might not be maximizing the price
In a Balanced/Buyer’s Market:
- Full staging often provides the competitive edge needed
- Investment in staging becomes more crucial
- Attention to every detail matters
- In a balanced or buyer’s market, staging might be the difference between selling and not selling.
The BREL Bottom Line
Staging is about more than making your house look pretty for photos – it’s an important piece of a complete marketing strategy. Remember: the way you market your property determines who buys it AND how much they pay. Staging helps buyers emotionally connect with your home and makes it easier for them to picture living there. Buyers who fall in love pay more.
Need help deciding if staging is right for your home? Get in touch – we’ll give you our honest opinion, even if it means telling you to skip it.
Pro Tip: Hire a REALTOR who provides high-quality, professional staging and pays for it. Read about the BREL team’s services for sellers.
Related: Staging FAQ
