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Why would a seller pay for staging when they can just virtually stage instead?

I completely understand why virtual staging feels like a no-brainer at first glance, especially if your home is empty and already clean. AI has advanced to the point where almost anyone can enhance photos of an empty room to make it more appealing to buyers, often at little to no cost. That said, it’s important to remember that staging is meant to deliver two distinct benefits to sellers. The first is marketing: eye-catching photos that are compelling enough to motivate buyers to schedule a showing—something that’s becoming increasingly difficult. The second is experiential: creating a showing environment that feels welcoming, polished, and design-forward so buyers can easily imagine themselves living there.

Virtual staging can absolutely deliver strong photos. We’re long past the days of awkward, obviously fake images, and today’s tools can create staging that complements nearly any home style. However, the ideal showing is one where buyers walk in and say, “This looks even better in person than it did online.” When buyers view virtually staged photos and then arrive at an empty house, many feel misled or that their time has been wasted—and those negative feelings often become associated with the home itself. The reality is that a clean, furnished home will almost always show better than an empty one, and most buyers actually feel that furniture helps rooms appear larger and more functional.

Finally, when choosing between virtual and physical staging, sellers should be aware that as of January 1st, any Realtor who uses virtually staged or digitally altered photos in an MLS listing is required to also include an original, unedited image. So while virtual staging can still inspire buyers and help them visualize future potential, it can no longer be used to entice buyers to visit the home without clearly showing its current condition upfront.

Kari Carson

DRE #01903828

(818) 424-5537

kari@karicarson.com

Neighborhoods Served: La Canada Flintridge, La Crescenta, Montrose, Glendale, Pasadena, Eagle Rock, Highland Park, Greater LA area

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“Can I write my offer with you (the listing agent) instead of my own agent? I don’t want to have to pay my buyer’s agent or sign some type of contract with them.”

A buyer asked me this question recently and it highlighted the confusion that still remains regarding exactly how real estate agents are paid. The first thing to note is that if you have an agent represent you in the purchase of a home, that agent will need to be paid somehow for the service they are providing. The payment for that service will be specifically outlined in your Buyer Broker agreement, which is a contract that you will enter into with the agent representing you, prior to submitting an offer. If you choose to have the listing agent represent you, you will still be required to enter into a Buyer Broker agreement with that agent prior to submitting your offer. Writing an offer directly with the listing agent does not negate that step – if a listing agent is representing both buyer and seller, they are due a commission for both sides. 

The Buyer Broker agreement will specify whether your agent is representing you for one specific property, or if you are exclusively working with that agent for any and all purchases. If you have signed an exclusive agreement with an agent, that Realtor may be due a commission even if you buy another property with that listing agent. So make sure that you understand the terms of your agreement – how long does the agreement last, what properties are included, and how much commission will the agent receive in exchange for representing you. If you choose to write a single offer directly with a listing agent, make sure that your Buyer Broker agreement with that agent is for that specific property only. 

Secondly, understand that as a buyer you will always know in advance, prior to finalizing a contractual acceptance, whether or not you will be required to pay an agent out of your own pocket. Most buyers will request, as a condition of their offer, that the seller cover the cost of the obligation set forth in their buyer broker agreement to pay their agent. If the seller does not agree to this term, they would have to counter you back to specifically remove that request, and you would still have to sign that you accept that change. At that point, you have the ability to either agree to cover your agent’s commission yourself, or to walk away from the purchase. You will always be aware of this prior to an acceptance being finalized, so under no circumstance will you find out after entering into a contract that you have to bring in additional money to pay your agent. 

Kari Carson

DRE #01903828

(818) 424-5537

kari@karicarson.com

Neighborhoods Served: La Canada Flintridge, La Crescenta, Montrose, Glendale, Pasadena, Eagle Rock, Highland Park, Greater LA area

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“I’m ready to buy, but I can’t find the right house and don’t want to settle for a house I don’t love. Should I just wait?”

This is a common buyer frustration as we continue to struggle with low inventory in the area, and unfortunately the solution to the problem is not an easy fix. No one wants to compromise on finding their ‘dream” home, but by taking the time to really think through your home goals, separate your needs from your wants, and evaluate your long-term budget, you can mitigate a lot of the stress of your home search so that the process becomes exciting and fun again. 

When inventory went down in late 2022, many buyers who found their options had become limited decided to take a break and either save money to increase their budget or wait until more homes became available and interest rates go down. Many of those buyers are still waiting – inventory hasn’t picked up significantly, and because home prices continue to rise, the benefit of any extra money they saved is often negated.  It doesn’t appear that interest rates are going drop enough in the near future to incentivize waiting when you consider the continued market appreciation, so the reality is the best time to purchase is now. 

That being said, in order to buy now, you need to clearly understand what you can afford and separate that from your “dream home” ideal.  We’ve been trained to compare everything we see with designed Instagram homes that don’t reflect how the public really lives – so it can be disappointing to walk into a listing and not see the picture you had in your head. I like to remind buyers that houses are not soulmates – there are many homes out there that will work wonderfully for you, and none of them will be perfect. The homes you currently have to choose from may seem like compromises, but they are actually the best possible options available to you at this stage in your life. Remember that most buyers have to buy and sell multiple times in order to step up to their forever home. 

Lastly, if you don’t look, you won’t find your home! It’s not uncommon for buyers to skip looking at a potential home because it happens to be the only house on the market that weekend and it doesn’t seem worth it take time out to just see one house. Everyone wants the process to be like an episode of HGTV where you have ten options that are all amazing and you spend hours discussing which one is best. However, house hunting is a process, and you need to make sure that you commit to seeing everything out there so that you have the best possible market knowledge available to you when making a decision. While you may ultimately decide that it is worth it to increase your budget to get a home with fewer compromises, you may also be surprised to find that you learn to see the potential in the homes available and end up with a house you love. 

Kari Carson

DRE #01903828

(818) 424-5537

kari@karicarson.com

Neighborhoods Served: La Canada Flintridge, La Crescenta, Montrose, Glendale, Pasadena, Eagle Rock, Highland Park, Greater LA area