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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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“I’ve noticed that some houses in the neighborhood are selling right away for over asking, while other houses that seem just as nice are sitting. Why is this happening?”

During the pandemic, the buyer demand was so high that a seller could practically just post a sign in their yard and receive multiple offers, regardless of how the home was presented or priced. Most buyers wanted to get into a home so badly, that they were willing to overlook common flaws or compromises. While the demand for our Greater Los Angeles communities is still high today, buyers have gotten over their fear of missing out and are now willing to be patient and wait for the right house. Once they find it, they may offer quickly and bid high, but they aren’t going to move with any kind of urgency unless they are worried about losing the opportunity to another buyer. This makes strategic pricing especially important, as sellers need to understand specific features that can affect the overall value of a property when determining their list price. 

In highly desirable neighborhoods like La Canada Flintridge, as the list price of a home goes up, features that wouldn’t matter for first time homeowners become that much more important. Take for example the size and configuration of the yard. If your home is 3,000 sq ft or larger, it is likely that your buyer may be trading up from their starter home. They are moving specifically because they lack something in their current home, and that applies as much to the outdoor living areas as the indoor.  Something as simple as the yard being larger on the side than in the back can affect the home’s value. How private is the lot? Buyers often want a pool, but they don’t want to sacrifice all their outdoor yard space to accommodate one. How deep is the setback of the house on the lot? Most buyers want a large backyard, but they don’t want their front door right at the street in order to achieve that. The location of the access to the yard from the house is also important, as many buyers envision themselves moving to the main outdoor space directly from their family room or kitchen.  The ideal lot gives a buyer privacy from their neighbors and the street, low maintenance but mature landscaping in all areas (without sacrificing trees and greenery), and multiple defined outdoor areas for different uses. Homes may feature areas for a pool or water element, an outdoor kitchen and dining area, a firepit, and a flat grassy or landscaped portion for pets and children. Houses that are missing a key element of a typical buyers’ wish list will likely take a bit longer to sell. In this market, every aspect of the property matters, so make sure you carefully discuss the best pricing strategy for your home with your Realtor before listing. 

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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“My agent is recommending I have inspections done before I put my house on the market. Am I required to do this?”

The short answer to this question is no – you are not required to have any inspections completed prior to listing your home for sale. As a seller, you’ll have to disclose any information you are currently aware of that may affect the material value of the property, but it is not your responsibility to actively investigate and identify additional defects that may exist.  If you already possess written inspection reports or estimates, you’ll have to pass those along to your buyer. The same is true for any information that has verbally been shared with you by inspectors or vendors and any existing defects at the property that you are aware of but have not yet investigated. 

There are several reasons why Realtors might advise sellers to have inspections completed prior to going on the market. Knowing the current condition of your home can help you to better price the house for an “as-is” sale, and may reduce the chance of surprise inspection items blowing up your transaction during escrow. Some sellers are happy to have the opportunity to fix repair issues in advance to minimize buyer nerves during the inspection process. In extremely competitive situations, providing inspection reports up front can help to streamline the process and may encourage buyers to waive the inspection contingency in their offers. 

Despite these benefits, there can also be downsides to providing inspection reports to buyers ahead of receiving offers.  Inspection reports are often 50 – 100 pages and can be very daunting for buyers to read, especially if they are new to the process. Looking at a pre-existing report is a very different experience than talking with an inspector in person at the property. Inspectors are obliged to note in their reports any defects they find, regardless of how inexpensive the items may be to fix, and they typically do not include repair estimates. Buyers get a much better understanding of repairs when they can speak directly with the inspector to clarify what is considered a safety hazard, what is a typical maintenance item, and what is an “optional upgrade”. I work with buyers often and have had many situations where clients who would have otherwise submitted an offer decided against doing so because they were scared off by an existing inspection report. Overall, the decision to complete inspections up front should really be driven by your specific selling scenario and your goals for the sale. 

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