“All The World’s A Stage” and as a realtor, you must play your part to attract a paying audience. You and your seller play the role of set designers providing the props, incorporating colour, strategically placing items, and setting the tone. All the men and women playing the part of the audience willingly participating in the performance hoping to fall in love (with the property). With all their exits and entrances how do you capture the audience’s attention? Whether the property is occupied or vacant both physical staging and virtual staging can help you get a standing ovation.

What are the best ways to stage a home?


Have your seller prepare the property by assessing the number of items within the home. Remove unnecessary furniture, personal belongings, and collectibles to give each space a sense of roominess. Real estate photographers get better photos for virtual tours when a property is void of excess clutter. Keep the audience focused on the important features of the home like square footage calculations and individual room dimensions. Reset the stage with neutral furnishings and wall treatments avoiding extreme hues such as fluorescent oranges or electric blue.


Like any great performance, the lighting is important. Whether your buyer is viewing the property’s 360° tours or physically checking out their prospective new home, help them narrow in on the features of each room by opening window coverings and turning on all the lights. Natural lighting helps increase your buyer’s focus giving them the ability to really examine each zone. Increasing the overall brightness makes the home look and feel more spacious. Lighting is one of the best ways to make your virtual tours pop!

What’s That Smell?

Staging a home is not just about setting up furniture and flicking on a few light switches. In addition to the visual aspects of presenting each scene, you need to consider the audience’s sense of smell. Great floor plans and accurate square footage dimensions show the buyer how the property flows but if they smell a rat, or perhaps the seller’s dog, it can cause a loss of focus on the entire performance. Not everyone is pet friendly. Eliminate lingering odors by removing pet products including kennels, beds, food dishes, and their favourite chew toys! People associate smell with feelings so if you want that home sweet home smell, opt for the freshly baked cookies.

Virtual Staging

Does a vacant home leave your buyer feeling a little empty? They long to know how the property would look with a few tables and seating options but are having a hard time picturing it fully furnished. Satisfy their craving by using some property tech advancements like virtual staging. So here’s the thing, virtual staging is like the special effects used in your favourite cinematic performance. It increases the audience’s overall visual experience and emotional reaction. Help the buyer make a love connection to a particular home by offering virtual tours enhanced by virtual staging. Seeing the big picture has never been easier.


Put the seller’s property centre stage by carefully pacing items in the home in groups of 3 or 5. Interior design techniques follow a rule of 3 to give an esthetically pleasing look to a room. Arrange decorative items like throw pillows and tabletop accents in odd number groupings. Shapes and sizes can vary but maintain a consistent colour scheme throughout. Remember it’s all about perspective especially when implementing 3D tours. Make sure furniture and accents complement the room’s square footage. Avoid oversized couches and chairs that can make the space appear smaller. Which rooms are most commonly staged during the real estate marketing plan? According to The National Association of Realtors, the living room is number one followed closely by the kitchen, master bedroom, and dining room.

Once the stage is set you are well on your way to improving your real estate marketing performance. Take the lead role by directing how the subject is presented so you’ll be sure to sell out before the final curtain call.