Home Staging Virtual Staging

Steps to stage a house with virtual staging as a homeowner?

As up-to-date, the internet is overwhelmed with old and repeated hints on staging homes for sale and lots of descriptions of what is home staging and how it works. I searched a lot, and I couldn’t find a guide on How to stage a house with virtual staging.

When a homeowner decides to sell a house or apartment, the chance this person to search for tips or tricks on the internet for home staging or virtual staging is high.

So let’s answer the question I asked: Steps to stage a house with virtual staging as a homeowner?

Virtual staging or digital staging is very similar to a physical home staging with two main differences.

First. It is done entirely digitally (on a computer).

Second. It’s good cheap in comparison to the physical home staging.

Homeowners can virtually stage their property for sale either by hiring a virtual staging expert to perform this or through the use of a virtual staging software (the DIY method). It takes a lot of skills including spacial understanding or a least an excellent taste and experience on interior design and decoration.

There are a few other positive sides, which I will list below in this reading. Keep reading to discover…

  • How a homeowner can benefit by using virtual staging
  • How complicated virtual staging is 
  • How good are Do It Yourself virtual staging software
  • How to make the best choice for virtual staging
  • How to protect yourself from “the best virtual staging companies.”
  • And many more.

Are virtual staggers, a real staggers?

Almost any staging designer or person can call themselves a virtual home stager, and even a high percentage of homeowners can virtually stage their property for sale.

Yes, got it right! Almost any staging designer can become a virtual home stagger, and even someone who has got a proper eye for design and sense for space can become one. However, the reason not all homeowners are doing their virtual staging is simple; it’s not their job to learn new software and deal with one time tasks.

Like every other business, some companies are doing only virtual staging, and some active home staggers offer different tiers of services where virtual staging is one of them. Although not all home staggers believe in the digital adaptation of a property as it’s new service that sometimes may be perceived as deceiving if not done right.

In this video, a home stagger goes on facebook live to prove that virtual staging is not as good as physical home staging:


At the first part, the virtual staging images are not with the best quality (which the stagger makes a point that she is showing the top of top quality). A single company can’t be a prove for a whole industry standard.

The reality is none of the staging options will satisfy all of the buyers nor the sellers if no appropriate steps are taken because none of the furniture is staying with the home after the purchase.

More on this, you can read here, I explain why Virtual Staging is an excellent strategy when done right. How and When to use Virtual Staging [homeowners guide]

How can a homeowner benefit from using virtual staging?

Benefits of using this innovative strategy are a lot, but they do come with some specifics.

One of the ways is by hiring a virtual staging expert or company to perform this or through the method of DIY with the use of a virtual staging software. 

This is the time where I have to mention that both techniques can drive very different results.

Virtual Staging Software

After nearly 4 hours of research online, I found a handful company with their software solutions.


The cheapest option comes at 15$ per photo, where the answer is drag and drops limited 3D models to your photos.

Trough the DIY virtual staging method, great results will be hard to be achieved however with a right eye, sense of space and idea behind how the stuff works, homeowners can do themselves, decent images for a little cost.

Most of the websites have a HELP and FAQ page where is explained, how you should be working with the software and how to make the photos to import into the software.

If you decided to go along this route, here is a video that (Do-it-yourself Virtual Staging Software) is proving what can be achieved in a no-time.

My advice on this would be to take the time and check how much you value your property. A quick and almost no investment marketing might not bring the highest results.

Virtual Staging Companies

You should expect favourable results and plenty of benefits when hiring a staging company. Of course, that comes with some caveats that should be taken into account.

Not all virtual staging companies provide quality and valuable work.Because of how the 3D software industry works, 3D photoreal results that some systems are capable of allows companies to work on that field without genuine designers or staggers behind. In this case, they shouldn’t call themselves virtual staggers but visualizers.

There are plenty of tutorials on youtube: how to virtually stage a room

and almost anyone with free time will be able to learn the software on how to manipulate images and 3D models within an image. This won’t make that person a better designer or stagger.

Hiring such a company or person might not be the best value for your money despite the photos looking awesome when staged.

You have come so far into How to stage a house with virtual staging as a homeowner, and I assume you have real intention to stage your property, and you want to learn more.

Selling real estate these days, in most countries, it’s not the same anymore as it was ten years ago. Having a wooden sign “for sale by owner” apparently won’t be quite a complete strategy. I won’t be going through the whole strategy. In this read, I will cover the virtual staging part.

What to look for when hiring a virtual staging company?

Prepare yourself with a selling strategy

Before approaching a company for staging being (physical or virtual), make sure you have a plan. Having the idea to sell your property for a high price is not a plan, but a dream, which may not become a reality, if not some steps are taken in advance.


Step 1 – Be smart

Go online and find real estate platforms for selling and buying a property.


Step 2 – Go deep

Look for your postcode or area, gather some information on how many, what types and condition are the properties selling at the moment.


Step 3 – Compare

Download some of the property listings which are most similar to yours.


Step 4 – Act immediately

Contact a surveyor or property expert to evaluate your property.

After these four steps, probably you should have already a price figure for your property. It’s crucial, to be honest in your judgment, no matter how much you want to sell for top dollar.

In a slow or bustling real-estate market, homeowners should take extra steps to make a good sale. Buyers can tell when sellers are taking one step beyond to make a good impression. This creates an instant connection between sellers and buyers. Home staging became a successful 20 years ago as a way to increase a home’s selling price and decrease selling time. That idea hasn’t been changed 20 years later.

Contact a virtual staging company or expert (8 steps)

This stage of your journey should start with a little research again. Do not go to the first found website on the internet. Take the time and pick a few digital staggers.

Step 1. Send them an e-mail and ask for their know-how and workflow. By the answer, you should be able to sift two.

It is essential to not fall just for a few photo-real photos because they alone can’t do the job.

Step 2. Arrange a phone call with both companies.During the phone conversation, explain your idea and what are your discoveries, this will help them to provide you with the best answer (costs, time and strategy*).

Step 3. As they do they have highly trained interior designers or staggers

  • *Some companies provide more than just photo editing services. Especially if your property falls into the category above average to luxury.

Step 4. Ask for quotes If one of the companies provide better value for the price, your choice should be clear.

Step 5. Send them the photos.Yes, you have to provide them with photos for the staging, probably this part you could outsource to a photographer too, but if you are tight on a budget, you can do it yourself.

There are specific guidelines that have to be followed when taking photos.

  • Exposure – taking five exposures for each photo from – 2 to 0 and up to +2
  • Most of the cameras should be able to do that.
  • Angles – slightly off the corner of a room – 1/3 of a wall. Getting as much of empty floor space as possible and one or two walls without doors or openings (if possible).
  • Floors and Ceilings – Ideally we should see at least two times as much floor as the ceiling at least 50/50
  • Doors – Open doors to near 180 deg. (the viewer has to be able to see what is behind the door)
  • Tripod in use (if possible)
  • All photos in horizontal landscape mode (tiff format or raw)
  • Lots of photos – It’s easier to cancel the ones we don’t need that going back to the property to redo some shots.
  • Using a wide lens but not a fish-eye lens.
  • All photos provided without any post-production (straight from the camera)

Step 6. How many photos are you looking to edit?

Of course, it’s good to have staged as many as possible photos (more profit for the virtual staging company), but this is not always the case. Some properties do not need 20 images staged. This is where your property research and strategy should be getting in place.

Knowing the right amount of staging photos, description of the listing, location, potential buyers etc. are essential pieces of information which you should take care yourself or by outsourcing it to a company or expert.

Step 7. Is there a floor plan for the house?

This is one of the questions you will receive or be asked from any staging company. There are multiple online floorplan options, like for example:

virtual staging floorplan

Room Sketcher where you can draw your floor-plan, save it and send it. This will be useful not only to the virtual staging company but to your buyers as well.

Again if you are tight on budget or don’t have the time to mess around, you could get a few measurements by hand on a sheet of paper and send those to the company.Furthermore, if you did not want to bother with measurements, drawing and other stuff, you could completely pass that step with the measures. The information built-in into the photos should be enough for the staging company to extract close to real dimensions for their work.

Step 8. What design style has to be implemented?

Most of the virtual staging companies should be ready with an idea of what design style will work best for your images. Additionally, if you have chosen a design style, you could provide them with it, and it’s their work to provide with an expert opinion if this will work or will be against your sale.

Virtual home staging for homeowners – the strategy

The virtual home staging for homeowners is NOT only adapting furniture and decors digitally. It could cost you a lot of the price of your property if simple tasks are not performed in the real world.

  • cleaning and the removal of necessary personal items
  • backyard de-cluttering
  • repainting/re-plastering if walls with more than minor wear and tear are
  • in some cases, even doors or other fixtures might be changed

You will find most of the 3D staging companies saying that you don’t need to do anything in the real world. I have to break up that marketing nonsense. This is one of the reasons I mentioned above, virtual staging for homeowners is an entire strategy, not solely digitally edited photos of a real estate.

More on virtual home staging strategy here.

So far, if you like this read, please share it with your friends, it will help us to produce more quality content.

Now you know, the virtual home staging can involve some financial investment apart from the costs of the images. Despite that costs with virtual staging companies will be way more low in comparison to hiring a home staging company to stage your property with real furniture.

Best Virtual Home staging advice

If you are willing to give everything for your property to sell for a better price, you should consider doing both staging options; virtual and physical staging at the same time.With the physical staging, you will have a presence at your property, and you won’t have to back your strategy and put more work into as if using only virtual staging. With the virtual staging, you will show to prospective buyers different types of layouts or furniture arrangement where they can have in future if they negotiate a contract with you.This is by far the best of both worlds that will sell your property 100% for less time and top price.

Key points on Steps to stage a house with virtual staging as a homeowner?

  • Know your limits and work out your strategy
  • Get an expert opinion (surveyor or property expert)
  • Give your self a real time frame and spend some time researching the local market
  • Virtual Staging can cost you quite a lot of the property price if done by not expert
  • Work out a budget for your property marketing
  • Make a research and see which suits you best : DIY virtual staging or virtual staging done by experts
  • Prior contacting a company, get done all photos of the property
  • Prior contacting a company, be ready with your floor-plan (recommended)
  • Be positive and prepare yourself for a small investment
  • When selling a property as a home-owner via virtual staging / home staging always ask for an advice

Have more questions about Virtual staging?

I am happy to provide you with free guidance and advice?

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Home Staging

Why home staging a property save your sale [in the UK]?

You are going to learn why home staging a property may save your sale.

Why staging the property worth when is not selling?

Property seller

Why investing in a property additionally when is not selling?

Home seller

These are just two of the many questions I get on a regular basis from homeowners and often estate agents.

While the traditional real estate marketing models are stable and working in a steady market, the same cannot be said for the turbulent times.

Home staging is one of many property marketing levers that are hardly used when the property is not selling, and this is one of the many mistakes, made by the homeowners – sellers.

The value of home staging (also known as property styling) is underestimated in the UK, estate agents never use all property marketing tools from the beginning of the property listing, while in the USA the interest for FULL utilization it is growing ever since 1972.

If you don’t know what Home staging means, check this article.

My study shows that home staging comes to help at the homeowners at the cost of £150 for a consultation of 1 hours and up to 1 to 2,5 percents of the selling price for full property styling with all nuances and services included.

In return of home staging (alone as a service) they get between 7 to 14 percent on average, and time-wise their listing stays on the market for 37 percent less time. It is AMAZING!

Home staging services and the level of advice given depends on the stagger you are hiring and the agreement you have with them. Not all home staggers offer the same function, notwithstanding that it is looking that they provide comparable options.

What is the effect of the home staging to the seller?

The effect that home staging has is to bring positives not only for the seller but for the buyer as well.

What does it have in it for the home-seller?

If done well the styling can bring significant impact on the value and time of the asset spent on the market for sale.

What does it have for the home-buyer?

It gives the buyer a new perspective and realistic picture over the situation.
Knowing in advance a good and reliable strategy for your new home, is a fantastic start since the moment of the purchase, even before you put down a single penny.
This is clear sign for every buyer, for good and reliable home-seller.
The staging can be continued as a design project where your buyer can have a specific adaptation implemented but in a comfortable way.

I disagree of course with the many shady practices that are hovering around the web and in our daily lives, where many advise and do, to mask out the most problems during the viewings.

Fact. I have been stung and deceived a few times by realtors when I was renting different properties in different countries.

A home-sale strategy has top importance

Why we should carefully choose our selling strategy as a home seller?

History and statistics

There will be some comparison and critics of mine. Do not expect deep analytics; I will barely scratch the surface so you can enjoy the reading.

If you don’t want to read all that fluff go jump to the next heading.

The history shows that the property market in the UK since 1988 has been showing a tendency. Fluctuations in the market have characterized the industry for some years.
Peaks and troughs in a cyclical pattern, with boom periods followed by slumps.

Of course various factors have influenced such movements, and, in particular, different regions can be seen to be subject to local variations in the extent and timing of the ups and downs.

In every market and country, it has been pretty much the same, with balancing out the good times and the bad.

There is one part that remained the same for the past 20 years, the role of the estate agent, and unfortunately, it has kept its conservatively and adoption rate low.

How to avoid unwanted scenarios?

There is a distinctive gap between the preparation of the property to go on the market for the first time and property that failed to be sold at a reasonable price or time.

Both scenarios have a similar starting point but require different execution and strategy in the end.

And as you might not expect, one of them it may turn to be more costly than the other.

Some awake and honest estate agents are advising the home sellers to upgrade or downgrade different parts of the property they are selling, depending on the end goal.

WAIT! Do they tell you or asked you what your chosen strategy is?
Or maybe you entered the door of their office as a toddler looking for his toys and crying for mummy?

This may sound right and IN FACT IS RIGHT, but not all sellers are prepared for the investment they have to make, while others don’t like to bother with additional tasks (these are called tired home-sellers).

Often this ends with disappointment and loss of money for the seller in a result of improperly taken or given advice and need of a clear end goal.

Did I just break your dream for an easy sale?

Stay with me, I’ve got you covered with an easy explanation and fix.

Yes, selling a property in the UK and rest of the world it may sound like a straightforward task, with almost no hassle (if you listen too much your neighbor or closest friend), but in reality is different.

I bet everyone has heard at least one-time for these fantastic stories where the demand for the house has been so high that the seller ended having 30 percent on top of the asking price!

Probably these stories are real, but they don’t apply for the majority of the property deals on the market.

I bet you know this guy why is having fun?

Only 3,75 percent of all property deals done in the UK passed that barrier when the sale ended above or at the asking price.

The rest 96,25 percent of the property deals are concluded below the asking price with at slightest of 5 to 8 percent, or they didn’t come to an agreement at all.

Property preparations or buyers wishes – perfect example

Advice. Before taking any advice for real, always double check and do due diligence.

I stumbled across an article on (link) on them giving advice on how to sell fast your home, which has some useful information in it.

It’s a perfect example on how the home sellers and home buyers can be deceived and misguided by not only real estate agents, but also by news agencies and the web.

I blurred out the right hand side as it was full of advertising and was too distracting.

Why every news website or newspaper uses catchy headlines every time?

Why no one talks about, what the seller or buyer should do if the property does not sell or goes in the wrong direction?

Starting with the headline “Make sure your property has this one simple feature” is misleading as 80% of these simple features are not that simple solutions, but costly investments requiring planning, time, money and dealing with third-parties contractors.

I agree with the information provided, but it needs to be expanded and explained how they might work in reality?

Here’s the video they have, made by @louisafletcher

All of the advice given is true and helpful but, I do not fall in love 100% with the part where you have to declutter the most and leave your personal life (picture and photographs) to make the home more characterful.

A big part of the home buyers does not feel convenient looking at other people own life, making it harder for them to picture their home.

Do you really want your potential buyers to stare at your holiday and wedding photos? The image I found on internet given as home staging

In the first few lines, they give us information about a conducted survey by one of the services comparison websites in the UK – GoCompare.

A spokesman for Home Insurance company advice people to have their property-check list ready before viewings for the buyers.

Although it is a must, to have a checklist, here I lost the track who is this article for? For the buyers or sellers?

The survey results of the buyer’s preferred features posted:

  • Britons are changing their priorities to more modernistic thinking
  • Broadband and large TV sets are much preferable than bathroom feature

That’s not only in the UK, we spend x5 times more of our time on in front of the TV and phones/computers.

  • 53 percents prefer an excellent mobile phone signal more than a bathtub

I would say that is quite right because in these small spaces we live, who do need 25 sq.ft less area in their bathroom for something they will barely have time to use?

  • Plenty of electrical sockets as a critical feature for 59 percents

Actually this number is still low, I’ve been in hundreds of UK’s homes where they have 2 sockets in each room and having a mess of cable extensions.

  • Period features and good school locations are no longer than desirable

With my respect for the whole vernacular architecture, a charming and beautiful period feature won’t make your life better, as, for the school location, I found it bizarre as it is a significant commitment to travel 5 days per week for the first few years back and forth to the school to pick up the children.

  • Central heating, double glazing, and security feature

No surprise here either

  • Garden or dedicated outdoor area

That’s the trademark of the British homes, to have a garden is a tradition

  • Driveway or parking space

Necessity of the 21st century

  • Two toilets as a must-have

I agree, it is an essential part for every property

  • More space for the living room rather than for the dining room

Digitizing and junk food with all the plastic containers are messing up our lives more and more. Naturally, we can’t fight the people’s habits so in some cases, it might worth the investment to make the living room bigger.

At that point in their article, the obvious was stated: Assuring sellers with properties on the market not meeting the demands of modern Britons.

I do agree 100 percents with that. This is one of the moments where modern property marketing as home staging or virtual staging might be applied entirely in both parties favor.

And a citation from Stacey Sibley of Alexander James Interior Design explained something that goes against the advice given in the video above.

“Aesthetics will always be important in attracting potential buyers to a property. The feelings evoked in a buyer when viewing a property can be pivotal in their overall judgment, often unknown to the buyer.”

I agree

“Home accessories play a huge role in adding a homely touch to a property, books, and magazines in living areas, candles, and flowers on bedsides and fresh bakes in the kitchen go a long way in engaging a potential buyer, allowing them to see the property as functional living space.”

  • Local shops and amenities

True and at the same time I have to disagree here.
While 85 percent of all designers and home staggers fill peoples homes with additional accessories which are true dust collectors like candles, flowers, and throws they make the house to look like an uninhabited hotel room.

There must be a balance in everything at the staged home.

  • Local shops and amenities

True, the price can be affected for more than 11 percent if the property is not close to a grocery shop or commercial street

  • Energy efficiency / Cavity wall and insulation

As this may be a huge positive for the buyer, for the seller it turns to be a costly feature if the property is outdated and not efficient. This goes in direct correlation with buyers electricity and gas bills.

  • Friendly neighbors

What’s in it for those of us that have a house is not such a beautiful and trendy area? We can’t dump the house and move on. There are multiple strategies to make the property appealing despite the location.
Of course, they won’t work 100 percent as if the house you are selling is in the most deprived areas of a city or village, you should have realistic expectations.

  • Garage

True bonus.

  • Landline telephone

I don’t know who does use these?

  • Upgraded or new boiler and central heating / AC

This and few other features are in my top list for must-have when searching for property. A boiler and central heating system is a considerable investment and requires, besides, a lot of planning and time to be done.

Final thoughts on why to stage a property when is not selling [in the UK]?

There you have it. The answer is simple.

By doing your homework, staging, and planning in advance your exit strategy, you will save not only your money, time but the estate agent’s as well (if you decided to work with on).

In my other article I explained the different between Home Staging and Virtual Staging. It’s a 10 min. read.

I’d like to hear from you.

Have you sold/trying to sell a property recently or you may know someone that had a bad experience?

Let me know by leaving a comment below right now.

Home Staging

How and When to use Virtual Staging [homeowners guide]

If you are preparing to buy or sell a real estate with or without an estate agent, the chances to hear the term virtual staging is rising with every day. My research shows that the usage of virtual staging has increased for 2018 by 27% worldwide.

Before I explain How, Why and When Virtual Staging can come in use, it is a good idea to tell you what about that service is.

What is Virtual Staging?

Virtual Staging is a type of photo-enhancement of real estate. It is a marketing service that is used by estate agents or sellers to promote the property they are trying to sell in the best possible way.

Fundamentally, Virtual Staging is similar to the Home Staging, or you might hear terms as Furniture Staging, Home styling, Property Styling or Property Presentation which are all staging maneuvers.
Virtual Staging comes with the difference to how your real estate photos can be staged virtually, since 2010 the whole staging industry and It plays an important social role in real estate sales.

This type of staging has the power to present the property in the best possible style in a very cost-efficient approach and takes 1 to 5 days (most of the cases).

Virtual Staging can be used and applied for:
Residential use:

  • Houses
  • Holiday homes
  • Apartments, Lofts, and Penthouses
  • Village cottages and townhouses
  • Farms
  • Outdoor facilities
  • Public amenities

Commercial use:

  • Offices
  • Hotel rooms and spaces
  • Restaurants
  • Clinics
  • Stages
  • Warehouses
  • Industrial areas
  • Golf courses
  • Yachts
  • Marinas
  • Even centers

Practically the possibilities are almost limitless.

When and Why to stage virtually?

If your first question is WHEN to use it and this is your first time selling a house, the answer is divided into two simple parts:

  1. At the beginning (best option possible) Stage it before the listing goes with an estate agent and take into account the supply and demand currently on the market to adjust your asking price.
    I know that you would like to get the highest possible price, but that might not be the best reasonable strategy all the times.
  2. In the end after the listing expiration (least option possible, but still works out well). Possibly you should wait for a couple of weeks after the expiration date, reconsider your strategy, price and do the staging then. When you are ready, list your property again with a different rate (higher or lower) depending on your strategy.

Timing while selling real estate is one of the most critical aspects of the process. If you mess it up, you lose a high percentage of the value of what you are selling.
Size of the property does not matter, nor the type of it. It does not matter if it is a high-end, middle or lower end of the real estate ladder.

Let me explain why I think this way.

Do not make that mistake to list your property without taking off:

  • taking decent photos with photographer
  • to stage it (virtually or physically)
  • to get a 2D floor plan
  • bring its best features upfront
  • research which is your best buyer

If you skip some of these steps your chance to get the right price decrease drastically, and later if you take it down for the staging and update those photos, the effect will not be the same if you made it the right way since the beginning.

Some professional buyers or ones which are well informed will follow the market for some time before they take a decision.
If they spot a change on your listing, it will ring an alarm that you are desperately trying to sell, which is one more reason to cut the price down.
Staying longer on the market is terrible for your property as well.

The longer it stays, the more the price drops - respectively agents will lose patience tо deal with your listing.

Often I spot some agents to play the dirty game, were they re-upload the listing again with the new description, often they misinterpret some features, to make them more appealing.
These are all sings of the inexperienced and honest agent that will hurt buyers experience, and it may hurt sellers pocket.

Eighty percent of the estate agents (non-experienced ones) do not care about the status of your property, they will not optimize your spendings and not likely they will provide you with constructive advice on how you can stage your property and increase your profit.

I am not saying there are no experts out there, which takes sincerely and professionally their work, but many of them are doing it just because of the money.

Do you find this being normal?

Although if you do decide to go along the way with an estate agent, ask them if they work with a company providing virtual staging services.
In the different countries, this service may differ a bit due to the nature of the market, the buyers and the way down to the way your chosen company works.

Here is some info. On how virtual staging has been used.

Virtual Staging in USA and Australia
If you are in the US or Australia, the chance is 57 percent higher to get a proposal from a company to virtually enhance your photos.

Virtual Staging in the United Kingdom and Canada
If you are in the UK, Canada or other parts of the world, where virtual staging is still catching up with the industry, you might get questions like – what is that or we don’t use it as we don’t know how to use it.

Virtual Staging in Scandinavia
Staging became popular in that region since the ’90s and after 2010 is widely used in all Scandinavian countries.

Virtual Staging in Central Europe
It’s a somewhat conservative part of the world, where only Germany and France are using this service by as last hope. The recent movement it’s seen and more and more estate agencies starting to use these services for their listings.

Virtual Staging in Asia
By some reason Virtual staging is perceived as a luxury option so therefore is used only for the luxury part of the market. In Singapore is offered as an option by some estate agents.

Virtual Staging for the rest of the world
Moscow, Dubai, Hong Kong, and some other megacities are making baby steps in that direction. Again, the service is used mainly for luxury properties.

For those of you asking WHY should I use this service, the answer is rather simple again.
Logic and math! Virtual staging is 90% cheaper than traditional home staging, so if you are short on money, this is your way to achieve good results.

And if the house you are selling looks like that, definitely you may consider staging as an option

house in need for virtual staging

The overall state of the house is not good and the way it’s presented wouldn’t help either to justify the asking price.

@image from Flickr

With Virtual Staging, sellers can avoid problems and hefty fees that might occur with the traditional way:

  • hiring a moving company
  • transport fees
  • insurance costs for the protection of all the furniture and decors
  • hiring a construction company or handyman
  • paying the rates and profit to the home stager/designer

It is the time to mention that often Home Staggers use 3D visualizations techniques which are another way of having Virtually staged photos to justify their ideas.

What If you are the first-time seller type?

As a first-time seller, you should prepare yourself in advance, in other words – do your homework before taking a step.

Many agents spot almost instantly when you are an amateur and not well prepared.
Because of that, they may take you on the spin of fees, wrong advice, and their conveyor belt.
I know, it does not sound professional, while their commision depends on the price of the property, but I found that it is the sad reality.
I have assisted many deals over the years and saw it with my eyes.

How to use virtual staging?

This is the beauty of it. It’s all done remotely, and on PC, so you don’t have to do anything apart of approving the concept and passing on the images.

Let assume that you are ready to use virtual staging service to sell your property.
If you got an offer from staging company already, probably you will know what possibilities are, if not this list of options come with using virtual staging service:

The power to declutter everything

If you got a bit of messy situation at your property, too many types of furniture, decoration or has not been updated for a long time ago, it may not be the best way to sell it that way, unless you want to sell it to a considerable discount.
Virtual Staggers can declutter all the mess, can clean the floors, walls, throw and remove that waste bin, move away from these boxes in your storage.

To present a new layout

Yes, with virtual staging you can tailor your floor plan into a reorganized composition of spaces — modern soft furnishings, new light fixtures, paint, floors, and windows.
You have the advantage to show multiple options of furniture, that will target a specific type of buyer. This is why it is essential to do your homework beforehand as I mentioned already, as this way you know whom you are aiming for.

Different wheater conditions

If your photos are taken at an inappropriate time of the day of the year, with virtual staging, it can be all changed to a sunny day with clouds, a warm dusk day with loads of internal lights and so on.

Refresh the landscape

If you were one of those people that loved their garden too much and planted too many flowers, bushes, and trees it can be challenging to take those best photos needed for the listing. Here virtual staging comes in hand again. You can show the option that the new buyer can have the best garden in the world if they want.

Choices are limitless.

Options and expectations

By the moment you agree to enhance your property’s photos digitally with a company, you should expect from them to ask questions and provide different options.

They might send you a questionnaire or web-page with choices of design style, types of furniture, colors in between to chose.
Based on your preference you have to get images in a few days.

Often there are no Interior Designers or real Stagger involved in the process, as some companies are using ready-made presets which scatter across the photos.

90% of all staging companies on the market are offering multiple variations because of that which in a way is not bad for some specific types of clients, where they can’t decide straight.

On the other side, the more experience companies do have on-site designers, and they ask more questions, their turnaround will take a bit more and respectively they might be more expensive than the rest.

Price of virtual staging?

Like any other digital service, the price range is vast.
Companies and freelancers are competing for buyers, on top there are few companies that offer DIY solutions.

Some of them doing great, delivering a quality product while another… let’s say they’re just average.

How prices are calculated for Virtual Staging

Per photo or per bundle of photos (project)

  • Single orders of photos are typically are more expensive.
    The positive side is the option to order just one photo, is lower than the amount of bulk price.
  • Bulk order/price

It means you have to pay for the set amount of photos per project
The positive side is you can stage more rooms or additional angles per room.
You can buy additional photos if you need, but the price is higher per photo than the bulk order.

DIY solutions for virtual staging.

15$ per photo

This is DIY, so what you deliver is all your fault
License fees
Game type quality of the photos
Restrictions of the style, models, and materials
You have to learn how to work with the software
Many more

Advice / opinion

I wouldn’t advise sacrificing personal time to stage your photos on your own and save few dollars or euros. It won’t work, not because the quality is terrible, but because you will spend unnecessary time doing things you shouldn’t suppose to do.

DIY staging software for small estate companies which are not willing or can’t pay someone to do a proper job or when the clients are not so picky.
Works fine for the below average property market, where the realtor provides this service for free as a bonus to bring more, but to me, this causes more harm and drives away customers.

Freelance rates.

15-20$ per staging photo
They offer changes of the style

No consistency for delivery
90% of them don’t offer bulk discounts
You have not got any design support
There’s no refund
No invoice against your taxes
No company to represent their service

The lowest prices in the world you can find are provided by Vietnamese, Pakistanians, Philipinos and Chinese stagers on websites as the Fiverr, Freelancer and other.

Advice / opinion

I wouldn’t advise ordering such a service if you don’t know what you want or if you like to get just another staged image among of thousands other with a similar style.

Yes, there are thousands of staged images looking all the same.

As freelance staging rates are amazingly low, a big chunk of the virtual staging companies is using these freelancers to do their job as outsourced service while adding a fee and selling it on.

This is causing a repetitiveness of the quality service, which warrants quality and different price however, who I am to challenge the market.

George Nicola
Company rates.

Again the same here with that difference the price starts with 30$ per photo for the low end and ends up at 500-900$ for the whole project.

Design support and Advice – some (not significant percent) are providing design support and advice *
Strategy and added services *
You can make changes to the photos and style
Company to represent the service


Refund policy

Turnaround policy

Design support – a very small percent of staging companies are providing that service (some use cheap freelance labor, they have not got much control over the style)

Strategy and added services – an even smaller percentage of them offer additional services that help you to achieve the best results for your sale

Invoice against your taxes (if you have company)

30-90$ per staging photo or more
70% of them offer bulk discounts (if you are real estate agent)

Advice / opinion

My advice is to prepare your description and end goal in advance. Often staging companies, throw some furniture and decors without any idea behind that. This small mistake may cost you a lot later on when presenting the property.


What to avoid.
Whatever you chose as a buyer, you get the highest price possible, only because you ordered once.

Freelancer staggers.

If you place an order with a freelancer, you might not get the best out for your money design wise, although the images may look good.
Also, the risk to receive your order late is high, as probably these guys are busy running multiple agent’s orders simultaneously.
So order ONLY if you know what you are aiming for.

There is no such rule, you chose this type of service purely for the low rates.
Get rid of all expectations and if you get a decent product, then treat yourself as a lucky.

Staging companies.

You might be charged on top of the regular service.
This is not because all companies out there are a scam, but because you are a one-time customer to them and they have to make the best out of you.

Whenever you decide to take on that path with the virtual staging company, ask them if they provide some design advice or if they work with real-life furniture models, which is another plus for your buyer because you can tell them they can have the same achievement in design.

Is virtual staging compliant with the law?

Sensitive part of this topic.
Virtual staging has the same marketing power and legal use as the Physical (traditional) staging. Both services can drive away if not done correctly.

The most significant difference is the investment that goes for the traditional staging, maybe it helps a bit more to justify and therefore is perceived for legal.
Many realtors are avoiding the use of virtual staging because of the lack of knowledge for legislation. So if you meet one of these, move to another one.

I do not suggest to argue with people on topics just because you have read something on the internet (even if you know more than them).

Misrepresenting the reality using virtual staging.

I have not done vast research for all countries on that topic, but In almost every country, there should be established laws protecting real estate consumers.

The best thing you can do, to be on the safe side is to put a Disclaimer as:

  • All Pictures shown are for illustration purpose only. Actual product may vary due to product enhancement.
  • Please note the furnishings are for illustration purposes only and are computer generated.

In simple words, always state that these images are being staged and show the originals alongside the staged ones. This rule is applied to both types of staging services.


You should not do heavy amendments to the structure of the property. As these changes will and may require an architect to be involved, documents submitted to local authorities and high costs, effort and time for the buyer to execute and have the up to that shown state which is a lot more than paint and furniture.

Final words
I have tried to cover most of the Virtual Staging industry while including and concluding some thoughts of mine.
If you really want to get decent results, I would advise you to go and pay to a company.
If you still have questions, please ask.

DISCLAIMER. I am not advocating for Virtual Staging or Home Staging to be used, as both services have the power to achieve one thing – to increase or defend properties prices.
Nothing on this site constitutes legal advice. Specialist legal advice should be taken in relation to specific circumstances.