I wanted to highlight one of our favorite staging projects from 2016. This home had already been on the market for several months when we first met with the sellers. They had upgraded and purchased another home in the same neighborhood and first tried selling this home while furnished with their furnishings and then vacant. Unfortunately this home was located in a high end luxury neighborhood where homes typically do not sell quickly. To date they had some negative feedback from showings regarding some custom colors and that the home showed dark. Some potential buyers who previewed the home also didn’t know what to make of the half wall separating the great room from kitchen.
Prior to staging this home, we instructed the sellers to repaint several rooms including the dining room and upper bedroom and bathroom. We also instructed the sellers to remove heavy panels in the great room and some of the custom red treatments in the kitchen. These instructions were based on feedback from past showings. We staged the entire main floor of this home and the secondary bedrooms and bonus room on upper level of home remained empty. The counter-top surface of the half wall dividing kitchen and great room was staged as a serving area for entertaining and to define how this space could be used. We invested the entire staging fee and more into buying new inventory to accommodate this staging and invest in higher end furnishings to reflect the $1Mil+ price point of this property. Here are some before and after photos of this staging:
Study before Staging
Dining Room before new paint and before staging
Dining Room After Staging
Great Room Before Staging
Great Room After Staging
Master Bedroom Before Staging
Master Bedroom After Staging
Kitchen Before Staging
Kitchen After Staging
When this home went under contract, there were 92 homes for sale in this luxury neighborhood. Of these 92 homes, 17 of these homes fell into the $1 Million to $1.5 Million price point where this home was priced. Of these 17, there was only one custom home under contract in addition to our staged home which sold for $1,170,000.
Teen Bedroom Suite
Here’s another recent design project of ours that is related to the bathroom remodel we recently highlighted. Teens are at that age where they are rapidly transforming into little adults. They need a place of their own to hang out with friends, study, relax, and get LOTS of sleep! The footprint for this bedroom is of good size; however the half wall and multiple doors imposes limits on what can be done in this space. After nine years of green walls, this bedroom was also definitely ready for a facelift.
We started this makeover by cleaning house. Items were purged for sure. Clothing outgrown or no longer worn was donated or gifted to charity and friends. The former hand-me-down bedroom furniture set was sold and proceeds were put towards our decorating budget. Other toys and clutter were also purged for a fresh new start.
Next we painted the room Sherwin Williams Incredible White (which is actually a very light gray) and new carpeting was installed, Cosmopolitan in “Linen” color scheme. We kept the white IKEA cube bookshelf but went vertical with it this time instead of horizontal. New cube basket inserts were purchased to create additional storage. We decided to keep the desk since it was the right color for the new space and was still is highly functional. Lastly we ordered a new platform bed and head board, dresser, and matching nightstand. Once all pieces arrived we changed the furniture layout of this bedroom for a whole new design and function. A last minute purchase was a wooden bench at the room’s entrance where the desk used to be located. This bench has been a great drop zone for backpacks, laundry, etc. Before and after photos of this project are featured below:
Girl Bedroom before Teen Bedroom
Teen Suite After Renovation
Study Niche at room entrance before renovation
Drop Zone Bench After Renovation
Study Area relocated after renovation
Yes, it’s true that this home was listed and went under contract in one day before closing on day 13. What you don’t know is that the seller spent weeks getting their home ready for market prior to listing. Centerpiece Home Staging did a home staging consultation for them back in August that addressed five key areas including exterior and curb appeal, painting, cleaning of carpeting and tile, new dining room chandelier, and staging with furniture and decor. The clients were skeptical at first but once the home was staged, they were sold! (literally) Here are some before and after photos of this staging project in northeast Charlotte that was listed by Hendrix Properties:
Foyer After Staging
Dining Room Before Staging – Wallpaper was removed and new chandelier was installed
Dining Room After Staging
Front Office Before Staging
Front Office After Staging
Living Room Before Staging
Living Room After Staging
Breakfast Area Before Staging – Wallpaper was removed
Breakfast Area After Staging
Kitchen Before Staging – due to budget, backsplash remained in tact and was not updated
Kitchen After Staging
Half Bath Before Staging
Half Bath After Staging
Upper Hall Bath Before Staging
Upper Hall Bath After Staging
Master Bedroom After Staging
Master Bath Before Staging
Master Bath After Staging
As you may be aware, staging is our primary line of business. But every now and then we get the opportunity to work on a great interior design project. We recently renovated a second master suite currently being used by the family’s teenage daughter. The former bathroom in this project was completely stripped while the overall floor plan remained intact. Most drywall was able to be reused in the new bathroom as well. The lower bead board wall was removed and modernized.
Tile Selections for this project are as follows:
Fronda Perla 20x60cm was used for floor tile. In the shower pan Tempesta Neve 2” Carrara Pol Hex tile was installed. Glass accent tile was installed inside shampoo niche and also as back splash at sink bowl (Glass Water Amalfi). Lastly Hall Blanco 20x50cm was installed for the shower surround.
New Shower Enclosure and Claw Foot Tub
Bath tub and shower enclosure “Before”
Solid Surface Selections: Whitney Quartz in the Jewel Collection by Cambria with white oval porcelain sink installed.
Whitney Quartz in the Jewel Collection by Cambria
Bathroom vanity “Before”
Cabinets/Vanity: Semi-custom cabinetry was designed with upper linen cabinet and bun feet using the Timberlake New Haven collection with dovetail hardwood drawers and quiet close drawers. These cabinets are ESP-Certified Cabinets (an environmental certification program). A new “upper” linen cabinet provides much needed additional storage.
A refurbished antique claw foot tub was purchased in lieu of newly manufactured tub. Semi-custom plumbing needed to be installed. Plumbing, lighting, and cabinet hardware were purchased using our trade account at WAYFAIR.com. Lastly our paint color selected for this project was Sherwin Williams Rain. New window coverings are on order.
New Vanity with Upper Linen Cabinet
Staged Living Room
We’ve been very busy staging this year and haven’t had a lot of extra time to post on our blog so we’re going to work to post a blog series on overcoming difficult listings. The home featured here was already active in MLS this spring in the midst of a hot spring selling season. The home didn’t sell right away so the listing agent called us for ballpark pricing to stage this home. The home had several rooms with bright red walls and we let her know that neutralizing those rooms would be higher priority than staging at that point in time. The realtor said the sellers loved the red color and used it in their new house that they just moved into. The realtor further explained that she had indeed discussed neutralizing and repainting and so far the sellers had not been receptive to that idea. So we fulfilled the request and provided “Ball Park” pricing for staging and moved on. Fast forward…The realtor called us again a couple months later for a formal bid to stage the house. By that time the home had been neutralized to all one color and all red elements had been removed.
Staging Challenges…In addition to the initial bright red paint, this home had complaints of a quirky floor plan due to some former renovations. The home also had three separate living room areas that needed to be defined. The window panels throughout the home were dated. The owners requested a queen bed with one nightstand so the master floor plan wouldn’t look so awkward and there were no walls that would accommodate two nightstands due to door frames for two different closets and the master bath. Even though this typically isn’t recommended, we installed a king size bed with two nightstands on the only window wall. We felt it was the best use of this space and the window had plantation shutters where different sections of shutters could be opened and closed. We staged the awkward space off the garage as a home office, and staged a formal living room and family room as well to define those spaces. Additionally we staged the foyer, dining room, kitchen, and all bathrooms. We invested in new more modern window panels to stage this property and we will be able to use these in future staging projects as well.
This home had 24 showings before it was staged. Once staging was completed, it went under contract within 24 hours of being staged and sold for $395,000 which was 97.5% of list price. Check out before and after staging photos of this project below:
Living Room Before
Living Room After
Dining Room Before
Dining Room After
Flex Room Before
Flex Room After – Staged as Office
Flex Room After – Staged as Office
Family Room Before
Family Room After
Master Bedroom Before
Master Bedroom After
When I first started my staging and design business in 2007, travertine backsplashes and Venetian gold granite was all the rage. New products and styles are constantly emerging with the latest being peel and stick kitchen backsplashes! Now I wouldn’t recommend this product to everyone, but they are very easy to install and anyone can do it. It’s also a great way to save money, time, and frustration.
Internet blogger “Landee” recently shared a project in her own home where she used vinyl adhesive for her kitchen backsplash for a total cost of $98 for her entire kitchen and she now sells the product on her ETSY store online. This product is great for those currently leasing or renting their home because it is also easy to remove.
Lowes Home Improvement offers a variety of peel and stick “mosaics” now including this Mountain Terrain Composite Vinyl Mosaic Scale wall tile. The product requires no grout or tools for installation and is resistant to water damage and can even be used on shower walls. Check out this application in the kitchen featured here…it looks real, doesn’t it?!
Lastly I wanted to feature a less traditional looking adhesive backsplash. Home Depot sells these decorative backsplash panels online in a brushed aluminum finish made to mimic old tin ceiling tiles. Another internet blogger Joanna Goddard shared this project on her blog A Cup of Jo. The tin looking backsplash was installed in this Brooklyn, New York apartment by cutting the plastic sheets to size and using a very strong adhesive tape.
Depending on the price point of your home these adhesive backsplashes may or may not be for you but they are a fun and easy way to get creative in your home with relatively little money spent. Adhesive backsplashes can also be a great and easy fix for those trying to sell homes that may be dated or lack upgrades compared to other homes in your market. Do your research first and see if these products are the right choice for your next home improvement project.
Styled Bookshelf by aweldressedhome.com
Yes, it is a thing! I’d say over 90% of the clients homes that I consult on need help in this area of their home when it comes time to sell. Bookshelves often are over stuffed, cluttered, and disorganized. The same holds true with glass door display cabinets and china cabinets. It is okay when there are doors on cabinets to conceal this clutter, but when you have beautiful built-in shelving or standalone bookcases, you should style these pieces to create an attractive display in your home.
To style your shelves, you’ll want to start with a clean slate and remove all existing personal property in the shelves and clean them thoroughly before you begin. I recommend having a combination of hardcover books, framed family photos, silk plants, and home décor accessories on hand to style your shelves. Feel free to include souvenirs and personal momentos from trips you’ve taken over the years as part of your accessory collection. You might have some beer steins from your trip to Germany or an Eifel tower statue from that trip to France to complement your display and give it a personal touch.
Start by creating both horizontal and vertical groupings of books on various shelves. Mingle in your accessories and greenery. As you start to fill your shelves, strive for a balanced and symmetrical presentation in your display. If your shelves need to be truly functional, for example in your office, there are many stores (including regular office supply stores) that sell decorative file and storage boxes that you can use in place of the books. Lastly, if you want to take it up a notch, consider adding an accent color on the back wall of your shelves or install wallpaper to add texture and warmth. I am providing some photos here to illustrate some of these suggestions and inspire you.
Better Homes and Gardens Bookshelf Makeover