Walking through a vacant space can be intimidating for a buyer. Spaces aren't defined and buyers can not relate their furniture layout when there is nothing to compare it to. Most potential buyers spend hours perusing the web and some of the photos can be misleading to the proportion of a space. This is why property presentation (home staging) is a crucial step to the selling a property. The WOW starts on the web...
Dining space in need of a chandelier.

Lighting helps to define an area, but it may not entirely convey a lifestyle. When considering a lifestyle to stage, a space needs to show conducive to its location, as well as the prospective buyers...
The vaulted ceiling in this space actually adds to the volume,
but not its square footage.

Adding furniture can show buyers how to fit pieces in a space, set the stage for an activity (like entertaining), as well as create a welcoming focal point in their line of site...

The above space looks large in the photo, but it's actually quite cozy.
Potential buyers may question where to position the TV. Staging would help answer that question

(For more information about this listing, click on Realtors name)

In the Kitchen, the cabinets have been updated (KraftMaid) and Corian counter & sink installed, however there is somewhat a level of expectation of what a buyer is getting for their money (a $650k investment should really include stainless appliances at the least and replace the ceiling fan with an updated light fixture). The Florida pine wood floors and subway tile back splash are a great feature keeping a historical character to this 1936 kitchen... but this still needs some updates and staging to show it can function for family entertaining (even though it is not open to the living or dining space).
Upstairs, there is fantastic natural light in the master bedroom.
Presenting this space with furniture would help to create its focal point.
Can you tell this space is actually separate
from the main core of the house?

Although the main house has central air, this space has a window unit along with a bathroom and cedar closet. It could make a WONDERFUL studio for an artist, a photographer, or a musician... And for today's entrepreneur, it could become a business office, (and I believe could be tax deductible as a business expense).

planning a property presentation

Dealing with some a the vintage details could be seen as just "old" and needing updating...

photo by NYCLQ
Although the door knobs are charming and still functional, the light fixtures could use some updating to bring it into the 21 century...

I would suggest styles like these, found online at LAMPS PLUS.

A great place to look to for inspiration
for deco styling here in South Florida are the hotels of South Beach

Adding a chandelier here would add value to the property
by defining the space for the buyer...


Although a drum shade would work in updating the space, some others to consider would be these (also all found online at LAMPS PLUS)


 Although number 1 would be my first choice, number 2 would also work  because it would relate to a rectangular table I'd use in the space, plus the dark finish would relate back into the adjacent kitchen, and the dark grout in the tile. Numbers 3 and 4 'could' work  but besides being pricier, they could be too taste specific.

The walls throughout could stay in a creamy ivory, or for a more modern appeal, painted in a pale grey , to relate back to the grey of the stairs, as well as the B&W kitchen...

For an actual staging of this property,
I would refer to ELLE Decor or Ralph Lauren for inspiration. The two bedrooms upstairs would work with a crisp clean and fresh hotel look...

incorporate the vintage charm of
the worn stair color in one of the bedrooms


The master bedroom could go from this (above)
to this (below) to create even more WOW in the room...


Elements to create a look and feel of a beach resort hotel suite

Although above furnishings are from RALPH LAUREN,
plenty of other resources are available to affordability capture the same style.
(like shopping local vintage and discount home furnishing stores as well as shopping online)


The classic black and white with pops of fresh cut greens upstairs
could still work well and flow with a casual eclectic look downstairs...

This property would present great with
classic statement pieces, designed in the 30's

An eclectic look would marry the finishes downstairs (Cuban & mosaic tile, wood floors, and deco details) and capture the feel of its being collected over time. This eclectic style would relate back to the character of the house making it feel more like a home and therefore make an emotional connection to the diverse mix of people who live in South Florida...

Present the Living Room's style as a Great Room

The fireplace itself needs to be more of a focal point. To show the space as a more functional great-room, and not just as a formal living room, I'd suggest creating a wall of built-ins, which would not only help to solve some of this property's lack of storage, but it would solve a place for TV & its equipment. The windows within the case would then get canvas or rattan roman shades.

Floor to ceiling built-ins along this wall would give this property much needed storage for today's family and anchor the fireplace as the focal point in the space.

if no built-ins than at least update the surround

The unit could be white with a mirror backing to keep the space light and airy. IF a built in would be out of the budget, I'd still resurface the fireplace surround in a tumbled marble and encase it with wood & mouldings - still in white. A mantle can be created from a weathered piece found at a architectural salvage shop. 


A comfy wheat colored linen sofa or sectional with stud detail would add to the eclectic, but casual lifestyle mix.

Natural or distressed furnishings like the look of Restoration Hardware could also help buyers visualize a comfortable lifestyle, and keep the pallet more neutral. A chaise would be great to feature in the picture window...

A chaise would provide seating without arms or a back blocking the view

A lifestyle presentation helps modernize the buyers first impression upon ENTERING this hopeful home...

Front door
To (your) left - the Living Room - To (your) right - the Dining Room

Dining Room

For the Dining space presentation, I'd choose a long dark wood table, bench, and mixed chairs at ends. Picture moulding could be added to lean photos, and a mirror added since this space has no windows...

Dining space inspiration: long dark wood table, bench, and mixed chairs at ends.

I'd suggest replacing the sconces on the left with updated fixturing (shown previously), however replace the single sconce on the right with a picture light to highlight wall art... 


Black & white photos of the property's deco details plus artwork shown in the Living Room, Dining Room, and Sunroom, would help to flow these three spaces...


I'd still utilize the fireplace for its colors in exterior paint color choice.


(NOTE: COLOR IN PHOTOS NOT ACCURATE - but captures idea)

Although it was just painted the BRIGHT lemon yellow, I'd repaint the exterior in a more subtle and modern pallet, like the sage green, with white trim and accents. As for the painted green driveway & walkway, I'd recommend Artistic Concrete to resurface a stamped stone pattern, in an oyster color to pop the path within the grass and relate back to the new roof tiles...
You only have ONE chance to make a good first impression...

A pale shade of green would help the property relate back to the neighborhood and allow the architecture to speak for itself.


For the sunroom, in the back and away from the kitchen, I would present it more as a sitting room for gathering and conversation...


I'd suggest 4 simple club chairs, a round coffee table, and white panels
Keeping the furnishings simple in this space
will highlight the drama in its floor...

These types of  visual tricks to present the property with a lifestyle, will not only make someone envision themselves living here, it can help make the emotional connection to distract from the other costly renovations needed - like updating the bathrooms or increasing closet size for storage...

But NOT all buyers are going to see
all the opportunity this property has
of becoming their home,
because it's missing one key element:

Listed since 10.20.2009... how many more days until it sells?

Does your property need a little R&R?
(A Real-Estate-Redesign)

NOTE: AT the time of this post, I had only been blogging for 6 months - and it was the month before I learned about olioboard. At the time, this was probably one of the most challenging to post
because it's easier to present vacant space concepts using a roomboard presentation.


1 comment:

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