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When it comes to selling a house, making repairs and staging are all part of the process. After all, a few updates and some fresh furniture can make a big difference when it comes to sale price.
Indeed, Maria McKenna, a luxury real estate adviser with Spears Group at Compass, says staging is common—and lucrative—in her Florida market.
“I’ve seen sellers earn 5% to 15% more than comparable unstaged properties just by making thoughtful updates and adding light staging,” she says.
But sellers of older properties should be careful. Contemporary cosmetic updates and trendy decor might work against an older home’s natural charm. Experts warn these “fixes” could hurt your sale price, rather than help it.
“Some homes have soul, and you don’t want to erase that, especially with older homes from the ‘20s, ‘50s, or even early ‘60s,” says real estate broker Alex Platt. “Those original details like glass block, hardwoods, or arched doorways can be a real selling point.”
Mandi Young, a real estate agent and designer based in Missouri, agrees that today’s buyers value unique and vintage features, rather than the clean, neutral look that we’ve come to expect.
“Buyers have moved on from all-gray everything and are craving cozier spaces and vintage detailing,” she says. In some cases, staging can “distract buyers from really seeing the home.”
So, can you skip staging?
Here’s when experts say you should, and shouldn’t, update your home before listing. Plus, some classic elements you should always show off.
What real estate agents say about modern staging
“When it comes to selling a home, staging isn’t always a one-size-fits-all solution,” says Brett Ringelheim, a real estate agent in New York City. Sometimes staging and a few cost-effective updates make all the difference for buyers.
Platt agrees, estimating that 80% to 90% of the homes that sell quickly, for top dollar, are either staged, updated, or both. This is especially true in certain areas such as Florida, where McKenna says “people are looking for that turnkey, beach-lifestyle feel.”
But in other homes, especially in cities known for their classic architecture, it’s a different story.
“Buyers are drawn to authenticity,” McKenna says, adding that she’s seen people fall in love with old houses because of their quirks.
Young points out that while staging and updates typically help a home fetch higher offers, there’s no guarantee. Some sellers will do better to focus their time and energy on cleaning and decluttering, she adds.
A clean, but clearly lived-in space can help potential buyers envision themselves and their things there, Young explains. It’s even better if the home’s natural charms and character are still on display.
“Ultimately, when discussing staging with a seller, my focus is on showcasing the space in a way that helps buyers understand its value while also making sure the investment makes sense financially,” says Ringelheim.
These vintage features attract modern buyers
Platt points out that today’s buyers want to see history and character in a home. While a seller’s instinct might be to replace that dated tile or paint the fireplace, he says to remember that vintage has value.
“I usually tell clients that if the house is pre-1970, take a beat before doing anything drastic,” he says. “There’s often a lot of architectural value in those homes.”
Here are some classic features that buyers look for.
1. Original hardwood floors
McKenna says buyers love homes with original hardwood, so sellers should always try to save and salvage wood flooring.
Young agrees, saying that hardwood floors “have been a standout lately in a sea of gray LVT.” Plus, some buyers are concerned about off-gassing and LVT’s longevity.
“Hardwood floors have been seen as a healthier and more long-term product,” Young explains.
2. Retro tilework
Midcentury tile patterns in bathrooms or kitchens are back in style, which is why McKenna says retro tile can be great if it matches the overall aesthetic of the home.
However, Ringelheim warns that some buyers will be put off by old tile, particularly if it’s in bad shape. So if there are a lot of chips and cracks, go ahead and replace.
3. Crown molding
Ringelheim says buyers love crown molding and the elegance it can add to a room. He says the more ornate moldings, with intricate carvings, are especially popular with buyers. Be sure to show these off!
4. Stained-glass or original windows
Stained-glass windows might not be energy efficient, but McKenna says they can be really appealing in the right home. Some over-the-top stained glass might be too niche, but when the sun shines through an elegant stained-glass window, it’s sure to impress.
5. Pocket doors
These can be a fun, classic feature that Ringelheim says adds architectural appeal and saves space. Pocket doors are a great way to solve a space problem while adding historic charm.
6. Vintage light fixtures
McKenna says a lot of her buyers appreciate antique light fixtures, especially if they match the home’s style. If it’s an antique light fixture in a ’90s build, maybe it’s not so fitting, but a well-preserved midcentury chandelier in a 1960s build is perfection.
Ringelheim agrees, noting that many buyers are complimentary of older light fixtures.
“With a nicely polished antique fixture, you can never go wrong,” he says. “They add a ton of class.”
7. Fireplaces
These are relatively rare in newer builds, so if your home has a fireplace, McKenna says to preserve it—and show it off.
“Fireplaces are a plus, even in Florida. Style them nicely, maybe add art,” she says, “and definitely don’t paint over the original brick.”
8. Wainscoting or paneling
Young says buyers love wainscoting, as it adds texture and warmth to what might otherwise be boring, plain walls. McKenna agrees that wainscoting and paneling are definitely a crowd-pleaser. She says they’re timeless details sellers should be proud to show off.