Getting Your Home Ready to Sell? Be careful not to "Over Stage" it.

If you are getting your home ready to sell you've certainly heard of staging. There are books, experts, seminars and TV shows dedicated to this concept. Staging a home, making it look presentable and inviting is important, but I've seen homeowners go overboard which can have the opposite effect.

Fist off let me say—I've seen it all. It certainly is interesting showing homes to potential buyers. There are homes that are filthy, old fashioned, cluttered, dark, impersonal, colorful and those that basically look like a model home.

If I would have to sum up staging an occupied home in a few words it would be to de-clutter, de-personalize and clean, clean, clean. If you are a homeowner with a lot of "stuff" then stick everything in the garage or a get a storage unit and fill it up. You should do this folks, because buyers get side tracked looking at your furniture, knick knacks and pictures. If they are looking at your room full of your belongings then they can't really see the space of the room or imagine their own furniture in there. Take down those pictures of your awesome wedding or your beautiful daughter Ashley as this is no longer your home. This is now the buyer's home. In their mind they want to imagine their wedding pictures up on the walls.

If you know your home is about to be shown go ahead and put on some chill music at a low volume and turn on all the lights and open up those window blinds. Then leave the home. This is important. Don't stay in the kitchen drinking a cup of tea. I know you are a nice person and the buyers are nice people, but you can meet them at settlement.

If the home is vacant a little staging couldn't hurt. Vacant homes can look impersonal and cold. You don't need to necessarily get a professional stager in to fill the home with furniture and fake place settings at a dining room table. A nice recliner in the corner and side table with books on it can do wonders. A vase with flowers in the kitchen is also a welcoming and easy touch. These are small things sellers can do themselves.

I can't tell you how many times I've walked in a home with buyers and they immediately say, "This house has been professionally staged" and it makes them feel... manipulated. Rarely does the over the top staged home make buyers feel impressed and comfortable. Skip the fake fruit bowl and silk flowers from the local craft shop. Sellers: I know you are trying your best and that HDTV has said to do this, but, keep it simple and keep the feel of your home realistic! You don't want your home to come across like a model home.

Another word of advice: you don't have to alphabetize your soup cans and spices. This just freaks people out. Now THAT's overstaging!