Chapter 2: Liza Bedroom basics and busts

by Oct 7, 2021

When a potential buyer walks through a house or does a virtual walk-through, they are trying to envision how that particular home would function for their family. The better able they are to see that the more likely they are to purchase that particular home and to pay the asking price for it. That is where staging a home comes into the process.

The Importance of Staging a Home

Staging a home helps potential buyers see the home at its best. It helps give a great first impression of what the home has to offer. How important is staging a home? According to the National Association of Realtors’ “Profile on Staging,”

Staging a home helps potential buyers see the home at its best. It helps give a great first impression of what the home has to offer. How important is staging a home? According to the National Association of Realtors’ “Profile on Staging,”

  • Forty-seven percent of buyers’ agents cited that home staging had an effect on most buyers’ view of the home.
  • Eighty-two percent of buyers’ agents said staging a home made it easier for a buyer to visualize the property as a future home.
  • Staging the living room was found to be very important for buyers (46%), followed by staging the master bedroom (43%), and staging the kitchen (35%).

So, staging a home is definitely a vital part of the sales process. Learning to stage effectively is important for investors, and is a process, not just a single “step.” Thus the reason that Liza is such an important member of our professional network.


Liza has been an investor and specialized in assisting other investors with design. She has gained a wealth of knowledge through education and experience and recently decided to share that with the younger generation by giving lectures at a local community college.

We often consult with Liza and encourage others to find someone experienced, like Liza, to serve as a mentor. Since staging plays such a role in the sales process, it is important to understand its purpose and to learn to use it effectively.

Staging Basics

Staging a home is “setting the stage” for presenting that home in the best possible light to potential buyers. It can involve decluttering, repainting, rearranging furniture – or bringing in different furniture, different decorative elements, etc.

Homes become very personalized – family pictures on the walls, a child’s bedroom painted in their favorite color, Grandma’s quilt on the back of Dad’s favorite OLD chair, and all four seasons of clothing crammed into the master bedroom closet. All of which could make it difficult for a potential buyer to envision THEIR family in that home. That is why staging is important. That is what Liza has been teaching in her lectures. And today’s lecture was about staging the master bedroom.

Bedroom Basics

  1. Declutter

    Bedrooms, especially the master bedroom, play a huge role in helping a buyer envision themselves in a home. Removing all clutter and personal items makes it easier for them to see themselves there. Side tables should have very little on them – a lamp and one or two small decorative items at most. Photos, stuffed animals, even the television and remote should be stored elsewhere when showing the home so that the buyer is better able to see themselves and their belongings in that room.

  2. Thorough Cleaning

    Once all clutter has been removed from the room, make sure to give it a thorough cleaning. If the room is carpeted vacuum well, shampoo the entire carpet, then vacuum again once it dries. If the room has wood flooring, clean and polish it well.

  3. Gender Neutral

    Keep colors in the bedroom a neutral palette. Paint the walls a calm, neutral color. Pops of color here and there in decorative items can add appeal, but keep it limited to throw pillows on the bed, or a single piece of framed artwork on a wall. Remember, a buyer should be able to envision themselves in the room rather than seeing a reflection of who currently resides in that space.

  4. Dress the Bed

    When a buyer walks into the bedroom, they should feel like they are walking into a high-end hotel room, a resort where they can relax and unwind. The bed is central to that image. Make sure all bedding reflects that. Dress the bed in crisp, high thread-count sheets, a high-quality comforter or duvet, and pillowcases or shams that coordinate with the color of the walls. Add extra pillows to the bed to give it a more luxurious feel. You can add one or two throw pillows in an accent color to add interest but use bold colors and patterns sparingly.

  5. Lighting

    Makes sure there is plenty of good light in the room. Keep shades raised and curtains pulled back to let in as much natural light as possible. Replace any burned-out bulbs in lamps and light fixtures. Soft-white bulbs are a good choice since they provide plenty of diffused light keeping the room well-lit but not harsh.

Bedroom Busts

  1. Too much furniture

Too much furniture in the bedroom makes it look much smaller. It also makes it harder for a buyer to imagine their belongings in that room. Remove chairs, storage bins, standing jewelry cabinets – any “extra” furniture and other items – to create more open space in the room.

2.Too many decorative items

Keep decorative items to a minimum. Remove standing picture frames, jewelry boxes, charging stands for electronics and, any other knick-knacks from dresser and table surfaces. Keep wall art at a minimum as well. One or two thoughtful pieces in a large room will add interest. In a small room, those same pieces will make the room seem much smaller.

3. Bad lighting

A dim bedroom can look drab and small. A bedroom with harsh lighting will feel anything but relaxing. Finding the right balance is as simple as letting in as much natural light as possible and making sure all bulbs in the room are the same wattage. Replace any burned out or dimming bulbs and use a simple bedside lamp that blends with the colors in the room.

4. Too many pictures/paintings on walls

Even in a large bedroom you want to use wall art sparingly when staging a home. If the walls seem to plain without anything on them, a mirror in a decorative frame is a better choice because it will actually make the room seem larger. However, even a mirror, if too large, can detract from the overall feel of the room.

5. Bright trendy paint colors

Again, the intent of staging a home is for the buyer to be able to envision themselves in that room. Your personal preference of seafoam paint with a turquoise accent wall may make you feel as if you are in a cottage by the sea, but may be anything but relaxing to them. Soft, neutral colors are always better for staging.

6. Crammed Closet

Even a large walk-in closet can feel small if it is too full of your belongings. A good rule of thumb is to remove enough clothing from the closet that there is at least a finger-width of space between each hanger, more space if it is a smaller closet. Anything stored on a shelf should be very selectively chosen – a nice handbag sitting upright, a stack of two or three sweaters, a nice hat. Shoes should be minimal as well as should not take up more than half of the floor under the clothing racks. The idea is to create open space in the closet so the buyer can better see the closet as spacious storage for their belongings

Correctly staging a home is a vital part of the sales process. Rather than reflecting the preferences of you and your family, it should be a blank tapestry enabling the buyer to see it as their home. The better able they are to envision that, the more likely they are to purchase a particular home, and to pay asking price for it.


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