Staging Naked: Karen Eubank Explains The Ins and Outs of Staging a Vacant Property

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Staging a vacant
Greyson sofa with Clover chairs courtesy of Cort Furniture Rental

One of the most requested home selling services is staging a vacant property, what I call a “naked” listing.

Every day, Realtors call asking for a ballpark figure to stage a vacant house, followed by, “Can you install tomorrow?”

But it’s not possible to estimate a staging a vacant property accurately without seeing it. The cost to stage a multi million-dollar Preston Hollow mansion and the cost to stage a $350,000 Lake Highlands ranch are wildly different. First, the stager needs to preview the property, which includes photographs, measurements, space planning, and mentally selecting items for the house. The next step is creating the estimate. That process requires selecting specific furniture and accessories, figuring out labor costs and delivery fees. This can take hours, and stagers charge a fee to do this (so you see why tomorrow is out of the question.) Then the staging and furniture rental contracts have to be written. Believe it or not, your project is only one of many being prepared on any given day.

Once the estimate for furniture is received, the stager gets this call, “Wow, this is a lot more expensive than I was expecting.” Well, what exactly were you expecting? In a typical vacant staging on a $350,000 home, there are easily 20 to 30 separate pieces of furniture and accessories used to create an inviting atmosphere.Then there’s the labor that goes into placing the furnishings, hanging the artwork, unpacking and installing accessories, steaming the bed linens, and scheduling repairs, landscaping, and cleaning crews before the actual staging of the house even begins. Tired yet?

When the house sells, the stager returns and goes through the de-staging process of coordinating and meeting delivery trucks, packing accessories and putting them back in the warehouse. They can’t do that tomorrow either. Most stagers have a contract clause requiring a two-week notice to de-stage a property.

No one likes a naked house. People buy homes because they make an emotional connection and that’s very hard to do when a buyer walks into a vacant space. Is it always possible to furnish your listings? No of course not. Sometimes sellers can’t afford it, but when you break down the cost versus return, many of them will have that “Ah-Ha” moment and they will make the choice to stage.

Here’s the bottom line: It’s a lot less expensive to stage than to lower the price of the house. Vacant staging is an investment. Check with your tax professional and you’ll find it’s often a marketing expense. According to Dallas CPA David Moffat, “The seller would include the cost of staging, including furniture rental along with other ‘fixing up expenses’ that increase the original basis (cost) of the house and therefore reduce the gain on the sale.”


Karen Eubank is the owner of Eubank Staging and Design. She has been an award-winning professional home stager and writer for over 25 years. Karen teaches the popular Staging to Sell class and is the creator of the online course, The Beginners Guide to Buying Wholesale. Her love of dogs, international travel, history, white paint, champagne, artificial turf, and Tudor and Midcentury Modern homes, and any house designed by Clifford Hutsell knows no bounds. Her father was a spy, so she keeps secrets very well! Find Karen at




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Karen Eubank

Karen is the owner of Eubank Staging and Design. She has been an award-winning professional home stager for more than 25 years and a professional writer for over 20 years. Karen is the mother of a son who’s studying for his masters at The New England Conservatory of Music. An ardent animal lover, she doesn’t mind one bit if your fur baby jumps right into her lap.

Reader Interactions


  1. Keti Abazi says

    Thanks Karen for this great article on vacant home staging.
    A lot of people have a hard time wrapping their heads around the time, man power, materials and resources that go into staging a vacant home – all of them contributing directly to the overall cost of vacant staging.
    I wish a lot of people who read this post will have a aha moment about the complexity, yet truly realistic cost of staging vacant homes.
    Of course there are exceptions to the rule, such as bad staging and cheap stagers but perhaps you can touch on that on another post. 🙂

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