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Setting the Table for a Quick Sale

There were some very strong opinions in the comments of a recent blog post concerning how a particular home was "staged". Each table was set for dinner (even incorrectly as pointed out by some). As a Professional Home Stager in the Los Angeles and Ventura County areas, some Clients and Realtors are even asking us to "set" the tables when we are Staging. It is in my humble opinion that this can be very contrived and over-done if not done properly which prompted this post to maybe be of inspiration to others in alternatives to "setting" the tables when preparing a home for sale.

Home Staging Simi Valley

First, let me start by saying that "setting" the table really depends on the home. Personally, I like to minimally set a table in a smaller home to add color and interest. In large homes that might have a formal dining room AND a breakfast nook, we will minimally "set" the table in the breakfast nook, but not both.

Home Staging Agoura Hills

If there is an eat-in counter in the kitchen and a dining area, again we will set one or the other, but not both.

WHY? Because I like to leave a space for YOU as the Realtor to be able to sit down with your Clients and write an OFFER! How awkward would it be to have to move everything on a table that is set to the nines, to review a contract or write and sign an offer? - It doesn't make for a very comfortable "setting": pardon the pun.

Home Staging Thousand Oaks

These are examples of tables that we did NOT "set" with plates, napkins, etc but still added interest, color and instead set a mood.

Plates and napkins may have been found in other places of the homes, but not in dining rooms where it would be extremely overwhelming to see plates, napkins, water & wine glasses, utensils, etc for where 8-12 people could sit.

Home Staging Ojai

I actually blogged about this very topic over 2 years ago, and if you would like to get more inspiration and photos, click here.

If you are in the Ventura or Los Angeles County areas and would like to speak to a professional Home Stager to prepare your home for sale: call the ONLY Interior Design Company in Southern CA that is endorsed by Pottery Barn - Platinum Home Staging, Inc. 805.553.9952

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Connie Tebyani
Principal Designer / Owner Platinum Home Staging, Inc.
Platinum Home Staging, Inc.
(818) 878-9936
Preferred Interior Designer for Pottery Barn
Member of the Real Estate Staging Association
W ar

Posted by Connie Tebyani, Platinum Home Staging Los Angeles and Ventura County on 07/06/2010 11:01 AM

Comments (65)

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65 Comments on Setting the Table for a Quick Sale

JUL

2010

Connie -- In most staged homes, I'd much rather see tablescapes instead of formal place settings. We often stage the kitchen nook table (or the breakfast bar) instead of the dining table, as your post mentions. Simplicity and not creating a distraction is my key focus when staging a dining area. The worst thing though is the use of utensils -- that look is very "staged" and never looks right to me.

Connie: As you know, I recently staged a home in which the listing agent wanted every table set. For me setting the tables was way over the top, but he wouldn't listen to reason. I gave him what he wanted, but I think it is a distraction to this beautiful home, not an enhancement.

I like the idea of an elegant floral arrangement or "tablescapes" but, in most circumstances more is actually less (less appealing to the majority of buyers).

I love tablescapes too, but as Michelle said above... sometimes the client wants the tables to be set. Our basic level package includes 1 table to be set, most of the time it is a 2 top in the kitchen. Also, when you have a large glass top, it needs some "weight" added for balance. We try to stay monochromatic so as to "blend" in with the atmosphere instead of standing out. Here is a recent table where we did sages/olive, taupes and silver. I added the pears in the sand colored bowls for some spice... it is in the same color pallet is the olive/sage so it blends well.

Stage Right Design 2010

Connie - I always feel that if you set a table with all the plates, wine glasses etc., potential buyers may feel like they're intruding on a dinner party. I really like your version - a strong centrepiece or pieces that bring colour and interest, without making a buyer feel uncomfortable. That said, Lori's table setting above is really delightful, and works because of the understaded colours used.

Connie: This is a cleverly written marketing piece, and full of useful information. Thank you!

I have always had this pet peeve about fake fruit and fake vegis in baskets on table. It was such a turn off, like, what? you can't go buy some real fruit? Maybe it was because when I was a young child I would desperately want to eat the vividly colored fruits. LOL!

Great post Connie! I totally agree with you! Less is more!

I never set a dining room table because I don't want the Buyer's to feel like they are intruding or crashing the party! Yup, keep the table clear to write the offer :)

I agree that it doesn't have to be a formal dinner setting. I love to use a teapot and a couple of cups or some wineglasses and a bottle of wine. Then they can imagine relaxing in the home.

Some of that fake fruit is so lifelike it is always amusing when clients pick them up

I've always subscribed to the"less is more" idea. Staging has become a booming business this last couple of years.

Way to go!

patricia

Hi Connie, nice examples and I agree less is more, I love to work with simple settings as well.

Hi Connie: I agree about it looking a bit contrived. It reminds me of when my husband and I bought our first home - it was a new home and we had looked at lots of models and all of them had the tables decked out with full place settings (some with downright weird interpretations!). I like your examples and philosophy regarding this!

Hi Connie. Once again a wonderful blog, down to the point.

I agree with you that doing less here is more. Certain eating spaces in some homes need to be emphasized for variety of reasons and this is where I use a minimal prop to create an intimate atmosphere.

Love your pictures. ;-D

Connie- Good post and love the comments. Like Michelle, I've had to "set" a few tables in Stagings where the seller insisted on it however I'd much rather see a table scape/centerpiece, especially in the larger dining area. I've set bar areas and a small breakfast nook with something simple like morning coffee, but never both areas when they are close together. BTW love your arrangement with the red napkins, flowers and basket.

Great post Connie,

I read the original post and was hoping you'd do a follow up. So glad you did. Thanks for sharing your wonderful photos and ideas with us.

Great stuff!

Donna

Connie, great post. You must revise all your blogs. I am sure you have a lot to share. Staging gets more attention now.

I don't like "set" tables and prefer vase of fresh flowers or bowl of fresh fruits or if it is a vacant home fake fruits or vine setting like at your picture. But I did suggest setting ones because dinner table had lots of dents and scratches so we put two table runners parallel to each other and set a table for 4 people. Bright plated and colored water glasses draw eyes away from that table.

I also like your idea about leaving space for the Agent and buyer to write an offer. Straight to the point.

Great post Connie and I love the examples that you gave.

I likewise will set one area only, and ONLY if the home is vacant. Never in a home where people are living as it will look as though you interrupting something. That is not the case in a vacant home.

It also depends on the home for me, some I opt for just a centerpiece. If I set a table I try to pick a spot that needs a little pizazz, it may be a breakfast nook or it may be the formal dining room if the house is great for entertaining.

Connie - This is also a matter of culture and tradition. In some parts of the deep south it is not unusual to find the formal dining room table set and ready for company - at all times.

I like your insights on 'setting a mood' versus 'setting the table.' This post does a great job of showing the value that a good stager can bring to a real estate listing.

In our market (an maybe we are not as sophisticated as some others seem to be) if a table is neat, clean and in good repair, it is very unlikely that a buyer will be turned off by the fact that the fork is on the wrong side of the plate, the fruit may not be real, or the candles might not be the kind the buyer likes. Orderliness, cleanliness, and lack of damage is what my customers look for since it speaks to the way the sellers have likely maintained the home. Decorations are nice, but they do little to make sure the "bones" of a home are well-maintained and in good condition.

I'm not a fan of the 'set table' but I do love your photos and there is plenty of visual interest without the forks, knives and spoons.

JUL

2010

I agree, Maureen. Even the use of utensils can "make-or-break" a table-scape.

Michelle ~ As you did, our ultimate goal is to please our Clients, but as you mentioned: more can definitely be LESS when trying to accent the home, not the dishes.

Lori ~ your "place setting" is beautiful, tasteful and artfully done; not overly contrived. This is very similar to what I do when I actually "set" a table, but nary a fork to be found. Thanks for posting the pick!

I'm not saying that it's NOT ok to set A table, Sally, but you're correct in stating (especially when clicking over to the previous post) that having everything table set can give a Buyer the sense that they are intruding.

Thank you, Aaron, so glad you liked it!

Nestor & Katerina (not sure which) we often use high quality fake fruits in our vacant Home Stagings, simply because by next week they might get moldy. In owner occupied home stagings though, if they have producuing fruit trees, we will pick from their gardens to highlite THAT.

Janice & Wendy - LESS is definitely MORE when you are featuring a dining area, IMHO

Conor, you would be amazed at the number of apples and pears we've had to toss because people have actually tried to take BITES out of our fake fruit - lol

Thanks, Patricia. Yes, Home Staging certainly has become more well known is recent years - however I've been successfully Staging homes for over 9 years. =)

Enjoying all the comments Connie-love your article!! I do not set tables unless my client request it-too staged!! K.I.S.S.!!!

I agree, Barbara, thanks for stopping by!

Thank you, Cari, I'm glad you like the different options one can use. Model Homes are a completely different beast, but still you will rarely see tables set with utensils.

Glad you like them, Shirin & Kathy, and you're right. A breakfast bar shows well when set with maybe coffee and croissants, a BBQ area with bright bowls and such. The red & yellow table is one we recently did in an Owner Occupied Home Staging. ;)

Thanks, Donna! Did you click over to the past post? There's more great inspirations there as well as in the comments.

Great alternative, Anna, to use table runners. I've seen some very cool and artfully "set" tables with them and they are great to hide small imperfections.

So glad you enjoyed it, Wanda

Absolutely, Shar, you hit the nail on the head. The previous post shows EXACTLY how having all the tables set to the nines can leave buyers feeling as if they're interupting something.

You make an EXCELLENT point, Micheal. In some areas of the country or even the demographics of a particular area it IS expected to see at least ONE (A; singular) set all the time. But not every single table or counter top all in the same house. Just my $.02 cents ;)

Thank you, John N., "This post does a great job of showing the value that a good stager can bring to a real estate listing." - I couldn't have said it better myself ;)

John E. ~ You're right 100%, and if you take a moment to click over to the previous post, and the actual MLS photos that were used to try to SELL the HOME - You'll see why it prompted THIS post.

Glad you like it, Melissa, thank you ofr stopping by & commenting

You snuck in there, Cathy. YES---> K.I.S.S. !!!! (or Keep It Simply Staged? ;)

There are a lot of important issues when considering whether to stage a table.

This past weekend, I helped my sister-in-law stage the screened porch of her beach house for photos to advertise it for weekly rentals. We covered the table with brown paper and placed crab mallets and beer mugs at each place... all ready for someone to arrive with the fresh crabs.

Connie,

Appreciate your consideration of us needing room to write a contract! Don't worry on my account: I'll carefully clear a spot, write the offer and then replace the setting. You demonstrate a real partnership with agents and we all love that.

You are absolutely right about it depends on the house, style and what you are trying to achieve. I find the best home stagers don't have a one size fits all formula - but make the individual home show in the best possible light.

Great blog and photos. Thanks for sharing.

Connie,

I'm glad you were able to take the feedback from your original post and make it a learning opportunity for all. Good job!

One thing I don't like so much about builder stage models....they are sometimes too strongly stage which detracts from the house. Buyers still need to be able to visualize themselves in the house and THAT'S why less is more. I agree....

Simply stated and visually stimulating without attracting too much attention...that's why we need professionals to do this for us. It gets me when a seller wants to insist on anything...from the listing price and when to adjust it to how to stage a home; let us do our job and we'll get the house sold!

Thanks for a good post, Connie.

I think staging is important, but I feel it has more to do with intelligent "framing" than adding more clutter, such as dinner service, to the equation. Thanks for the post.

Connie, well said. In my book, less is ALWAYS more. Your photos say it all. Congrats on the feature!

Staging works but to be clear- good staging works! I have seen some really interesting do it yourself situtations that just added to their "unique style of decorating problem".

I am not a professional stager, but do partake in staging vacant homes in order to get them sold! A colleague and I have gathered a collection of tables, pictures, lamps, etc., and just by defining "rooms" it helps a buyer to picture furniture placement. Staging definitely works, and I always love the "before" and "after" shots. Great article. Congrats on the feature!

Connie this is a great piece and I love your photos. I think the theme here is that most prefer "less." I think I definitely agree. I do like to see a breakfast bar set with morning coffee for a morning showing or a wine glass or two for an afternoon showing.

Connie: I'm not sure I agree with the sit down and right an offer - now that's contrived! I do agree with the setting the table thing - I don't like it and buyers always invariably ask 'who's coming'? It does look staged.

Love this forum. It's a great example of just one more topic that we Realtors (and other professionals) have to consider by being in this business.

From a Realtor's point of view, thanks for the opportunity to learn more about staging.

I think the tablescapes look so pretty! I'd much rather see those in my staged home than table settings. Then again, I am not the paying customer.... :)

You're right, Marc, and thank you for stopping by!

Margaret, you are one smart woman! Staging Rental or Vacation Properties is extremely important as well. Customers want to rent homes that are presented well as they are ALL viewed via the Internet 1st.

Thanks, Irene, but you wouldn't need to move my place settings ;) we always like to take the Realtor into consideration, of course.

Yvette, you are absolutely right! "I find the best home stagers don't have a one size fits all formula - but make the individual home show in the best possible light."

Thanks for stopping by, Juli!

Thank you, Karen, as a RESA-Pro we are continually trying to "Stage It Forward" to educate others.

Eric - some Sellers (and yes, Realtors) try to dictate what we do. But as you said, let the Professionals handle it ;)

Staging is exactly that, Karl. GOOD Staging IS "framing" and "enhancing" the HOME, not detracting from its features.

Thanks, Pasty! (This was Featured? Where have I been?!)

Kathleen, you make a great point that DIY Staging can (and often does) "...add to their 'unique style of decorating problem'."

Good for you, Kathy, sometimes vignette Staging is all one can afford for vacant properties, but defining the room alone can go a long way in some instances.

Thanks, Melissa, and that's a great idea. Changing out props might be feasible for Owner Occupied Stagings, but would most likely not be possible for Vacants.

Let me phrase it differently then for you, Lyn. Many Home Owners contact me BEFORE they even have a Realtor lined up, and want for us to make their home spectacular even for the Realtors they interview. Wouldn't you like to then have a place to review the Listing Agreement and Agent Contract with them without having to "destage" the table setting? ;)

You're welcome, Wynette! The AR Group Stage It Forwardalways has a lot of very good and useful information on Home staging and Professionals in your area.

Coleen ~ You're correct in that, at least with my Company, 99% of the time the Home Owner is the one who pays for the Staging Services. But this post is to also show Sellers that there are different, and often better, ways to "set" a table for showings.

This is a great post -- I never thought of it that way. Referencing someone else's comment about the cultural differences, I am certainly located in what is considered the "deep South," LOL, and a formal table setting has never caused any of my buyers to bat even an eyelash.

I like the idea of tablescapes also. Fresh flowers are always appropriate. The only time when I really like a table setting is in a small kitchen that has a breakfast bar. It just points out that there is some space here to be an "eat in" kitchen.

HOORAY on the well-deserved Feature, Connie! I think this is one area that has "progressed" over the past couple of years. Well done! Julie

Great post! I love that Realtors are taking notice of a home that has been "touched" by a home stager!

I really have no eye for these things (my wife can tell you that) and will have to trust your judgement.

Very helpful. I'll print it and keep it in my "proof folder" for later use. Sometimes the words of an "expert" can really help you make your point. :-)

I can imagine buyers feeling intimidated by a table that is set and appears ready for the guests to appear at any moment. Like their arrival interrupted something...

And I can't imagine setting two tables in the same house. It would look like they couldn't decide what they were doing! Is this lunch? Is this dinner? Where are we?

I much prefer your method of setting a mood... beautiful photos, by the way!

For me, the space will dictate whether a table is set. If there is a lot going on in the dining and/or breakfast room (crown molding, chandeliers, beautiful furniture, window treatments, accessories, etc.) then the visual is already "staged" as far as I'm concerned. I prefer that buyers spend their very short amount of tour time seeing what they're buying rather than feel as though the home has been staged...and miss what they're buying.

I also agree that less is more. Thanks for the great post.

Aloha Connie,

Congrats on the feature. I can see setting a breakfast nook table or using center pieces but using table settings in staging a dinning room is impractical and lacks a certain taste level. Buyers are house shopping not attending a dinner party.

Peace,

We develop new homes and very rarely will set the tables. Staging is great but you need to leave some things to the buyer's imagination. Tableware is a very personlized item and is better left out of the staging equation.

Stokely Weinberg

Vice President - Sell Fast Forum

http://www.sellfastforum.com/make-money-in-real-estate

Connie, All makes sense & never thought about it this way. Love your videos, quick, snappy & get the message across.

JUL

2010

I love your tablescapes, Connie, and Lori's as well. I will definitely be doing more of that.

One time I left some lovely green apples on a specially shaped plate for some time on our table. My husband finally said one day, "Aren't you ever going to eat those apples?" They looked great.

Congrats on the feature!

Thanks for leaving a space to write the contract. Isin't this what it is all about.

Thanks for the staging tips. I am always at a loss as to what is too little or too much.

Connie - Very informative post. I enjoy staging and interior design myself and feel that a clean, minimalistic presentation that defines each room is best. Like many have said, to me, less is more. Clearly you are a professional and are capable of balancing what your client wants with what they truly need: staging that gets the home sold fast. Bravo!

I just had to move some table settings last night to write an offer. However, it was done nicely and wasn't a huge problem. I'm for not having tables set because that's not how the majority of people live. I love your photos of "un-set" tables and think that's a much better idea.

Also, this lower priced home was staged to the nines. It was definitely beautiful, but almost overkill. I haven't seen higher priced homes staged this dramatically.

On one hand, it certainly showed the house off to it's best (it was a well done flip). On the other hand, there was no question that it was staged, down to the chair with a throw on it in a bedroom set up as more of a den with eye glasses and a book on the ottoman.

Since I had never seen a home staged to this degree, I had mixed emotions. I mean, the master bedroom looked like a bed & breakfast as it was staged so beautifully. There were so many fake cakes and cupcakes and foodstuff (they sure looked real) on the kitchen counter that it was almost too much, IMO - and just made me hungry.

Did it make the house look appealing? Definitely! Was it too much - in a way I think it was, especially for a home in this price range. Not sure what the owner paid for a whole house staging, but it must have been a lot unless she gave some kind of discount or he knew her personally (he was obviously a contractor/investor).

My goodness! I have some catching up to do!

Nicole ~ It definitely depends on the area & demographics of the Buyer.

Exactly, Robin, and you make a great point!

Thank you, Julia!!!

Pam ~ some Realtors are still VERY resistant to the industry of Home Staging. But I too am happy to see so many Realtors chiming in on this topic.

Just "trust me" on this one, Gene ;)

Gayle, printing it and keeping it handy to show your clients is an excellent idea!

Marte, you made me LOL, "...can't decide what they were doing! Is this lunch? Is this dinner?"

You're right, Cynthia. Proper Staging should accent the HOME, not the dinner plates (as in the previous post) or the rose petals in the tub. Might I add that the bathroom of the previous post is HUGE! Can you tell that by looking at the wine galsses, rose petals and what looks to be a salr & paper shaker? lol

You're welcome, Mickey, and thanks for stopping by.

Aloha, Kimo~ C'mon, you don't expect to have poi and pig when you go looking for houses to buy?! what nerve! ;) Mahalo!

Stokely ~ it can be a very personalized item. The very thing we try to REDUCE in Owner Occupied Stagings.

Glad you like it, Tina. Thank you

That's hysterical, Beth.What's more is that something similar has happened in our house as well - lol

Yes, it is, Mike. Yes, it is.

You're welcome, Wade. Glad I could help ;)

Thanks, Risa ~ Staging is a sort of balancing act and thank you so much for your kind words.

How perfect the timing then of this post, Judy! THANK YOU for sharing exactly what I am trying to avoid and thank you as well for giving honest feedback to Stagings that you have personally seen (both good and bad). Staging should not be overly contrived, as you said: you saw lots of realistic cupcakes and food stuff - were you actually able to notice the house with your buyers or was everyone distracted?

You funny sistah, Yeah, but we eat outside under the mango tree, seriously and we use are hands to eat Poi and Kalua Pig ;)

"How perfect the timing then of this post, Judy! THANK YOU for sharing exactly what I am trying to avoid and thank you as well for giving honest feedback to Stagings that you have personally seen (both good and bad). Staging should not be overly contrived, as you said: you saw lots of realistic cupcakes and food stuff - were you actually able to notice the house with your buyers or was everyone distracted?"

I think the realistic fake food made me hungry - plus it was a long day and I didn't have dinner yet. So it probably distracted me more than the buyer - who wrote an offer that just got accepted.

JUL

2010

I like the idea of a minimally set table and like the examples you have shared.

Kimo ~ I miss the pictures of your nesting birds and mango trees =( MMmmmmmm Kalua Pig mmmmmmm

That is fantastic, Judy! Congrats on the accepted offer!!!! (now go eat some good, real food ;)

Thank you, Christine. So glad you like them =D

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Connie Tebyani, Platinum Home Staging Los Angeles and Ventura County

Calabasas, CA

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Address: Calabasas, CA, 91302

Office Phone: (818) 878-9936

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