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The Problem with Virtual Staging (it's a lie)

By Michelle Seidelman

Home Stager with Staged To Sell

March 13, 2011 07:57 PM

For those who don't know, virtual staging is the use of photo manipulation to create a similar "staging effect" completely digitally. Often taking an empty room and overlaying photo furniture, or artwork (or -and far more ethically dubious, airbrushing and cloning away house flaws).

Photo manipulation is becoming increasingly common. This is the day and age where magazine models are not just airbrushed, but waist thinned and legs digitally lengthened. Often we can't even tell how many people or photos were stitched together to create that end product.

So, if we can't tell? What the problem...

Assume people will be able to tell. We are becoming increasingly perceptive to digital tricks (sites like Photoshop Disasters show how even high paid professionals get it wrong, all the time). When a photo is edited too far not only is a buyer turned off, credability has been lost for the agent and the seller.

Virtual Staging is an "easy shortcut" but it is disingenuous. Physically staging a home is not just about making things pretty, it is not just about adding furniture. We are creating a physical space that a buyer feelings comfortable in, that they can imagine as their own home.

A pretty picture online is only going to get buyers to your door, the disconnect between the digital manipulation, and the actual home will have lost you not only the buyers trust, but the sale.

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Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366

Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA

General Contractor, Dry Rot and Water Damage

I didn't know this was even being done. Maybe it is the same type of software where they can draw and furnish a remodel project.

Mar 13, 2011 08:18 PM

Dan Edward Phillips

Dan Edward Phillips - Eureka, CA

Realtor and Broker/Owner

Good Morning Michelle, you are correct in your post. The effort is lost whe the buyer visits the home.

Mar 13, 2011 11:03 PM

Carol Zingone

Berkshire Hathaway Home Services Florida Network Realty - Jacksonville Beach, FL

Global Realtor in Jax Beach, FL - ABR, CRS, CIPS

Michelle - I don't like virtual staging; I feel it's misleading even if it's stated clearly in the listing the staging is virtual, most buyers don't discern the difference and feel cheated.

Mar 14, 2011 12:34 AM

Judy Klem

Transition Stage LLC - Shelton, CT

Home Staging, Senior Move Management, Fairfield/New Haven counties

Hi Michelle - The first time I heard this, I thought it was totally absurd, for many of the reasons you point out. It's not as though buyers are likely to purchase a home strictly from the photos. Once they walk into the actual home and it looks nothing like the virtually stage photos, I can't help but think that they'll feel cheated and very, very annoyed. Like, walk away annoyed...

Mar 14, 2011 02:48 AM

Michelle Seidelman

Staged To Sell - Portland, OR

Tom-

Although some people are using digital technology to create virtual tours of their homes. Most virtual staging programs (as far as I can tell) are just adding overlays of furniture and props pictures into a photograph of an empty room.

Mar 14, 2011 08:15 AM

Janet Jones

Just Your Style Interiors, LLC - Kihei, HI

Home Staging, Interior Redesign Kihei, Maui, Hawaii

Hi Michelle--nice blog about this. I, for one, can't stage a whole room from just a photograph. I will have some ideas, but there is something about standing in the space and "feeling" it. Also, from what I've seen these services are pricey, so I don't know why someone wouldn't just hire a stager. As you point out, the reality will be seen once a prospective buyer walks through the front door. Some great first impression.

Mar 15, 2011 10:31 AM

Michelle Seidelman

Staged To Sell - Portland, OR

Carol-

I agree that a buyers would feel cheated also, and even when a listing is honest about the staging being virtual it seems very limiting to try and stage in a 2-D medium.

Janet-

I couldn't agree more, especially about having to feel the space in order to properly stage it (after all a buyers first impression will also be based on their feelings when entering the home).

Mar 15, 2011 01:54 PM

Janice Ankrett

Burlington, ON

Staging Professional

Michelle, I think this type of staging is counter productive. While the photo may look great, what is the buyer going to think when they arrive to find an empty house? Will they be able to remember the photos in enough detail to bring about that sale? I don't think so.

Mar 22, 2011 05:40 AM

Mika Webb

Coldwell Banker Mountain West Real Estate, Inc. - Salem, OR

I agree, once they find an empty house that looks nothing like what they saw, their perception will change. Then you will only hope and pray that they are buyer's with "vision". I feel that if you are going to take all of that time and energy to photoshop, stitch photo's, etc... why don't you just have the home stages (it will probably cost less than all of the photo programs)

Mar 25, 2011 01:23 PM

Krisztina Bell

Virtually Staging Properties - Atlanta, GA

Virtually Staging Properties

Thanks for your thoughts on virtual staging. Keep in mind that virtual staging is NOT a way to replace traditional home staging services but a more economical marketing tool for agents and sellers to be able to show buyers the potential of a home, digitally. Virtual staging should not entail altering the photos of the home as far as changing wall colors, moving walls and adding fixtures. As an agent, professional home stager and Pioneer of virtual staging, my company believes in virtual staging that abides by the Realtor code of ethics of a true representation of the property. This service is merely used to give buyers a better understanding of how to layout a room and make vacant photos of a home online more attractive and recognizable. And yes making sure each photo displays that the home has been virtually staged so buyers are aware is very important and my company has a strict policy on that! I am just glad to see that our #virtual #staging service has made a name for itself in the real estate world and is here to stay! Before you take a stab or buy a CAD decorating software program contact http://www.virtuallystagingproperties.com as we are professional home stagers of vacant properties of over 10 years through our sister company www.novacancy-atl.com in Atlanta and pioneers of our patent-pending virtual staging service that sells vacant homes faster anywhere in the world! KRISZTINA BELL, GA Real Estate Agent, Professional Home Stager, Pioneer of Virtual Staging & Real Estate Marketing Consultant

Apr 07, 2015 01:36 AM

Ernest Villafranca

Oakland, CA

Michelle Seidelman

Staged To Sell - Portland, OR

Krisztina,

Thank you so much for your comment.

In the 4 years since I wrote this original blog I feel that much in the field of virtual staging has changed. I am constantly impressed by the work Ikea has done implementing new technology in virtually staging for their catalogue. Though, Ikea gets around the issue of potentially uncomfortable composites by CGing every aspect of their photography. They then pair their advertising with physical staging in their store.

I think virtual staging has some heavy limitations when it comes to potential buyers wanting to interact with a physical home, but I do believe that there are currently many ethical ways that virtual staging is being used.

May 13, 2015 03:08 AM

Ernest Villafranca

Better Homes and Gardens Real Estate - Oakland, CA

3923 Grand Ave. Oakland CA, 510-418-9443

It might make sense in some situations.

Jun 30, 2017 01:19 PM