Sell Faster And Smarter By Utilizing Virtual Staging

Home Stager with CM Staging Solutions Inc

Whether you're a real estate agent seeking to expand your client base and appeal to builders or you're a builder seeking to sell your homes more efficiently, virtual staging can provide an alternate platform that brings concepts and ideas that can now be shared to prospective buyers. 

House Floor Plan

You no longer have to rely on merely a 2 dimensional floor plan that consists merely of lines, boxes and dimensions that don't mean anything to the average buyer.  Now you can expand this basic idea to add depth, dimension and a more accurate sense of size and style.


3D Aerial Image


Let's take it one step further, much like pictures that would be added to the MLS you can now add images of the interior and capture the product that person will be purchasing, an image presented with an element of realism that allows a buyer to dream and get excited about what they will be buying and the lifestyle they will be living.  It also allows you to experiment with different looks before you go to market.


      Version 1 Living Room             Version 2 Living Room


Last but not least video.  When virtually staging you are not limited to just picture.  You can give buyers and potential buyers full perspective what it is you're selling.  Check out this video as it takes you from concept to vision that can be shared by all.




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For more information on home staging in the Toronto area or furniture and accessory rental, contact me.   To see information on the show click on the Income Property button below.


 Toronto Home Staging HGTV's Income Property




8-153 Bridgeland Ave

Toronto, ON M6A 2Y6

416 256-0088


Comments (27)

RE Realty Experts - Fremont, CA
Quality Real Estate Services for Real.

Its a new way to show property, when you physically cant be there. Its wonderful technology.

Dec 11, 2013 03:26 AM
Jay & Michelle Lieberman
Keller Williams World Class - Agoura Hills, CA
Creating Calm in the Buying and Selling Chaos

Probably one of the coolest things out there.  I wonder how to get this without a floor plan, such as in most resale homes.

Dec 11, 2013 06:06 AM
MichelleCherie Carr Crowe .Just Call. 408-252-8900
Get Results Team...Just Call (408) 252-8900! . DRE #00901962 . Licensed to Sell since 1985 . Altas Realty - San Jose, CA
Family Helping Families Buy & Sell Homes 40+ Years

I think for new homes it can be helpful when it's only a floor plan anyway. In resale homes that buyers go into, they often feel deceived to find it sans staging.

Dec 11, 2013 08:34 AM
Maureen Bray Portland OR Home Stager ~ Room Solutions Staging
Room Solutions Staging, Portland OR - Portland, OR
"Staging Consultations that Sell Portland Homes"

I agree with others here that with most in-person showings, buyers would likely be disappointed to find an empty house after seeing it "staged" online.  Most buyers have little idea how to visualize furnishings in a home -- virtual staging is OK on paper, but then what?  We find in our market that empty homes just fall flat.  By the time you pay for virtual staging, a seller may decide that real staging is just a bit more but has a much stronger impact. 

Dec 11, 2013 09:15 AM
Laura Filip
Laura Filip Broker , Opening doors for All Seasons of Life - Whitesboro, TX
What can we do for you today?

I must agree with Tammy how do you get past the buyer expecting to see what they see in the photos in the house. Staging can help I agree but I really do not understand the virtual part at all.

Dec 11, 2013 09:36 AM
Rachel Craggy
CM Staging Solutions Inc - Toronto, ON
CM Staging, Toronto Home Staging

Hi Laura and Tammy

I understand what yourself and Tammy are saying but I think you're both missing the bigger picture... and for that reason I will address both of your comments.

First of all, you cannot stage a property that doesn't exist so that isn't something you would compare for this type of scenario. 


The other point I would like to remind you of is, as real estate agents you surely already know the MLS is one of the most powerful marketing tools that exists for any industry and it is therefore very important for agents to understand, settling for pictures of empty rooms, no images, cluttered dark and grubby pictures or images of 2d floor plans is not doing any service to your listing client at the end of the day.

This blog and  specific technology was created for pre-construction homes and as I stated earlier showcasing what the property will look like once it is built is a far more sophisticated selling approach than a 2D floor plan and a write-up.

When you're working in a tough economy you pull out all the stops as that is what your clients are expecting from you. 

Regarding re-sale, undeniably it is better to stage a home beautifully and take great pictures than to show a virtually staged home hands down, BUT I have also seen homes staged that actually can de-value a home or there are situations when you cannot stage it, such as pre-construction OR tenanted.

These are 3 situations when virually staging is often a more superior and business savvy approach to selling than to put "red flagging" pictures on the MLS.

Lastly I have also sold real estate in the past and buyers are not angry when you have pictures of a property that shows furniture, they are upset when you alter the condition of the property and the property itself is actually in a much worse condition than is represented on the MLS not whether or not it is shown with furniture.  Pictures of homes in a season different to the time the property has been listed or putting pictures of the property with furniture in it when the place is empty is very different from virtually altering the condition of the property.


Great comments ladies and thanks for the great discussion I'm glad you brought this up.  I hope I've answered your questions.

Dec 11, 2013 10:32 AM
Laura Filip
Laura Filip Broker , Opening doors for All Seasons of Life - Whitesboro, TX
What can we do for you today?

How do you stage in this  fashion what tools do you need.


Dec 11, 2013 11:41 AM
Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Real Estate Agents - Luxury - Divorce

The jury is our on this one...just from having people who moved after photography was done...and knowing that they cannot visualize ....I think that in our area, they would feel deceived and confused.

Dec 11, 2013 06:35 PM
Ron Aguilar
Gateway Mortgage Group - Saint George, UT
Mortgage & Real Estate Advisor since 1995

tough question, to stage or not to stage.

Dec 11, 2013 10:32 PM
Barbara Murphy
Tartan Properties, Pensacola~Pace~Milton~Gulf Breeze~FL - Pace, FL

I am a true believer in staging -- have seen it work well many times! 

If the seller is willing and able to hire a *talented* local stager, and able to leave the home staged for showings -- that would be preferred -- but virtual staging seems like an excellent alternative!

I, too, would like more information on how it is done. :)

(Your sample home is GORGEOUS; I can see how a Buyer would easily be able to make a decision about moving forward with a new construction home using this tool!  Thanks for presenting!)

Merry Christmas!

Barbara Murphy, Broker, Tartan Properties

Pensacola~Pace~Milton~Gulf Breeze~Navarre~Northwest FL Panhandle

Dec 11, 2013 10:52 PM
Rachel Craggy
CM Staging Solutions Inc - Toronto, ON
CM Staging, Toronto Home Staging

Good morning

Thank you for all the comments, in regards to tools, I use many different types of softwares in order to create this.  The creation time for this type of animation was 3 weeks.  It requires a level of understanding of lighting, colour, dimensions, etc.  Creating a virtual animation unfortunately isn't something you can buy a software and simply create at least not this type that needs to be fairly custom. 

What I would recommend you do is source a virtual modeling artist and preferrably one who has experience with interior design, furniture dimensions, etc.

Thank you for the comments.  I think you are going to find this is the next phase of advertising and allows agents to source a new type of client and being armed with talented individuals on your team, like a contractor, a home stager, a virtual modeling artist is the way of the future.. as more people continue to source their products on line, in Canada 90% of buyers source on line and in the US I believe it is 75% it only makes sense.

I can work anywhere, and if you would like to begin selling your services to builders who are in mid-construction, pre-construction and need to move or are looking to move more product, I can work with you.

Happy holidays and Merry Christmas to you too.


Dec 11, 2013 11:04 PM
Rachel Craggy
CM Staging Solutions Inc - Toronto, ON
CM Staging, Toronto Home Staging

Hi Ron

You should always stage when necessary.. the question is "how" to stage, that is the question..:)

Dec 11, 2013 11:05 PM
Lanise Warrior-Johnson
Real Estate Brokers Services, Inc. - Compton, CA
Real Estate Specialist
Wow! I've seen virtual staging used in HGTV shows before! This is genius! Thank you for sharing.
Dec 11, 2013 11:38 PM
Jane & Jeff Daley, PhD
Luxury Valley Homes Scottsdale - Scottsdale, AZ
Scottsdale Real Estate Arizona

I like staging for our empty homes. The greater majority of our clients do not want the additional expense to stage a home. The virtual staging is an interesting concept but I am always suspect when a price is not included.

Dec 11, 2013 11:41 PM
John DL Arendsen
CREST "BACKYARD' HOMES, ON THE LEVEL General & Manufactured Home Contractor, TAG Real Estate Sales & Investments - Leucadia, CA
Crest Backyard Homes "ADU" dealer & RE Developer

Staging is a good thing. I see no deception whatsoever inasmuch as the new owner will be doing their own thing when they occupy the home anyway. I'm going to pass this along to my daughter who is a World Class Designer and was recently entered into the Andrew Design Review as one of the Worlds top 100 interior designers. She and her design team would be thrilled to see this concept.

Dec 11, 2013 11:45 PM
Shanna Hall
Real Estate Solutions - Kirkwood, MO
I love selling houses!!!St. Louis, MO 314-703-1311

I love the differeence betwen the gray and the green in that room- I am going to  start playing with some pictures!!!

Dec 12, 2013 12:21 AM
Kimo Jarrett
Cyber Properties - Huntington Beach, CA
Pro Lifestyle Solutions

Interesting post, however, without a cost factor of the staging to determine the opportunity, it becomes very uninteresting to probably most consumers IMO.

Dec 12, 2013 02:20 AM
Lyn Sims
Schaumburg, IL
Real Estate Broker Retired

I've seen this more & more & think it's a great technology tool. My MLS has even added the notation for the pics if anything is done virtually such as your tour.

Dec 12, 2013 03:07 AM
Travis "the SOLD man" Parker; Broker/Owner
Travis Realty - Enterprise, AL
email: / cell: 334-494-7846

Neat idea and good video. Could you speed the credits up at the end, or was that a list of items included...?

Dec 12, 2013 06:06 AM
Jim Paulson
Progressive Realty (Boise Idaho) - Boise, ID

I am just starting to research Virtual Staging. I am surprised by some of the controversy thinking it is a bait and switch concept since the virtual furniture doesn't convey since if it was real staged (or the owners) furniture, it is considered personal property, not real property, and wouldn't convey anyway.

Feb 18, 2015 09:45 PM