Virtual staging in Listings. We Like it.

Real Estate Agent with RE/MAX Gateway, Reston, Herndon, Ashburn, Sterling, Fairfax


There probably have been dozens of articles on virtual staging already written...BUT... I thought I would share our experience into that mix.We have been using virtual furniture, combined with professional photography and photo floor plans, and have had tremendously positive response from our sellers and prospective buyers.

 In our area, real staging with rental furniture costs around $3000 for a living room, master bedroom and a dining room. That is for the cheap stuff for 60 days. Many property situations cannot handle that additional financial transactional expense.




The vacant property on the link below had been on the market for almost a year when we got it. It was with much trepidation that we took the listing since it had to be priced at the top of the neighborhood to avoid a loss to the sellers.

We got it sold in a few months and the traffic was infinitely better than it had been before the virtual furniture was used in the marketing materials...according to the seller. Once you are in the link below you can hover your cursor over the floor plans and see the staging. In the upper right corner you can go to a click box to another level.

In addition to the floor plan, all the individual photos we use in the MLS and brochures also have the virtual staging in them. As you will see, I did not stage most of the secondary bedrooms...the cost was getting up there already and I felt that I had done what was needed to present the house well and get people to come see it.

None of this furniture is real:





One of our major jobs as listing agents, is to get prospective buyers to come and tour the house. An empty house does not photograph well and it is hard for buyers to visualize how their furniture would fit in the house without pictures as a guide.

This listing on the link below, was huge with an in law suite behind the garage on the entry level. It had a very unusual floorplan for our area. The virtual furniture really helped and the client was delighted...again...none of this furniture is real.

I pick the style of furniture for each room from the available catalog and our photography company places it.


Turn around time is generally 24-48 hours after I send in my order. Cost varies by # of furniture settings we buy. It generally costs between $70-$80 per angle. For example, a 3 angled view of a room could be $210 with a one angle shot being $75. That is on top of the cost of the professional photography and the creation of the photo floor plan with measurements... so it isn't a small expense, but we are convinced that it pays for itself.




  There are thousands of agents in our market area, so we always operate in an environment where home sellers have a gazillion choices when choosing a listing agent.  Our business model is to always offer full service, utilizing the latest technology, full color brochures, email flyers or whatever it takes to go the extra mile to showcase the seller's home to its best advantage and increase buyer traffic.

Many listings in our area have stopped providing full color brochures and just gone to providing a printout of the listing from the MLS in the property. We will not do that. We feel that it is short sighted when it comes to a quality presentation and seller client satisfaction.






   We understand. It takes time and costs money to do all the extra stuff, but as you know, real estate agents are often viewed as a commodity in the eyes of the general public and we have decided to do our best to separate ourselves from the masses.  Virtual staging with photo floor plans is part of that tool box. We like it.

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Why pay more and get less when selling your home? Jan and Steve Bachman of RE/MAX Gateway use professional photographers, create interactive photo floor plans, print full color brochures, and make an individual property website for your listing that goes out to 40+ public real estate search sites including, Trulia, Zillow etc.


We also create a custom photo tour that is sent to other agents and prospective buyers.



RE/MAX Hall of Fame, Platinum Club, A Washingtonian Magazine Top Agent 2018

Happy to Help. No Hassle, No Pressure.

Jan and Steve Bachman are full time Realtors® with RE/MAX, specializing in Homes for Sale in Fairfax, Loudoun, Prince William and Arlington Counties.



Our 3 rescue dogs have been GREAT! Go get a couple.

Comments (11)

William Feela
Realtor, Whispering Pines Realty 651-674-5999 No.

AS long as people understand that it is virtual. I have had clients upset because they thought there was furnature and there wasn't

Jan 05, 2019 10:11 AM
Steve and Jan Bachman

Hi William! Happy New Year!! Indeed we have heard buyers say that as well and understand your concern...BUT as the listing agent my job is to get people to come see the house. They don't look good when photographed vacant as you know...and when I have had buyers complain, we do tell them that the house is for sale not whatever furniture was there.

Jan 05, 2019 10:55 AM
Andy Brown-Climer School of Real Estate
The Climer School of Real Estate - Orlando, FL
The Best Real Estate School in Florida

Steve and Jan, good blog. Remember that blogging is really for Google and its search engine optimization spiders and crawlers. 

Jan 05, 2019 12:51 PM
Kathy Streib
Cypress, TX
Home Stager/Redesign

Hi Steve and Jan- as a home stager I have to agree...staging a vacant property can cost upwards of $3500 for 2 months of inventory...and that doesn't include every room!  I staged a condo and because of the quality of the furniture we had to use the fee was over $6000. When done well with full disclosure, I think that virtual staging has a place when selling a home!

Jan 05, 2019 05:26 PM
Kathy Streib
Cypress, TX
Home Stager/Redesign


                                 Thank you, Steve and Jan. 

Jan 05, 2019 06:14 PM
Steve and Jan Bachman

Thanks Kathy. We love real staging and do recommend it for the right situation where the finacial aspects of the transaction warrant it. It is a proven aid to speed of sale as well as an increase in price. However in the instances where that is not the case, we have been really helped by using virtual furniture. The property looks infinitley better in the marketing materials of showings is always better and the sellers love how the property looks online vs how it looks vacant.

Jan 06, 2019 06:16 AM
Debb Janes
Nature As Neighbors - Camas, WA
Put My Love of Nature At Work for You

That's pretty darn cool. Does your RMLS require you to note that it is virtually staged? Ours does. Interesting huh?

Jan 06, 2019 09:18 AM
Steve and Jan Bachman
RE/MAX Gateway, Reston, Herndon, Ashburn, Sterling, Fairfax - Herndon, VA
Realtors - Northern Virginia

Debb, as far as I know the MLS doesn't. We just changed over into a huge east coast MLS system after 20 years in the old MLS so we will find out. I don't expect it to be a big deal either way and I would still do it with notice if required 

Jan 06, 2019 09:27 AM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

I am totally open to the idea of virtual staging, depending on the property, but still have a lot to learn. We see very little of it here, unless it's not being disclosed, which I feel is key.

Jan 06, 2019 08:24 PM
Steve and Jan Bachman

Jeff the quality of virtual staging has soared in resent years. If you look carefully at some of the photos you can see that the technicians actually put in the appropriate shadows. It is amazing how carefully the furniture is placed visually.

Jan 07, 2019 07:39 AM
Jan Green - Scottsdale, AZ
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

I'm very surprised you don't have more comments on this post. I'm a firm believer in virtual staging.  It gives an online view that wouldn't exist otherwise, bringing in more buyers and apparently quicker sales.  Good for you!

Jan 08, 2019 08:41 AM
Steve and Jan Bachman

Thanks Jan. Virtual staging gives us a listing edge...not only from increased shoings but getting the listing job in the first place. We send examples of our online work prior to the appointment.

Jan 08, 2019 09:24 AM
Debe Maxwell, CRS
Savvy + Company (704) 491-3310 - Charlotte, NC

Great shout-out for virtual staging, Steve & Jan! You know, I am a big believer in it also and do agree, full-color, professional brochures are a MUST in every listing, regardless of the price.

Jan 08, 2019 04:17 PM
Steve and Jan Bachman

Thanks for stopping in Deb. It makes zero sense to us to do less than the best regardless of the price of the property, as you say. Sellers want your best work and they tell their friends one way oor the other. If agents cut becomes known to their detriment.

Jan 09, 2019 06:51 AM
Debe Maxwell, CRS
Savvy + Company (704) 491-3310 - Charlotte, NC

You're so right, Steve & Jan! It's a small expense to invest not only in that sale but, future referrals.

Happy Monday!

Jan 14, 2019 07:17 AM
Gwen Fowler SC Lakes & Mountains 864-710-4518
Gwen Fowler Real Estate, Inc - Walhalla, SC
Gwen Fowler Real Estate, Inc.

This is such a great idea, and I can see how this could be very beneficial. Thank you for sharing!

Jan 15, 2019 07:50 AM
Steve and Jan Bachman

Thanks for stopping in Gwen. We do think this gives us an edge on listing appointments as well as getting an increase in traffic.

Jan 15, 2019 08:02 AM