What Is Virtual Staging and How Can It Benefit A Seller?

What Is Virtual Staging?

Real estate marketing has come a long way with all the technological advances, and right now, many sellers just want their property sold fast at the highest price possible.  In today's market, homes are selling so fast that staging a home may not be an option that a seller wants to pursue.

However, "Virtual Staging" may be an option.  Virtual Staging is placing non-real or imaginary staging, such as, furniture, lamps, tables, TVs, art work, plants, and flower vases, into a room or space. For example, the image above has been virtually staged. All the articles or "staging" in the room above are not physically real.  Below is the same room from another angle.

Virtual Image - 115 Zane Grey Lane, Sedona AZ

Note: Subtle use of VS in upper right-hand corner to indicate Virtual Staging.

Raw Image

This is a raw image converted to "dng" - a digital negative.  It is 20% smaller than a raw file but any lost quality in post-processing is negligible.  

Here is a link to the actual website that shows all the images of Zane Grey above.

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155 Canyon Diablo Unit 6 Sedona AZ, 86351

Pending...

Note: iPhone Image vs Full Frame Canon 5D Mark IV.  The iPhone image is a jpeg image at .5 ratio while the full-frame camera used a 16-35 ml wide-angle lens at a 1 to 1 ratio.

During the 2nd listing consult, Rick took images of the townhouse.  The walls were completely full of art work. The artwork had to come down.  The walls were patched and painted.  The fireplace was replastered with a neutral-grey Venitian finish.  We restaged the furniture that was left and ultimately decided to send three images to be virtually staged (VS).  Total Cost = $96

iPhone 11 Pro Max

Full-Frame Canon 5D Mark IV

Image 5 (see instructions below)

Here is a link to the actual website that shows all the images of 155 Canyon Diablo #6 above.

2353 Rio Mesa Trail Cottonwood AZ 86326

This is another case of creating the best image possible for this listing.  You can see all images at this link.

What Are The Benefits Of Virtual Staging

For The Seller?

• Virtual Staging is a FAST alternative to traditional staging.
  • 24/7 customer support
  • Turnaround can be as little as 12 hours or less. (Add $12 an image)
  • 24 hour turnaround add $6
  • 24 to 48 hour turnaround - no additional charge
• VS is cost effective. 
  • Average cost can be as low as $16 per image, depending on the service you use.
  • Rick uses Styldod. - 26 images in 3 listings total $699.
    
  • 100% satisfaction guaranteed.
  • Image enhancement starts at $1.80
  • Unlimited Free Revisions (Styldod).
• VS is a benign alternative. Everything is done digitally.
  • Very little effort is needed to position your property effectively.
  • No physical furniture, etc., need to be moved in and moved out.
• VS is adaptable.
  • Create any type of room you want to showcase.
  • Object removal, image enhancement, day to dusk, occupied to vacant.
  • Other services include:
    • Renovation, updating, floor plans,
      • These services provided at additional cost and can take additional time.

What Are The Cons Of Virtual Staging

For The Seller?

• Virtual Staging can be misleading
  • Check with your MLS to make sure virtual images are an acceptable form of publication. Follow MLS guidelines.
  • Make sure the real estate agent/broker is transparent when showcasing these images.
  • Put information in Agent Remarks in the MLS.
  • Watermark the image with "VS" to indicate it is virtual staging.

• VS needs to be professional.
  • Quality is a must. Furniture and furnishing need to look real.
  • Furniture and furnishings need to reflect the same layout if shown in similar images.
  • Dimensions of furniture and furnishings need to reflect the dimensions of the room.
  • Provide clear and concise instructions to the technician when submitting the images. 
    • EXAMPLE using my instructions for the featured image.
      • No TV - Notice the 2 dark circles. These are electrical outlets for side tables. Keep all pictures consistent. The front door is shown open.
      • One more ... Image 5 - This was very detailed
        
        See image one for detail included in order. This is the same room only taken from the entrance of the home. This image shows the rug that needs to be removed. There are wires all along the long wall leading to the TV. Remove the same 2 geodes as in image 1. Slate flooring needs to remain. It is a selling point. This is the image that shows the plant, plant stand and partial bar stools. Those must stay. Brighten the room up. The kitchen is in the background. Nothing needs to be done in the kitchen.
        Additional services include
        

        Basic Editing

        Clutter Removal

Additional Tips

As we all know, the first showing is on the Internet.  If your property does not show well there, you may not get the showings.  Never forget that the virtual staging or images indicate the potential for the property. 

Durng showings, be prepared for some comments on misleading images.   As long as you are up front and transparent about the virtual images or the condition of the home, don't be bothered by a negative comment.  For some buyers and agents, this is a tactic used during the negotiation process.  I recently sold a home where the virtual images really showcased the house, meaning... the empty house did not reflect the virtual images.  This home sold for $90,000 over the asking price.  But it did show the potential for the home. 

Final Thoughts

2022 is the first year I have ever used virtual staging.  Three listings have been virtually staged. Many seen these images and I have had a lot of good feedback, especially from each seller.

I have always been a big fan of traditional staging and have given a lot of business to my local staging company.  It is a real benefit to bring a Professional Stager in for a consultation.  I highly recommend it. 

Years ago, virtual staging was an expensive and inflexible option.  But today, it is a real benefit for your seller, and easy to do.  There are some clients who will not spend the money to bring in a Pro.  I personally do not like to publish an empty house, so this is an alternative that I will use to make a listing pop. 

I highly recommend using Styldod.com.  They have made Rick's job easier.  Now, when we shoot a home that may need staging, we take the pictures that will work best for virtual staging. 

I am interested in your thoughts on this subject, especially in this seller's market.