Is Home Staging Still Worth It in the Age of AI?

SOURCE: Realtor

In today’s AI era, sellers may wonder whether traditional home staging is still worth it.

While the general consensus is that AI-generated staging is more affordable, experts agree it simply doesn’t deliver the same level of appeal and effectiveness as traditional staging. 

“It might get you clicks, but buyers are getting savvier at identifying what’s real and what’s not and it just ends up raising more questions than it answers,” says Heather Amalaha, professional home stager and principal at Showhomes Premier Design Studio in Austin, TX.

While there are situations in which AI staging is suitable, in more times than not, traditional staging or a hybrid approach that combines the two is your best bet.

Why traditional home staging is usually worthwhile 

Although technology is evolving faster than ever and AI-generated content is out there, traditional home staging carries with it many benefits.

“Photos of staged homes are more authentic. They allow buyers to understand the actual scale of the rooms and feel the flow of the home,” says Aaron Smith, real estate agent and luxury specialist at The Keyes Co. in Miami.

Smith explains that oftentimes buyers who’ve seen AI-generated images are disappointed when they see the home in person—and Amalaha agrees.

“It only takes 8 seconds for buyers to form a first impression when they tour a home. With AI-based or virtual staging, it’s 8 seconds of disappointment because what they saw online doesn’t match what they’re seeing in person. And that first impression is hard to change,” explains Amalaha.

Despite this, there are some situations in which AI staging can get the job done and save sellers some serious cash. 

According to Kurt Harfmann, real estate agent at Keller Williams in Boca Raton, FL, it might make sense for vacant homes, new builds, or properties under $300,000.

“AI staging may be OK for more affordable homes. But at the luxury level, where buyers are making highly emotional and lifestyle-driven decisions, physical staging continues to provide a competitive advantage,” says Harfmann.

The power of a hybrid approach

Some sellers these days are combining AI-generated staging with traditional staging.

They invest in physical staging in the most important areas of their home and add digital enhancements where appropriate.

“Through this approach, sellers can maximize visual and emotional appeal while keeping their finances in check,” explains Lourdes Alatriste, senior director of luxury sales at Douglas Elliman Real Estate in Coral Gables, FL. 

If you do go with the hybrid approach, make sure your virtual and physical staging is aligned. The digital imagery you use should reflect the actual furnishings that buyers will see in person. 

Ultimately, the goal is to prevent unwanted in-person surprises and keep things as real as possible.

The ROI of professional staging

Virtual staging is inexpensive—a fraction of the cost of traditional home staging—$30 to $150 per photocompared with $300 to $700 for each professionally staged room.

That’s because it doesn’t deliver the same impressive ROI. 

“Traditional home staging has been shown to increase sale price and reduce time on market consistently across different markets and different price points,” Amalaha says.

Michelle Minch, professional home stager and chief design officer at Moving Mountains Design in Pasadena, CA, explains that the real estate agents who hire her don’t just want to get potential buyers through the door. They make it their mission to sell listings for the highest possible price.

“These agents know that's not going to happen unless buyers walk into a house and immediately fall in love. Stagers set the scene for that love affair to play out. Eighty percent of the homes we've staged sell for $100,000 to $800,000 over the list price. Spending $10,000 on staging an entire large home and netting $100,000 or more, for example, is a pretty good investment,” explains Minch.

SOURCE: Realtor

Top 3 Reasons To Buy a Home Before Spring

SOURCE: Keeping Current Matters

If you’re planning to buy a home this year, you may be focused on the spring market. And hoping that when spring does hit, you’ll see:

• Mortgage rates drop a little more.

• More homes hit the market.

But here’s what most buyers don’t realize. Buying just a few weeks earlier could mean paying less, dealing with less stress, and feeling less rushed.

Here are three reasons why accelerating your timeline over the next few weeks could actually be a better play.

1. Holding Out for Lower Rates May Not Pay Off 

A lot of buyers are hoping mortgage rates will fall even further. But that’s not the best strategy. Here’s why. Experts are pretty aligned on this: rates are expected to stay roughly where they are.

That’s not a bad thing, especially if you consider how much rates have already come down. Over the past 12 months, they’ve dropped roughly a full percentage point. And for many buyers, that means affordability has already improved more than they may realize. 

So why wait a few more weeks just for more buyers to jump in and act as your competition? You already have a window right now. As Chen Zhao, Head of Economics Research at Redfin, explains:

“House hunters should know that this may be near the lowest mortgage rates fall for the foreseeable future.”

2. Spring Means More Competition + More Stress

Speaking of competition, the spring market is popular for a reason, but with popularity comes pressure. With more buyers active at that time of year, you’ll have to move faster once you find a home you like. And no one likes feeling rushed.

But buy now and you have more time to browse. Fewer people are looking, so homes sit longer.

In winter months, it takes an average of about 70 days for a home to sell. In spring? That drops to about 50 days. That’s a 20-day swing – and that pace is going to be more stressful.

Homes sell faster in the spring, and slower in the winter. And that can be a worthwhile perk for buyers who want to get ahead before their decisions start to feel rushed.

3. Prices Tend To Rise When Competition Heats Up

And here’s something most buyers forget to factor in. Prices usually respond to demand. So, when demand is higher, prices are too. Bankrate explains:

“Spring and early summer are the busiest and most competitive time of year for the real estate market . . . home prices tend to be steeper to reflect the increased demand.” 

In fact, data from the National Association of Realtors (NAR) shows that in 2025, buyers who purchased in the beginning of the year saved roughly $30,000–$35,000 compared to those who bought when prices peaked in the spring or early summer.

And let’s be honest, for a lot of buyers today, every little bit of savings helps. That’s why buying just a few weeks earlier, before prices ramp up, will be better for you and your wallet.

Bottom Line

Buying a few weeks before spring isn’t about rushing. It’s about choosing to be ahead of the curve and knowing you want more leverage, less stress, and meaningful savings.

If you’re ready and able to buy now and want to get the ball rolling, let’s connect!

SOURCE: Keeping Current Matters

10 Bedroom Design Features Pros Always Recommend

SOURCE: Houzz

See why pros prioritize lighting, comfort, visual interest and other elements to balance serenity with style

Many people want their bedroom to be a sanctuary and retreat that rejuvenates the mind, body and spirit. Setting up a bedroom to foster that kind of atmosphere takes more than just placing a bed in a room. So we asked 40 design and remodeling professionals about the features they recommend to homeowners looking to create a functional, stylish and blissful bedroom. Here are the 10 bedroom features that came up again and again.

1. Layers of Lighting

Hands down the bedroom feature pros recommend the most is a layered lighting plan. This approach should ideally include natural lighting, task lighting for reading or doing a crossword puzzle in bed, ambient lighting like lamps and recessed ceiling lights, and statement lighting, such as a chandelier. “Lighting plays a crucial role in setting the mood and enhancing the ambiance of a bedroom, making it a must-have feature for creating a cozy and inviting retreat,” says designer Barbara Elliott of The Sisters and Co. Decorating Den Interiors.

This Miami bedroom by The Habitat Collective highlights a layered lighting scheme with abundant natural light, recessed ceiling lights, table lamps and a statement light fixture.

Many designers put a strong emphasis on including dimmers for all artificial lighting in a bedroom. “Always install a dimmer for your lighting,” designer Kasey Smith says. “As you wind down for the evening, lowering the lights will not only create a cozy atmosphere but also signal your body it’s time to rest, allowing a much easier transition to sleep.”

If you’re not updating the electrical components during a bedroom refresh, consider dimmer outlet plugs. These relatively inexpensive plugs allow you to connect most floor lamps, table lamps and even string lights to gain the ability to dim the lighting. Some smart models sync with Alexa or Google Home, giving you voice-control capabilities.

2. Bedside Light Switch

Speaking of lighting, many pros can’t speak highly enough about locating a light switch, preferably with dimming capability, next to the bed. A light switch panel that also includes an outlet and USB ports is especially helpful. These let homeowners dim or shut off lights and charge devices without getting up or reaching behind or under a bed or nightstand. “In the bedroom, functionality is key,” says builder Nate Abutbol of NA Design Builders. “Who wants to get up to turn off the lights? Or turn on the light to read? Or reach down to plug in one’s phone?”

3. High-Quality Bedding

This might be obvious, but it’s worth noting that numerous home professionals highly recommend you don’t skimp on bedding. “I always recommend investing in high-quality linens,” says builder Jim Pitcher of CRC Builders. “While linens may seem like a small detail, they play a significant role in enhancing comfort, style and overall sleep quality. Quality linens, such as luxurious sheets, duvet covers and pillowcases made from premium materials like Egyptian cotton, linen or bamboo, not only feel wonderful against the skin but also contribute to a better night’s sleep.These materials are breathable, soft and hypoallergenic, promoting airflow and regulating body temperature for a more comfortable sleeping environment. Moreover, investing in high-quality linens can elevate the aesthetic appeal of the bedroom. Crisp, clean sheets and beautifully designed duvet covers can instantly transform the look and feel of the space, adding a touch of luxury and sophistication.”

The more layers of bedding the better. “Layered bedding is a consistent recommendation for bedrooms in my design approach,” designer Missy Stewart says. “The incorporation of varied textures and colors not only enhances the overall comfort but also injects a multitude of design qualities into the space, elevating its aesthetic appeal.”

Designer Kathryn Murphy recommends pairing an upholstered headboard with quality bedding. “These two things make a space feel cozy and luxurious,” she says.

4. Window Treatments

Drapery is also high on the recommendation list. Window treatments help mitigate light and sound and add style. “Full-length drapery elevates almost any bedroom,” designer Lisa Tharp says. “Clients are often surprised at how transformative this one element can be. Drapery adds softness and verticality, at once enhancing a room’s comfort and proportions. The key is to ensure they are well-made, sufficiently full and mounted high and wide to cover wall, not glass.”

You’ll find a good example in this Atlanta bedroom by design firm Elle Du Monde. Curtain rods placed near the ceiling help emphasize the height of the room, making it appear more spacious. The rods are also sized wide enough so the curtains fully cover the window area, preventing light from leaking in.

5. Statement Bed or Headboard

Many pros think the most important element in the bedroom should receive the most attention. “Create a statement with your bed and build the room from there,” says designer Dana Bender of Pine Street Carpenters. “Go for a higher headboard or a four-poster bed and splurge on great linens.”

In this Nashville, Tennessee, bedroom, designer Stephanie Ervin used a natural seagrass rope-wrapped canopy bed to add dimension, texture and interest to the soothing modern-organic space.

A statement headboard is another way to draw attention. “It serves as a focal point in the bedroom and can significantly impact the overall vibe of the space,” says design-build pro Michael Rezek of Chi Renovation & Design. “Whether it’s through intricate designs, bold colors or unique shapes and patterns, a statement headboard is a feature that can elevate the bedroom’s design, making it more visually stimulating and personalized.”

An upholstered headboard versus a hard, solid material will add function to your room. “I always recommend an upholstered headboard,” says designer Heather Hanley of The Tin Roof. “Not only is it an elegant look and timeless, but it’s functional for those of us that love to read in bed, watch TV or work in bed. I love to lean up against the headboard and spread out a project and work while sitting in bed. It’s cozy and seems somewhat like resting, even if it’s not.”

6. Wallpaper

Perhaps more so than for any other room in a home, designers recommend using wallpaper in a bedroom to add color, texture and visual interest. “Have you ever thought about how many hours you stared at the walls of your room as a teenager?” designer Lilianne Steckel jokes. “We don’t always have that luxury as an adult, but adding a special touch makes the room where you rest feel like an extra relaxation escape.”

Many pros focus on textured wallpaper when it comes to bedrooms. “I absolutely love using a textured grasscloth or linen wallpaper in a primary bedroom and wrapping all the walls, including the ceiling,” designer Deirdre Doherty says. “Even if you choose a color close to the overall home color — let’s say a cream or white — the room immediately feels more cozy and special. It works in both modern and traditional applications, and every time we do it, the clients are so happy they did.”

Designer Harmony Weihs of Design Harmony agrees. “You can only do so much with drywall and paint,” she says. “Wallpaper adds warmth, texture and interest.”

7. Color and Personality

Sometimes, focusing on comfort alone can leave a bedroom lacking in style and character. Many pros recommend that homeowners remember to express their personalities through color, pattern, artwork and decorative items. “We recommend incorporating the client’s favorite color in a bedroom in particular,” says designer Vanessa Smith of Flourish Interiors. “Primary bedrooms should be a very intimate and personal space. As such, they should really renew the mind, body and spirit. We find that starting with the client’s personal favorite color, and especially if it is a soothing color, helps start the design process off in a good direction.”

8. Ceiling Treatment

Often the first thing you see when you wake up is the ceiling. That calls for some special attention. “More than most other spaces, the design of the ceiling is really important in bedrooms,” says designer Jeremy Babel of Jeremy Babel Architecture + Design. “When you are laying in bed, the ceiling becomes a major view, so you want it to be well-designed. This can be an opportunity for specialty finishes like wood paneling and interesting light fixtures that conceal the bulbs and look good from below. But most importantly the layout of fixtures and devices should be carefully planned so the ceiling view feels organized and well-considered.”

9. Rug Under the Bed

You may have noticed that many of the bedroom recommendations focus on things people see and touch most often. That’s why many pros advocate for placing a rug under the bed. “It’s the very first thing your feet will hit to start the day,” says designer Christine Craig of Designology Studio.

10. Great View

Whenever possible, pros suggest highlighting a great view in a bedroom. “Having a view from the bed is always a goal,” says designer Stephanie Tottingham of Kashas Design | Build. If a sweeping landscape isn’t in the cards, consider adding artwork.

“We prefer to have art in the bedroom versus a television,” designer Craig says. “Your bedroom ought to be a place for unwinding and rejuvenation.”

SOURCE: Houzz

How to consider offers when selling your home

SOURCE: Homes

Getting your first offers when selling your home is exciting, especially if there are multiple ones.

While the price is important, it is not the only factor to consider when evaluating offers.

What to watch

“Please don’t solely focus on the price. The terms, closing date, financing, contingencies and more make a difference,” said Thomas McCormack, senior partner and broker for Resources Real Estate, located in Monmouth County, New Jersey.

In a home sale contract, contingencies are conditions that protect buyers by ensuring certain requirements are met before they close on the sale. If contingencies are not met, the buyer could back out and the sale could fall through, leaving the home still on the market. Common contingencies include having a home inspection to ensure there are no major or costly issues and having the home appraised to make sure the sale price is not more than the home value.Another common one is a home-sale contingency, which makes the buyer's offer on your home dependent on their ability to sell their current home.

Since contingencies give buyers more ways to back out of sale, they can be dicey for the seller. Closely look at the contingencies and the offer.

“A higher offer with a lot of contingencies can be riskier than a slightly lower offer with fewer ways for the buyer to back out,” said Andrew Fortune, a real estate broker at Great Colorado Homes, based in Colorado Springs, Colorado.

Extremely high offers that are significantly over asking, like a $600,000 offer on a $500,000 list price, could be riskier if the buyer needs to secure financing. Cash offers and pre-approved loans are more secure, so ask the buyer to provide details on their financing when considering offers.

“Check the buyer’s financing terms and verify with their lender that the preapproval is solid," Fortune said. "Some preapprovals are weak, and those deals fall apart during underwriting.”

Your moving timeline is also an important factor. There likely won’t be a perfect offer, but you can negotiate on what is most important to you.

“Negotiate when the offer is close to your target but missing a few key terms you care about,” Fortune said. “If a buyer offers your asking price but wants a 60-day close and you need 30, counter with a closer date.”

You could also negotiate a rent-back agreement with a buyer, which allows the seller to stay in the home for a determined amount of time. The buyer becomes a landlord to the seller temporarily until the agreed upon move-out date. This can be helpful for sellers who are still working out where they are moving to or while they are in the process of buying.

Checklist to consider offers

Evaluate the offered price

• Is this over or under your asking price?

• If over, great!

• If under, by how much? Is this your only offer?

• Does it align with recent sales in your area?

Verify buyer financing

• Is the buyer preapproved or prequalified for a loan from a credible lender? Ask for a statement of approval. If only prequalified, consider asking them to get preapproval.

• What is the loan type: conventional, Federal Housing Administration or Veterans Affairs? Have your real estate agent review loan approvals.

• Did they provide proof of funds or a down payment?

• Cash offers? Verify proof of funds for cash offers.

Considering contingencies

• Home inspection: This is common for buyers to request to have the home inspected for issues. If issues are revealed, the buyer will likely request repairs, negotiate credits or walk away from the sale. Sellers can get a pre-inspection to uncover problems early or decide how much they are willing to negotiate on repairs.

• Appraisal contingency: Lenders might request an appraisal to make sure that the home’s value matches the offer price. If the home is being overvalued, then the buyer might ask to lower the price. Be careful when pricing and be prepared to negotiate.

• Financing contingency: This protects buyers if they are unable to secure a loan. Even preapprovals fall through, so if their financial situation changes and the loan is not granted, this contingency allows buyers to back out.

• Sale of another property: For buyers who are also selling a home, they might have this contingency to ensure they are able to sell their current home before closing on the new house. This can get complicated, but look at their timeline and if their home is close to being sold as well.

Review earnest money deposit

• Amount offered? Typically, people put down 1% to 3% of the sale price.

• Is it competitive for your market? In more competitive markets, more earnest money could indicate a more secure sale.

Consider closing timeline

• Does the proposed closing date fit your needs?

• Is the buyer flexible if delays occur?

• Would they consider a rent-back agreement?

Look at additional terms

• Requests for seller concessions?

• Home warranty included?

• Personal property included/excluded?

Assess buyer motivation

• Is this a primary residence or investment?

• Any signs of urgency? Relocation?

How to handle multiple offers

Having more than one offer is great because it gives you more leverage to negotiate with buyers. The downside is you have to juggle the different offers and terms at once.

“Create a deadline for all offers so you can review them at the same time instead of one by one,” Fortune said. “This keeps the process organized and prevents endless back and forth.”

Have a spreadsheet of all the offers to compare them side by side. Evaluate prices, terms, contingencies, closing dates and earnest money to see what works best for you.

“Seeing everything laid out helps you spot the strongest deal quickly,” Fortune said. “You can accept the best offer, counter one while holding the others or ask all buyers to submit their highest and best by a certain time. Requesting highest and best creates urgency and often improves terms without you doing extra work.”

To garner multiple offers, you must make the property as available as possible for potential buyers to see.

“My advice: Provide pre-marketing time to get the property out to the public before it starts showing,” McCormack said. “Provide enough time for showings. Allow enough time for everyone to get their offer in. This does not mean stalling or delaying unnecessarily. This means communicating so everyone knows the rules of the offering period.”

What if you only get one offer?

If you only have one offer, you are more limited in bargaining power with negotiations. If you don’t like the one offer, it can be hard to decide what to do — accept or reject.

“You realize you are in a moment in time and as a seller it is your right to refuse and kick the can down the road. But guess what? You may not find anyone subsequently willing to make an offer, let alone at the price you want or even the same price as you are now possibly declining,” McCormack said.

Markets change and the future is never clear. It could be a gamble to reject an offer, but that doesn’t mean it won’t pay off.

“I would say a good agent will have a keen understanding of the local marketplace, the activity, pulse and be able to gauge if there’s likely to be competitive buyers in the marketplace right now,” McCormack said.

Offers are the starting points for negotiations so don't discount any that are under the asking price.

“Rejecting offers outright instead of countering kills negotiations before they start. Even if an offer feels insulting, a counteroffer keeps the door open,” Fortune said.

What if you get no offers?

This can happen. If you don’t get any offers after 60 days on the market, you need to revisit your home’s marketing.

“Keep the house on the market. Adjust the price. Change up the photos, the marketing, the approach,” McCormack said. “There are always new buyers entering the market. The second you pull yours is the moment you may have just ‘disappeared’ just as your perfect buyer just entered.”

It could just be a stale housing market, but maybe there is something wrong with the property that could be improved. Before considering pulling the house off the market, look to see if there are things that can be done to bring buyers in.

McCormack's key factors to consider when a house is not selling:

1. Has the property received maximum exposure through marketing efforts in digital, email, social, print and otherwise?

2. Is your agent equipped with the experience and current market knowledge to adequately assess what trends exist in the current marketplace which may impact your listing?

3. Was the property priced correctly from the start?

How to handle getting emotional letters

In competitive markets or when a buyer really wants a house, you may receive a letter pleading for their offer to be accepted. McCormack described these appeals as “love letters” and says to be careful.

“For some sellers, yes, they’ll respond to the heart-tugging,” McCormack said. “For others, sellers don’t like the feeling that they’re being manipulated. And sometimes the description itself might have the reverse effect.”

If it’s important for you to have a young family buy the home, then maybe the letter is compelling. Have a conversation with your real estate agent on how you would like to handle any emotional appeals.

“The other issue for sellers is fair housing. If you as a seller disqualify or decline a solid offer and simultaneously are aware that the buyer is a member of a protected class — religion, race, creed, sexual orientation — you may be exposing yourself to claims of fair housing violations,” McCormack said. “This may not be the case, but the objectivity of the offer, its presentation and its reception may have been influenced by the love letter.”

Decide if you want to see any letters that are submitted with offers. If so, connect with me and I can help you decide if there is any revealing information that could cause issues.

SOURCE: Homes

Should You Hire an Interior Designer?

SOURCE: Realty Times

Whether you’re moving to a new home or considering a refresh or remodel for your current one, you might be asking yourself whether or not you should hire an interior designer. A designer is someone who can create a beautiful space, but this scenario isn’t for everyone.

The following are considerations and both pros and cons that come with working with a designer.

What is Your Budget?

Budget will have to be the biggest consideration when you think about whether you should hire a designer. Designers are not cheap, particularly when they’re experienced. If you’re doing a remodeling project or moving into a new home, you have to think about the significant costs a designer can add to your overall budget.

Some designers will charge a flat fee. Others will charge by the hour.

Some designers will make purchases on your behalf and charge a percentage on each item they buy.

Regardless of the pricing structure, talk to some designers in your area to get a feel for the rates. You may figure out a designer isn’t even in your budget. It could force you to sacrifice in other areas of your project that you’d rather not if you hire someone.

What Services Do You Need?

Designers can do a lot of different types of work, and they may have varying areas of specialty. Services many designers offer can include design consultations, space assessment and space planning. Designers may offer purchasing and procurement or full-scale project management if you’re doing a remodel or custom build.

Some designers won’t work with you unless you’re paying for their full services, but others will charge by the hour and work with you on an as-needed basis.

Do You Have a Distinct Style?

When you hire a designer, even if their vision is similar to your own, ultimately they’re bringing their personal style to your home. Some people like this, but if you have a style that you prefer or a vision, you might be better off doing things yourself.

If you’re someone, on the other hand, who’s indecisive and takes a long time to figure out what you like, a designer can actually end up saving you time and money. They can become someone who guides your decisions.

Some people love to make decisions and find that it’s easy for them to do so, and if you’re that person, you could find it hard to work with a designer. On the other hand, if you’re someone who’s overwhelmed by choices, a designer can be well worth their fee.

You may find that a designer doesn’t create a space you feel reflects who you are. A good designer will work with you to learn about your family, your priorities, and how you use spaces, but still they may not capture these elements as you would.

Are You Patient?

An interior designer can help you figure out the logistics of home design that you might not otherwise think about. They do tend to take their time with projects, however. Good design can take time, and designers will often carefully select items, and they may opt for custom pieces as well. If you want to work quickly, it’s unlikely a designer will be the best choice.

You might instead pick all of your items online or from a local store so that you can bring everything together at once rather than piece by piece.

For some people, hiring a designer is absolutely the best option. It makes things easier for them and helps ensure they get a beautiful and cohesive space. For other people, a lot of the fun of a home project or buying a new home is decorating it and personalizing the space, so you have to decide which category you fall into.

SOURCE: Realty Times