Should you stage vacant or occupied? It depends on whether you’re still living there. The two paths differ enough in process and price that it’s worth sorting out before you call.
We do both every week. Here’s the short version.
“Vacant starts empty. Occupied starts with what stays, what goes, and what we add.”
The Short Version
| Vacant Staging | Occupied Staging |
|---|---|
| Home is empty, seller has moved out | Seller is still living in the home |
| We furnish everything from our warehouse | We work with your existing furniture, supplemented as needed |
| Instant quote available online | Individual consultation required |
| Starts at $2,800, 60-day rental included | Custom pricing, typically higher than vacant |
| Straightforward install, full design control | More nuanced — editing decisions made room by room |
Vacant Staging: The Blank Canvas
Vacant means the seller has moved out and the house is empty. It’s the simpler of the two for everyone involved.
We furnish from our 10,000 sq ft warehouse for that property and usually install in a day. No debate over whose sofa stays — we start from scratch.
That’s why vacant is the service we can quote online. Square footage and room count drive the price, and we’re not inventorying someone else’s furniture first.
Occupied Staging: Working With What's There
Occupied is different. You’re still living there, so the job is to edit, rearrange, and add — not furnish every room from zero.
We walk the house and flag what works, what’s oversized, what’s dated, and what’s too personal for showings. Photos, extra furniture, and pieces that age a room often go to storage before anything new comes in.
Then we add from our inventory — art, accents, lighting, whatever finishes the rooms that are staying.
Why Occupied Staging Costs More
Direct answer: occupied takes more time and judgment. Editing someone’s furniture and blending it with ours is harder than furnishing an empty house.
That’s why occupied is custom-priced. A blind online quote wouldn’t be honest when every house and furniture mix is different.
How to Know Which One You Need
- Already moved out, or moving out before listing? You need vacant staging. Get an instant quote based on your square footage.
- Still living in the home during the sale? You need occupied staging. Request a consultation and we'll walk you through next steps.
- Not sure yet? That's a completely normal place to start. A quick conversation with our team will make it obvious which path fits your timeline.
Either way, the goal is the same: photos that hold up, showings that make sense, and a sale that isn’t fighting empty or cluttered rooms.