HOME STAGING & PROPERTY TRANSFORMATION
Every home has potential. My job is to make sure buyers see it.
ESSENTIAL STYLING
Work with what you already own.
For homes that mainly need editing and rearranging.
Includes:
Walk-through/staging assessment
Furniture rearrangement
Decluttering and décor editing
Accessory and artwork placement
Room-by-room recommendations
Photo-ready finishing touches
Suggested pricing:
Starting at $395
You could scale by size: $395 / $495 / $595.
ELEVATED STYLING
When the home needs more than rearranging.
I really like “Elevated Styling” for the service you were describing. It sounds sophisticated without making the client feel like their home is being criticized.
Includes:
Everything in Essential Styling
More extensive furniture editing
Strategic replacement recommendations
Rugs, lamps, artwork, pillows and accessories
Selected pieces from your inventory
Shopping and sourcing
Coordinating the overall look
Listing-photo preparation
Suggested pricing:
$795–$1,500+
Client-purchased furnishings and décor should be billed separately.
I would also establish a 20% procurement fee for shopping, sourcing, ordering, pickup, delivery coordination and returns.
SIGNATURE STAGING
A complete transformation for the seller who wants the home to make a statement.
This becomes your high-end occupied staging service.
Includes:
Comprehensive staging assessment
Room-by-room transformation plan
Significant furniture editing
Décor/accessory selection
Shopping and sourcing
Coordination of purchased items
Styling and installation
Photography preparation
Final walk-through
Suggested starting price:
$1,500+
For larger/high-end properties, $2,000–$4,000+ is reasonable. Utah staging companies are already advertising vacant packages beginning around $1,600–$2,000. City Staging
CURB APPEAL & EXTERIOR STYLING
The first impression begins before the front door.
I would not call this “landscape cleanup.” That's a maintenance service. What you're providing is visual merchandising of the exterior.
Includes:
Front-entry styling
Patio/outdoor furniture placement
Planters and décor
Seasonal presentation
Removal recommendations
Landscape visual editing
Recommendations for trimming, pressure washing, mulch/rock, etc.
Exterior photo preparation
Suggested pricing:
Exterior Styling Consultation — $295
Curb Appeal Transformation — $595–$1,250+
Landscaping, lawn care, hauling, repairs and contracted services are additional.
FULL-SERVICE STAGING
From lived-in to listing-ready.
This is your biggest physical-staging service.
Includes:
Complete home assessment
Decluttering strategy
Furniture editing/rearrangement
Décor and accessories
Artwork and rugs
Lighting
Room-by-room merchandising
Exterior presentation
Shopping/sourcing
Installation
Photography preparation
Final listing-ready walkthrough
Starting at $2,000
Quote individually based on square footage, rooms, inventory, labor and staging duration. Current Utah providers advertise full/partial vacant staging starting around $1,200–$2,000+. City Staging
VIRTUAL STAGING
This is where I would give you three levels, because your virtual work is much more sophisticated than simply dropping furniture into an empty room.
VIRTUAL ESSENTIAL
Show buyers what the room could be.
$35/photo
Furniture, décor, rugs, artwork and basic room styling.
That is competitive with current Utah pricing; Dane Oliver lists vacant virtual staging at $35/room. Dane Oliver Real Estate Photography
VIRTUAL ELEVATED
Designed specifically for the home.
$50/photo
Includes:
Furniture selection
Specific design style
Décor and artwork
Rugs and lighting
Proportion/style adjustments
More detailed editing
One revision
Utah providers currently list approximately $45–$50/photo. Rose's Reelz
VIRTUAL SIGNATURE
High-detail virtual transformation.
$75/photo
For luxury listings, unusual spaces, outdated interiors and properties requiring substantial visual transformation.
Includes:
Complete furniture design
Custom room styling
Detailed décor
Furniture removal/replacement
Perspective/proportion refinement
Material/color coordination
Advanced environmental edits
Multiple refinement passes
One included revision
Gloho currently lists virtual staging at $80/photo, so $75 is defensible for a premium service. Gloho Photography
ADD-ON VIRTUAL SERVICES
Virtual Decluttering — $35–$50/photo
Virtual Furniture Removal — $35–$50/photo
Virtual Renovation — starting at $75/photo
Virtual Exterior Enhancement — $50–$100/photo
Virtual Twilight — $45–$75/photo
Examples of virtual renovation include flooring, paint, cabinets, countertops, backsplash, fixtures, fireplaces and bathroom updates.
VIRTUAL STAGING PACKAGES
I would also offer packages rather than forcing clients to purchase every image individually.
Package5 Photos10 PhotosEssential$175$325Elevated$250$475Signature$375$700
Then:
Need more than 10 images? Ask about custom listing packages.
THE DIFFERENCE BETWEEN YOUR SERVICES
This would make a great section on your website:
Essential Styling
We work primarily with what you already have.
Elevated Styling
We edit more aggressively and introduce carefully selected furnishings and décor.
Signature Staging
We transform the home's presentation from top to bottom.
Full-Service Staging
We handle the entire staging process, including furnishings, décor, styling and installation.
Virtual Staging
The transformation happens digitally, directly on your listing photographs.
THE DIFFERENCE BETWEEN OUR SERVICES
This would make a great section on your website:
Essential Styling
We work primarily with what you already have.
Elevated Styling
We edit more aggressively and introduce carefully selected furnishings and décor.
Signature Staging
We transform the home's presentation from top to bottom.
Full-Service Staging
We handle the entire staging process, including furnishings, décor, styling and installation.
Virtual Staging
The transformation happens digitally, directly on your listing photographs.