Selling a family home while still living in it can feel like a daunting task, especially with kids, toys, and the everyday chaos of family life. However, it’s possible to create a beautifully staged home that appeals to potential buyers without sacrificing comfort or disrupting your routine too much. The key is to strike a balance between maintaining your family’s daily life and presenting a clean, inviting, and neutral space that allows buyers to envision themselves living there.
This guide will walk you through how to stage a family home while still living in it, offering practical tips for organizing, decluttering, and managing family life during the selling process.
1. Declutter and Simplify
The first step in staging any home is to declutter, but this is especially important in a family home where toys, sports gear, and personal belongings can quickly accumulate. Decluttering will not only make the home appear more spacious, but it will also help create a neutral, clean slate for potential buyers.
A. Start with Toys and Kid’s Items
If you have young children, toys and kid-related clutter can easily take over the home. During the selling process, it’s important to limit the number of visible toys and keep them organized.
- Tip: Designate one or two areas for toys and children’s belongings. Use storage bins, baskets, or cabinets to keep toys out of sight when not in use. Rotate toys, leaving only a few out at a time, and store the rest in closets or under beds.
B. Reduce Personal Items
Buyers need to envision themselves in the home, which can be difficult if there are too many personal photos, collections, or memorabilia on display. Pack away personal items like family photos, refrigerator art, and keepsakes, and replace them with neutral decor that appeals to a wide range of buyers.
- Tip: Keep a few tasteful decor items on display, such as simple vases, neutral artwork, or books. Avoid anything overly personalized or specific to your family’s style.
C. Declutter Common Areas
Focus on decluttering the home’s common areas, such as the living room, kitchen, and entryway. Remove excess furniture, knick-knacks, and anything that makes the space feel cramped or cluttered. Simplifying these areas creates a more open, spacious feel that appeals to buyers.
- Tip: Consider renting a storage unit for items you don’t need daily. This will free up space and keep your home looking tidy throughout the selling process.
2. Deep Clean the Home
A clean home is essential when staging for potential buyers. While living in the home, you’ll need to maintain a higher level of cleanliness than usual to make a good impression during showings. Regular cleaning routines and occasional deep cleaning can help keep the home spotless.
A. Create a Cleaning Schedule
Set up a cleaning routine that fits into your family’s schedule. Designate specific days for vacuuming, dusting, and mopping, and make a habit of quickly tidying up each day. This will help keep the home in a “show-ready” state at all times.
- Tip: Get the whole family involved in maintaining cleanliness. Assign small, age-appropriate tasks to children, like putting away toys or wiping down surfaces.
B. Deep Clean High-Traffic Areas
Focus on deep cleaning high-traffic areas like the kitchen, bathrooms, and entryways. These are the spaces that buyers will pay the most attention to, so they need to sparkle. Clean countertops, appliances, sinks, and floors thoroughly to make these areas shine.
- Tip: Use natural or mild-scented cleaning products to avoid overwhelming buyers with strong odors.
C. Keep Windows and Floors Clean
Natural light is a huge selling point, so ensure that windows are cleaned regularly to let in as much light as possible. Clean floors, especially in high-traffic areas like hallways and living rooms, to maintain a fresh and polished look.
- Tip: Use washable or easy-to-clean rugs in entryways and living spaces to help manage daily dirt and spills.
3. Create a Family-Friendly Storage System
While living in the home, you’ll still need space for everyday items like school supplies, toys, and sports gear. Implementing a storage system that keeps everything organized will make it easier to maintain a clutter-free environment.
A. Use Multi-Purpose Furniture
Invest in furniture that doubles as storage, such as ottomans with hidden compartments, storage benches, or coffee tables with drawers. These pieces provide extra storage without adding clutter to the room.
- Tip: Keep toys, books, and games in these hidden storage areas to quickly tidy up before a showing.
B. Create “Go-To” Storage Zones
Designate specific areas for storing everyday items that your family uses frequently. For example, set up a “drop zone” near the entryway with hooks, baskets, or cubbies for backpacks, shoes, and coats. This will keep clutter contained and make it easy to grab items when you need them.
- Tip: Label baskets or bins for each family member’s belongings to keep everything organized.
C. Keep Closets Organized
Buyers will often look inside closets, so keeping these areas neat is important. Use shelving, bins, and organizers to maximize space and keep closets tidy. Store out-of-season clothes, extra toys, and other non-essentials in storage bins or under the bed to reduce clutter.
- Tip: Consider using vacuum-sealed bags for clothing and linens to save space in closets and storage areas.
4. Focus on Key Selling Points
While living in the home, you may be accustomed to its best features, but buyers won’t automatically notice them. When staging your home, highlight its key selling points, whether it’s a spacious kitchen, a beautiful backyard, or a cozy fireplace.
A. Highlight the Kitchen
The kitchen is one of the most important rooms for buyers, so make sure it looks clean, organized, and functional. Keep countertops clear of appliances and clutter, and stage with a few decorative items like a bowl of fresh fruit, a vase of flowers, or a cookbook.
- Tip: Remove magnets, photos, and notes from the refrigerator to keep the kitchen looking tidy and neutral.
B. Showcase Outdoor Spaces
If your home has a backyard, patio, or deck, make sure these areas are staged and well-maintained. Clean outdoor furniture, mow the lawn, and plant fresh flowers or greenery to create an inviting outdoor space. Even if you have children’s play equipment in the yard, keep it tidy and organized.
- Tip: Stage outdoor seating areas with pillows or a small table to show buyers how they can enjoy the space.
C. Make Bedrooms Relaxing
Create a calm, neutral atmosphere in the bedrooms by using soft, neutral bedding and decluttering surfaces like nightstands and dressers. Keep toys and personal items to a minimum, especially in children’s rooms, to help buyers envision the space as their own.
- Tip: Use simple, coordinating bedding in light colors to create a hotel-like feel in all the bedrooms.
5. Set a Daily Routine for Showings
Since you’ll be living in the home during the selling process, it’s important to establish a daily routine to prepare for potential showings. The goal is to make quick, easy adjustments each day to keep the home in “show-ready” condition.
A. Create a Quick Tidy-Up Plan
Designate a few tasks that can be completed quickly each day to get the home ready for showings. This might include clearing countertops, making beds, putting away toys, and wiping down surfaces. Having a routine in place will make it easier to maintain the home’s appearance without feeling overwhelmed.
- Tip: Keep a basket or bin handy for last-minute decluttering. If a showing is scheduled, quickly gather items into the basket and stash it in a closet or storage area.
B. Have a Plan for Pets
If you have pets, you’ll need a plan to manage them during showings. Remove any pet-related items like food bowls, beds, and toys, and ensure the home is free of pet odors. If possible, arrange for pets to be taken out of the house during showings.
- Tip: Use air purifiers and regularly vacuum or clean pet areas to minimize odors and fur.
C. Minimize Cooking Odors
While cooking is part of daily life, strong food smells can linger and potentially turn off buyers. Avoid cooking foods with strong odors (like fish or garlic) on days when showings are scheduled.
- Tip: Use candles or air fresheners with mild, neutral scents to keep the home smelling fresh.
6. Create a Flexible Living Space
During the selling process, you’ll want to make your home as adaptable as possible. Focus on creating flexible living spaces that appeal to a wide range of buyers, while still meeting your family’s needs.
A. Keep the Decor Neutral
To make the home feel more marketable, keep the decor neutral and minimalist. Avoid bold colors or overly personalized decor, and opt for neutral tones like white, beige, and gray, which make the home feel more open and versatile.
- Tip: Use neutral-colored throw pillows, rugs, and artwork to create a cohesive and appealing look.
B. Stage Multi-Functional Rooms
If your home has a bonus room, office, or playroom, stage it as a multi-functional space that appeals to different types of buyers. For example, a home office could be staged as both a workspace and a guest room, or a playroom could be shown as a potential gym or craft area.
- Tip: Use simple, flexible furniture like fold-out desks, modular shelving, or seating that doubles as storage to make the room adaptable for various uses.
C. Limit Daily Messes
While living in the home, it’s important to keep messes to a minimum. Consider limiting meals and activities to certain areas of the house to reduce the amount of daily cleaning required. For example, designate a specific area for eating meals or doing homework to keep other rooms tidy.
- Tip: Keep a cleaning caddy with basic supplies on hand for quick touch-ups after meals or activities.
Conclusion
Staging a family home while still living in it can be challenging, but it’s entirely possible with the right strategies in place. By decluttering, organizing, and maintaining cleanliness, you can create a neutral, inviting space that appeals to potential buyers without sacrificing your family’s daily routine. Focus on showcasing the home’s best features, creating flexible living areas, and maintaining a quick tidy-up routine to ensure the home is ready for showings at any time.
With a little effort and planning, you can successfully stage your family home and make it more attractive to buyers, helping to sell your property faster and for the best possible price.
