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While most sellers stop at a basic cleaning, the magic that captures hearts in real estate photography for the MLS and drives in-person showings happens in the final two steps: Staging and Merchandising.
As a photographer who has shot commercial and residential properties for 15 years, I’ve seen it all. I’ve learned that staging isn't just about what’s in a room; it’s about how items are placed to lead the eye. Nothing makes my heart flutter with joy – or overshoot the property - more than good staging! I love finding those "Easter eggs" a stager leaves for me. It’s those curated vignettes where expertly placed furniture and decor move me through the home and lead my eye to rest exactly where I need to focus my camera.
Having worked with realtors, stagers, designers, and builders across the state of Texas, I’ve learned a few things. I’m sharing them here with the hopes that you can use this process to get the interior of your home showing its best during the marketing phase. To get results that truly capture buyers (and me!), I’ve found that a three-step process of 'Make Ready' preparation, Staging, and Merchandising works for any home.
1. The Make Ready: The "New Home" Feel
A Make Ready is more impactful for in-person showings, where the look and smell of a home leave the biggest impression. This isn't just a quick vacuum; it’s a deep, detailed clean and a "screwdriver" repair session.
• The Goal: To signal that the home has been meticulously maintained, preventing concerns about hidden maintenance issues.
• The Focus: Scrubbing floors, doors, baseboards, cabinets, and tile grout; cleaning inside the oven; and ensuring windows are crystal clear. This step includes removing old nails from walls, caulking the tub, and fixing loose drawer pulls.
• The Result: A home that feels "reset"—giving buyers the peace of mind that comes with a move-in-ready property.
2. Staging: Branding the Lifestyle
Staging is critical for both the online "hook" for your targeted buyer on-line and the in-person "yes." Your online photos establish expectations, answering the buyer's big question: “Will this home work for me?” The staging says YES!
• The Goal: Define the purpose of every room and maximize the floor plan. A thoughtful layout creates natural pathways that move the buyer through the home without blocking doors or windows.
• The Focus: Swapping a heavy, dated sofa for a modern piece, neutralizing bold accent walls, and arranging furniture to create "flow."
• The Result: You are branding the lifestyle—telling the buyer exactly who lives here (e.g., a sophisticated urban professional or a serene family) and helping them visualize their own life in the space.
3. Merchandising: The Final Edit (The "Zero Clutter" Rule)
If Staging is the big picture, Merchandising is the final polish that removes the "human" distractions. I often ask my clients: Why do you need tissues or trash cans? In a perfectly merchandised home, no one has hay fever, the house is self-cleaning, and the owner has nothing to do but sip coffee while looking out at the yard.
• The Goal: To remove "visual noise" and replace it with aspirational vignettes.
• The Focus:
o Removing: We hide the "reminders of chores"—trash cans, paper towels, refrigerator magnets, and toothbrushes. We also remove faux plants, trophy mounts, and pet gear.
o Adding: Freshly laundered towels, fresh flowers, and a perfectly draped throw blanket. Think of a scene: a bottle of wine and two glasses on the counter, inviting the buyer to stay.
• The Result: You remove the evidence of "daily life," leaving a magazine-ready product that looks flawless in my lens and in person.
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Summary: The Transition
Step Action Primary Audience Focus
Make Ready Deep Scrub & Fix In-Person Hygiene & Maintenance
Staging Layout & Design Online & In-Person Branding & Lifestyle
Merchandising Messaging & Editing Online (The "Hook") Perfection & Emotion

By moving through these three steps, you walk a buyer from "This is a clean house" (Make Ready) to "I can see myself living here" (Staging) to "I must have this lifestyle" (Merchandising).
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