Often buyers are more comfortable looking at an empty home than one that is occupied. If it is clean, and slightly warm, especially in the bad weather, and has a few furnishings, that's not a bad thing. The down side is buyers might assume that you are desperate to sell because the house is empty, so hold your own with offers, and don't take too little. Also, make sure a neighbor is keeping an eye on your property, so it is safe.

Hi Elizabeth,
In my experience it totally depends on the house. If you have a lot of clutter, etc due to the toddler it might be better to go ahead and move out. In most cases an empty house is better than a cluttered house. As many of the others said it allows the buyers to see their own things in the space. However, I do think it's crucial to stage the kitchen and the bathrooms since these are typically the most important hot bottons to buyers. Make sure the floors are clean, the house smells good, and that it isn't too cold. You also want to leave a mat or something near the door so people can whipe their feet or take off their shoes. If you've had the carpet cleaned set out booties and ask people to remove their shoes. We are in the season now where it rains a lot so shoes can track in a lot of mud, dirt, etc. Make sure you or your agent stop by the house often to pick up mail. I was showing a house over the weekend and we could hardly get the door open there was so much junk mail that had accumulated on the floor from the mail slot. This left the impression with the buyer that the sellers have let this property go and that they don't really care about it. The entrance was dirty, the space was cold, etc. You want people to feel like they are at home when they're looking at your house. Good luck!

Hello Elizabeth,

Moving out before listing may work well in your circumstances and be a less stressful and ultimately more successful route to getting your home sold.

However, an empty unoccupied home is typically a tougher sale and often lingers on the market. Less than 10% of buyers can visualize how the space would look furnished, even with a traditional floor plan. Further, buyers start their shopping with logic and then buy based on emotion. They choose the home that feels like home for them--the one they can see themselves living in. An unoccupied home that is carefully staged to highlight its best features will help buyers see that "this is the one!"

You are definitely on the right track to stage the bathrooms, but I would also suggest you consider staging several other areas that will be critical in helping buyers make the emotional connection that will generate offers.The most important rooms to stage are typically the entryway/foyer, the kitchen, family room, dining room, master bedroom, as well as all the bathrooms.

Homes that have been professionally staged have been shown to sell for 6% to 11% more and 50% faster than homes that are not staged. A Professional Home Stager can offer you cost effective suggestions for any key improvements or updates that will help you get your home sold, coordinate the rental of furniture and accessories for your staging project, and then properly stage the home to provide the "wow" factor that buyers are looking for in today's competitive market.

And as Dolly wisely mentioned, first impressions are crucial to your selling success. Today close to 90% of buyers start their search online and make a decision about your home in a matter of seconds based on your online photos and virtual tours. It is much more difficult to entice a buyer to come and view your home when your MLS photos show empty rooms.

Further, the first few weeks your house is on the market are crucial to your selling success, so you are smart to be thinking through what you want to do now and getting everything ready before you hit the market. The key is to put your very best foot forward from the beginning and avoid becoming a stale listing and having to make costly price reductions.

If you have any specific questions about home staging, please feel free to contact me.

Best wishes for a quick and successful sale!

Mary Fasnacht, HSE
Feels Like Home Interiors
724.884.7148
mary@feelslikehomeinteriors.com

I agree with Dolly, and leaving the bathroom ready for use is inviting and will stop buyers from hurrying through your house if the require a convenience. Some candies set out in the kitchen is a nice touch too.

If you decide to move out, leaving the house Vacant with a Lockbox can get you more showings, perhaps from out of towners leaving the next day who might drive by and say "What about that one?" The lockboxes can be programmed to text and email the listing agent just a few minutes after the showing (unless agent is Using a Palm/Blackberry). Also some buyers are in a hurry, and believe that they can close more quickly on a vacant house.

It is important to visit a vacant once a week (or two) to vacuum, look for cobwebs, mow, rake leaves, etc. it is also important after winter storms for showing ease and liability reasons.

Steve J. Mole Realtor, MBA, GRI
Coldwell Banker - Shadyside Office
Pittsburgh, PA
WEBSITE & LISTINGS: http://SteveJMole.NET/
VIRTUAL TOURS: http://www.PropertyPanorama.com/inventory.asp?id=19162
Office: (412) 363-4000
Mobile and Text: (412) 956-2348
FAX: (412) 774-2241

What a great question, Elizabeth! It is not a deterrent to buyers to see an unoccupied home. It is, in fact, easier for them to see how their belongings would look in a property as well as how light affects certain rooms at different times of the day. With your own possessions in place, a buyer cannot envision the room with their own furnishings. However, strategically placing a few small pieces of furniture is very beneficial for a buyer to not only see how their own furniture will look, as you said, but also to 'set the tone' for the room.

You already have a clear understanding of what is needed to prepare your home for sale, Elizabeth and early Spring is the ideal time to begin marketing along with every other seller. Once you have buyers contacting you to see the home, you will want to be there to meet them and show them around and answer all their questions. An important first step is to be sure potential buyers are qualified or have discussed their financing needs with a mortgage professional so that you know that whoever is coming through your home is a ready, willing and able buyer.

When you are ready to begin the process, Elizabeth, I would suggest a pre-listing inspection by a certified home inspector so that you can eliminate any items that would come up in a buyer's home inspection and to keep the purchase transaction going smooth and trouble free. It will be money well spent.

Best wishes,

Connie Wolff, Realtor, ePRO
RE/MAX Select Realty
724-933-6300 ext. 218
http://www.selecthomefinder.com
Your SIX-burgh Realtor and Friend!

You are correct Elizabeth, it is easier for a purchaser to envision themselves in the space once you have detached yourself. Some buyers cannot see past home photo's, personal belongings, and spend too much time figuring you out when they feel your attachment to the home they are viewing. Others are allergic to animals and cannot enter or remain in the home due to their sensitivity....especially to cats.

You already seem to have the sense of making the home show ready. A strong recommendation I would have would be to stage the spaces in a way to ensure the maximum first impression. When you wow the potential purchasers, they want stay a while, and although they typically want to continue to look to make sure they don't miss anything, they will have a vivid recollection of that special space they will likely return to to call home.

Please don't hesitate to invite your future list agent over for a pre-listing walk through to get professional recommendations on making your home show ready. You want to aim to capture that buyer in the first few weeks of your listing when the interest is greatest.

My Best,

Dolly Nicely, Realtor
PA Licensee
Achieve Realty, Inc.
724-933-1980 x210
412-496-9725 Cell
dollynicely@verizon.net
Visual Tours: http://www.AgentNicelyDone.com
Virtual Tours: http://www.RealEstateNicelyDone.com