Today, we’re taking a trip down Memory Lane to look at a few renovations and decorating projects we’ve tackled over the years with stunning results. From our first project in the neighborhood that I called home for 13 years, Bryan Place, to last year’s renovation in Deer Trail, these projects aren’t just beautiful. They represent hard work, perseverance, and a commitment to integrity!

Before you take a look at the Before & Afters, I want to point out that even the homes we designed 10 years ago still look as classic and luxurious today as they did back then. That’s why on-trend yet timeless is always my design style! Come take a look…

1. The Renovation that Started it All: Bryan Place in Downtown Dallas

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Here’s my very first renovation and home staging project, completed in 2012. This dark, dated, and dreary space in downtown Dallas needed an infusion of light and softness, stat! The kitchen’s dark ceiling, walls, and reddish island stuck out like a sore thumb. 

We brightened the space by painting the walls, cabinets and island white; updating the hardware; installing canned lighting and new pendants; and carrying the neutral color palette throughout for a cohesive look. A glass dining table opened up the room even more, while classic, neutral furnishings give the space a luxurious, clean feel. What a transformation — and the beginning of it all.

2. Home Office Update in State Thomas, Dallas

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This home office had wood paneling throughout which not only dated the home but it was a feature our target buyers in the neighborhood could not find appealing therefore, most likely, would not be willing to make an offer on the home. New paint selections brought this vacant home office to life! Warm neutral wall colors with refinished white trim paired with a glass top desk to take advantage of the natural light in here and keep the space feeling open and airy. On-trend accessories pull it all together for an end result that is clean, efficient, timeless, and beautiful! 

3. Renovations & Furnishing in West Highland Park

We were hired to help these clients renovate their home for sale. It was already staged and listed, but potential buyers were turning away, uninterested. We determined that the style and scale of the existing home and furnishings did not meet the price point or expectations of modern-day buyers.

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This kitchen had great space but was instantly dated by it’s oak cabinets and ‘90s light fixtures. We repainted the walls, refinished the cabinets in a bright cream, and removed the dated backsplash. These changes didn’t break the bank for our clients and made a HUGE difference in the presentation of the space. 

We topped it off with light-colored furniture with luxurious style, making the room comfortable and inviting….and worthy of the price tag. Oversized, modern light fixtures helped create separation between the kitchen and table, which could be used as a breakfast table or even as a spot to set up and work for the day. 

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The initial dining room was dark and cramped, had dated lighting, and didn’t really flow with the other rooms. Now, updated lighting brings elegance to the room, the space isn’t overly crowded, and white walls (not blue) reflect light to keep the room bright and open. Plus, you can easily see the kitchen and the living space for a seamless entertaining experience. Safe to say, our clients relisted this home and it sold FAST. Read the whole story of the West Highland Park refresh here.

4. Elevating Curb Appeal in Lakewood

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I’ve said it before, and I’ll say it again, focusing on the curb appeal of your property is crucial. A change in the scale of the columns, our color palette and fresh paint really elevated this exterior, right? And, who doesn’t find rocking chairs on a covered porch charming? The inside also needed some work…

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Inside, we started by updating the wall paint and trim. A fresh coat of paint is perhaps the easiest and most effective way to revive a space. You can feel it when you walk in the door! This entry room had bright large windows and nice built-ins that just needed some attention. We brought in updated furnishings in neutral tones and used an area rug to create more defined spaces. This is design done right! View more of the Lakewood home here. And this home was also featured in Dallas Culture map. You can go HERE to read the article.

5. A Lighter & Brighter Kitchen in West Highland Park

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In 2018, small changes made a big impact on this West Highland Park kitchen. All we ended up doing here was changing the backsplash, refinishing the cabinets and island in a new color, and adding new barstools. 

The challenge? Choosing the right white and the right gray to work with the two most dominant surfaces in the space: the countertops and the travertine floor. Of course, I nailed it (I’m a True Color Expert), and the combination of warm browns and grays feels effortless. Plus, now you can see the island’s detail!

6. From Dated to Dazzling in West Highland Park

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This 1970s West Highland Park home was dark, disjointed, and tailored to a very specific taste, but it also had great potential. Architectural details gave it unique character…if we presented it just right. After: Lighter eaves, landscaping improvements, and a more inviting front step make this home far more joyful and welcoming. 

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Inside, we found dark and dated wallpaper throughout the entire home, from the living spaces to the bedrooms. We removed the dark wallpaper and opted for a light blue-gray color, picking up from the blue undertones in the kitchen counters used throughout the home. The end result was enormous spaciousness, making it so much lighter, brighter and airy. Now this is a home that fits in the luxury category, to sell or to dwell. 

7. Blah Builders Grade to Dream Home in Lake Highlands 

This is my home! I had it built from scratch, not custom, but by a production builder. Although they offered some limited (and sometimes dated) options to choose from, I knew I had the knowledge to take matters into my own hands and elevate my builder-grade home to something special. And that’s exactly what I did…

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Compared to the “before” photo, you’ll notice that I added sleek, modern handles on the cabinets, swapped out the light fixtures for more contemporary style pendants (the previous ones felt very ‘90s), and painted the island this enchanting blue color called Salty Dog by Sherwin Williams. I LOVE it! 

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I also updated the living room, bedroom, bathroom, and home office…but you’ll have to read here to see the rest. 😉

8. Cohesive Comfort in Lake Highlands

Which brings us to late 2021 (with smaller scattered projects in between, of course), when these clients wanted to update their newly purchased home. Their goal? To walk in from a long day at work and feel the comfort and ease of being home. They wanted a space that would effortlessly infuse happiness and comfort into their daily lives.

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In the original living room (left), our clients had a dark gray sectional that was a bit too masculine for the space. With the sofa taking up the most space and being a focal point, it was essential to select something neutral to blend in with the surroundings and add brightness and comfort.

In the updated space (right), we swapped the two off-scale, wrong style and wrong color accent chairs with a new accent chair that perfectly fits the aesthetic of the home while simultaneously providing extra comfort. In addition, we added a modern yet simple light fixture which gives the room the perfect finishing touch! Isn’t it incredible the difference a new light fixture can make?!

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On the stairs,, we used a simple design trick that created a significant transformation: painting the stair risers the same color as the trim! This is the perfect way to replace a dark and dim design with a bright, beautiful, and timeless touch. 

In the foyer, combining a light-colored runner and more modern light fixtures in warm brass instantly added some much-needed softness to the space. As a result, the elements flawlessly carry out a welcoming and luxurious approach that perfectly matches the home’s architectural details. You can see more of this project here.

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And there you have it! A picture’s worth a thousand words, and the proof is in the photos. We always go above and beyond, genuinely care for our clients, and we are passionate about creating classic, relevant designs for living

Have you been thinking about a renovation or redesign for your home? Ready to get started? Reach out to me here, and we’ll create a plan for a functional, practical, and liveably luxurious space designed just for you

— Keti

Whether you’re currently planning a new build or custom home, you have probably noticed there are several different professionals involved. Of course, the home needs to be built by a builder (no surprise) and the structure planned out by an architect, but what about your interiors? Do you need an interior designer? If so, when?

If you think it’s an interior designer’s job to sweep in and simply put the final touches on the builder’s work, think again…

What is a Designer's Role During a New Build?

Just as the foundation of your home plays an important role in building a solid structure, an interior designer is fundamental to creating a beautiful, thoughtful, and cohesively designed living experience. By taking each detail of your lifestyle, wants, and needs into consideration, we are able to deliver amazing final results, which is why you should hire an interior designer (me!) well before the foundation is poured.

That early?? YES. Most people don’t realize that in order to achieve your dream results for your new build, it’s best for interior designers to begin planning before construction even begins. (We can move walls in the construction drawings but not walls that are already up.) 

If you care about the look and function of your home, an interior designer should be your first call. 

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Now, you’re probably thinking, “why not just leave it to the builder?” While builders and architects are talented on the structural side, the truth is, they don’t always have a sharp eye for interior design. It isn’t their job to think about where you will store your cleaning supplies, how much space you need for your TV, or where your dining room table will go (so that you have electrical wiring for a chandelier). Important details like furniture placement, functionally-placed electrical outlets and special finishes aren’t on their radars.

On the other hand, an interior designer ensures the space works well both visually and physically, and this just so happens to be my area of expertise. Being involved from concept to completion allows me to oversee each detail, large and small, giving you the livable luxurious results.

Not convinced yet? Here are 3 advantages you’ll experience from starting your home build process with an interior designer…

1. A Designer Helps You Make Smart Decisions

A good designer has a clear vision of the final goal when developing the initial design. Unfortunately, the end result is something that most people, especially builders, don’t always consider. (Read more about the different types of builders here OR take a look at how I upgraded my own builder-basic home.) 

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Thankfully for you, I am an expert in my trade, and it brings me such joy to walk you through this process. During the beginning phases of my detailed design process, I take special care to discover your designated design style and learn the specifics of how you will use your home. By considering your lifestyle, I can offer the best suggestions for selecting finishes that will fit your needs while staying true to the style of your home…and of course, your desired investment.

Why is this important? Without my help, you’ll be more inclined to select things that are trending (and will quickly go out of style) or features that are out of style. (I recently saw a ‘90s platform tub installed in a brand new home and couldn’t believe my eyes.) Why would you want to date your home from the start? That's literally throwing money away. I won’t let you do that to yourself!

2. A Designer Creates Cohesiveness Throughout the Home 

When looking at professionally designed homes in magazines, do you believe an architect planned the layout with the furnishings in mind? Or was the builder the one to match the exterior color palette perfectly with the interior? Nope and nope. More likely, both professionals, along with an interior designer, worked together to put together a cohesive home from the inside out.

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When the exterior finishes and color palette combine effortlessly with the interior of your home, this creates flow and structure. You know, for things like making your daily routine easy. Entertaining with style. Impressing the neighbors. Having a home that supports your growing family…things like that. 

When working with me, not only do I help select materials, color finishes, and fixtures, but I also manage the specifics of the installation process. Think grout color, fireplace style, cabinetry design, etc. Design is in the details and I make sure that ALL work together for you.

3. A Designer Helps to Maximize Your Investment 

There are several ways a designer helps maximize your investment:

Can you imagine investing so much time and money into building a beautiful home only to reach the end and bring in all of your old furniture that you don’t even like anymore? I don’t think that is the dream reveal that you’re imagining. 

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Working with a designer from the beginning ensures that your investment is properly budgeted to account for everything from fixed finishes all the way to furnishings. It’s important to do these things correctly from the start. After all, money is involved! It’s like one big puzzle. We put all the pieces on the board, move them around, and find the perfect arrangement for you.

Without the help of a designer, you’ll risk spending on items that you don’t need or, even worse, things that don’t look good in your home. Nobody wants that!

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There you have it! My vision, combined with your big dreams for your new home, will produce a beautiful, functional, and on-trend (notice I did not say trendy) home that won’t be going out of style anytime soon. 

If you’re ready to bring an expert interior designer onto your home building team, I would love to help. Reach out to me here

In the meantime, stay tuned for sneak peeks of TWO custom homes we’re working on right now! More to come on that later…

— Keti

As we move forward into a new year, I always love to look back at the previous 12 months. Personal development is important to me, and I like to review successes, learn from challenges, and celebrate how much growth has transpired. (With a glass of Malbec, of course.) Do you do the same? I think looking backward is a great tool for future goal setting, in life and in regards to design services. You have to know where you’ve been to know where you want to go.

Today I’m sharing some personal reflections from the past year, plans for moving Design By KETI forward, and how we can support you as you chase your home own goals in 2022. Let’s get started…

Looking Back: Developing Habits that Promote Happiness & Creativity

This past year, I reintroduced into my daily doings some habits I had “forgotten” due to the pandemic and the lockdowns in 2020. Now, these have positively impacted my productivity and attitude. What did I change?

I made it a non-negotiable to protect my time and energy by cutting out things that felt draining. I have eliminated Facebook from my life, and I no longer watch news on TV like I did in 2020. Since 2012, I hardly watched any TV to begin with, but 2020 was definitely an off year.. But this past year I got back to the basics so to speak and I have definitely felt better.

The little TV that I do watch these days feels more entertaining, inspiring and educational to me. Recently, I’ve developed a love for Turkish television dramas, called Turkish Dizi. They are a whole better version of a telenovela in the sense that stories unfold, not in sets, but in actual homes and neighbourhoods and cities, so you get a very good sense of the town in question of the culture surrounding it. Plus, did you know it’s possible to train your ear and brain to learn a new language just by watching TV? It is, and when my goal of traveling to beautiful Istanbul finally happens (more on this later), I’ll be well prepared. 😉

By eliminating some things and adding others in small doses, I’ve also been able to carve out time to connect with people. My family and friends. Builders and my tradesmen, without whom I would be able to do very little for my clients, as they are the ones who bring my vision to fruition each and every time... Clients that I love working with. And guess what? I’ve found myself to be happier and much more focused on creativity. It feels great.

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From a professional standpoint, Design By KETI saw so much growth last year! Covid growth was definitely real for us. Our projects ranged from minor improvements and refreshes all the way to complete kitchen and bathroom renovations. Our team has been busier than ever. 

On the other hand, the design and construction industry has taken a massive hit from the ongoing supply chain issues. Like most designers, we’ve had clients waiting for months on end for furniture to arrive, and several new build clients have had to put their projects on hold. Unfortunately, this issue probably won’t be resolved anytime soon, but at least we can help our clients work through these uncontrollable delays.

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Going Forward: Goals for the New Year

As we move forward into a new year, I’m dreaming of what’s to come, both personally and professionally. Along with the goal of doubling our revenue, I have big dreams for a beautiful family vacation to, you guessed it…Turkey! Gorgeous landscapes, beautiful people, breathtaking scenery, and the best part? I’ll already have a headstart on the language. 😉

If exciting travel plans are on your list for this year, here is something I’ve learned from experience. The best way to travel to a new country is by having a local show you around. We did this years ago in Italy, and we plan to do the same for this trip. Doing this helps you create a super memorable experience. I’m looking forward to seeing Istanbul with my parents outside of the typical tourist lens.

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3 Ways We Can Support Your Home Goals this Year

As the years continue, my mission stays the same. We’re here to partner with you and provide excellence and integrity as you renovate or refresh your home. With our expertise in design, real estate, and combined with trust and kindness, we promise always to be good stewards of your resources. Here are some of the ways we can serve you:

1. New Build Design

Whether it’s turning your builder-grade home into a stunning and sophisticated custom space, or coming up with a plan to design your dream home from scratch, we’d be delighted to help. Reach out as soon as possible to make sure all of your design goals are planned for before the walls go up! (P.S. Be sure to stay tuned for more custom home designs coming this year.)

2. Design for Renovations

Is your kitchen beginning to feel dysfunctional? Are you starting to realize your home has so much unmet potential? There is a better way. We’re experts in this area, and you can trust us to deeply understand your needs and lifestyle to revive your home and create a liveable and functional space. Here’s how our process works.

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3. Home Decorating

Perhaps the bones of your home are solid, but the furnishings are tired and dated. Or, you’ve got some wack-a-doodle design choices leftover from the last owner. We’ve assisted and amazed countless homeowners by simply selecting new furnishings to fit their home and lifestyle perfectly. It’s like they’re living in a brand new home…no renovation needed!

Not sure which is right for you? Ready to get started? Reach out to me here, and we’ll create a plan for a functional, practical, and liveable luxurious space designed just for you

– Keti

It’s been a little while since I’ve shared a Before and After. The transformation I have for you today is one to remember! Livable luxury, timeless furnishings, and elegant light fixtures work together to bring the feeling of home into this beautiful, family friendly space. 

Our clients had previously been working with another designer. Unfortunately, they were left with some unmet expectations. Thankfully they reached out to us, hoping to finally get their desired results, and spoiler alert: we delivered!

Keep reading to see how we were able to pick up the pieces. Together, we created a beautiful family-friendly home just in time for these clients to begin an exciting next chapter of life. But first...

Meet Our Clients

As young professionals and soon-to-be first-time parents, our clients wanted to walk in from a long day at work and feel the comfort and ease of being home. They wanted a space that would effortlessly infuse happiness and comfort into their daily lives. Something they will be especially grateful for once the baby arrives!

Project Scope

Since our clients were left disappointed after working with their previous designer, our first step was to propose a thoughtful plan. We needed to correct the fixed elements they didn’t like, along with sharing some ideas for updates that would create a welcoming and luxurious feel in their home.

Being particularly conscious that our clients had already spent money with the other designer, we had the unique challenge of giving them the home of their dreams while building on what had already been done. Easy? Nope. Did we succeed? You know we did! Come and see for yourself…

Before & After: Family Friendly Entryway

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Nothing says welcome home better than walking into a beautiful, bright entryway. Whether it’s returning from a long day at the office, hosting a gathering, or bringing their new baby home for the very first time, the entryway of this home sets the tone for the space. How did we do it?

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Combining a light-colored runner and more modern light fixtures in warm brass instantly added some much-needed softness to the space. As a result, the elements flawlessly carry out a welcoming and luxurious approach that perfectly matches the home’s architectural details.

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On the stairs, we used a simple design trick that created a significant transformation: painting the stair risers the same color as the trim! This is the perfect way to replace dark and dim design with a bright, beautiful, and timeless touch.

Before & After: Beautiful Living Room

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In the original living room (left), our clients had a dark gray sectional that was a bit too masculine for the space. The sofa took up most of the space and was a focal point. So, it was essential to select something neutral to blend in with the surroundings, while adding brightness and comfort.

In the updated space (right), we worked in the rug and the sofa the previous designer had selected. Although not my first choice, it saved our client money on a new sofa and area rug. We swapped the two off-scale, wrong style, and wrong color accent chairs with a new accent chair. This new chair perfectly fits the aesthetic of the home while simultaneously providing extra comfort. In addition, we added a modern-yet-simple light fixture which gives the room the perfect finishing touch!

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Here’s another view of the living space. Isn’t it incredible the difference a new light fixture can make?!

Before & After: Modern Kitchen

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I am glad my clients were willing to listen to me and move away from the feeling of a cold, sterile kitchen. We added a pop of color, of course! With the addition of the pendant lights, painted blue island, and upholstered bar stools, the kitchen now feels modern and comfortable. Much better!

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Originally, our clients (with the help of the other designer) had selected a dining table that was much too small for the area in the breakfast nook. This is a very easy mistake to make and one that is easily fixed! We swapped it out for a round pedestal table. This fits almost as if it was designed specifically for their space. The luxurious velvet chairs will be a comfortable landing spot for those early mornings sipping coffee.

We can’t forget about the light fixtures! The addition of shaded pendant lights over the island and an on-trend, modern pendant over the breakfast nook instantly transformed this space for the better.

Before & After: Inviting Dining Room

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The primary function of a dining room is to host gatherings, right? Unfortunately, the original round table selected by the first designer (left) was too small and not a practical choice for the space. All that was in this room before was a square custom rug and a round table that could seat six people at the most. I’m so glad our clients agreed to return this table and choose something larger!

Now, this long table and these beautiful chairs look destined for memorable events. In addition, the table is expandable and can fit at least two more seats, if needed. Finally, by bringing in a sideboard, we could better utilize the space by creating a perfect solution for additional storage. The room is now functional and creates a warm and inviting feeling as you walk through the home’s front door.

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While the original lighting was acceptable, it was not my first choice. Plus, it didn’t match the feel our clients were looking for. This new chandelier’s modern combination of glass and brass conveys luxurious elegance without making the space feel stuffy.

We also added beautiful art, warm wood tones, and plants for texture. Now, this space has transformed into a new and improved dining area that is perfect for hosting.

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Ta-da! This is now a classic, beautiful, and timeless home with all the must-have features for comfort, luxury, and ease… just in time for their new addition. Our clients absolutely LOVE how everything turned out. It makes me so happy to know that they finally have the home they were hoping for. What a difference a well-designed space makes!

Feeling inspired by this transformation? Considering renovating or furnishing your own home? I would love to help. Download my Renovation Guide below, or reach out to me here to see how we can work together to create something extraordinary. 

— Keti

Last month, I shared some advice on selecting the right material for your kitchen cabinets based on your budget and lifestyle needs. Today, we’re going to take the next step toward your dream kitchen by looking at the style options you have for cabinets. Spoiler alert… there are way more than you think!

Step 1: Define the Cabinet Dimensions

Before you select your kitchen cabinets’ style, you will need to consider their scale. The height, width, and depth of your future cabinets will depend on the size of the kitchen, its footprint, and your ceiling height. That’s a lot of different variables, which is why this is something you should absolutely work with a professional to establish. 

However, I want to help you prepare for that conversation, so here’s what you can expect...

First, I usually suggest that you take your upper cabinets all the way up to the ceilings. Not only does this create a more updated look, but it also helps raise the visual height of the ceiling and means more storage for you! That’s three wins in one.

Second, it’s important to establish the right amount of distance between your countertops and your upper cabinets. You want to make sure that your counter and cabinets are both at usable height and that the available space fits how you will use it. For example, if you love having your blender or Kitchenaid mixer out on the counter, you will want to make sure it can fit! 

Depending on the height of the walls, 16” to 18” between your cabinets and counters is usually just right, but your design expert will help you establish this number. Once you have it, you will know the approximate height of your upper cabinets. Same for lower cabinets, but make sure you factor in the thickness of your countertops and their elevation up off the floor. 

I know — so many details! Again, a professional will help you with all this, so find someone with experience, and you’ll be in good hands.

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In my kitchen, I specified cabinets that reach the ceiling and include a mix of lower cabinets with drawers and doors. Which brings us to...

Step 2: Select Your Cabinet Door Style

The style of your home will dictate the style of your kitchen cabinets. After all, cabinets are a fixed element of the home and become part of the home’s architecture. If they don’t feel like they belong with the rest of the home, they will stand out, in a bad way. Here are the cabinet door style options and which home styles they pair well with...

6 Types of Cabinet Door Styles

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Raised Cabinet Doors: Best for traditional style homes

Recessed Cabinet Doors: Also best for traditional style homes

Slab or “Flat” Cabinet Doors: Best for modern style homes

Shaker Cabinet Doors: Best for transitional or contemporary style homes

If you aren’t sure what your home’s architectural style is, take a few pictures of the interior and exterior and bring them with you when you meet with your cabinet specialist OR work with an interior designer. I can tell you in about 2 seconds. 😉

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P.s. Although we’re talking about kitchen cabinets, the same rules apply to cabinets in bathrooms, home offices, living spaces, and beyond.

Step 3: Door Installation Type

Now you have your door style, but that’s not it. Once the door style has been selected, we need to also look into the cabinet door installation types. This refers to the construction or fit of the cabinet doors in relation to the cabinet frame. Again, a picture is the best way to explain the different options:

3 Cabinet Door Installation Types

How to Choose Inset vs. Overlay Cabinets for your Home

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Full Overlay: With Full Overlay cabinets, the doors completely overlap the frame, minimizing the frame’s exposure entirely when closed. This installation type is typically paired with Slab doors, which makes sense for a modern-style home or the occasional contemporary home, as it creates a clean, streamlined look.

Partial Overlay: As the name suggests, when choosing this design, the cabinet door partially covers the frame of the cabinet. Partial Overlay is the most common installation type and usually fits with traditional homes, transitional homes, and some contemporary homes.

Inset Cabinet Doors: For a more classic and timeless look, Inset cabinet doors are the way to go. The doors sit flush with the frame, creating a look that feels clean yet classic. This style also works great with Shaker style cabinets, and I tend to love this look better than overlay.

Designs by Keti Home Office Custom built ins Dallas Lake Highlands Renovation kitchen cabinets

Because I added all the built-ins after we got the keys to the house, in my home office above, I selected Shaker style doors with Inset installation type. I love that clean, seamless look. Plus, in my mind, built-ins are kind of like a giant piece of furniture, therefore they should mirror that. But...

Designs by Keti Kitchen Design White Cabinets Blue Island

…in my kitchen, I went with Shaker style doors and a Partial Overlay installation type. The reason being, I was working with a production builder and they don’t budge on some of the details they offer. Both of these styles look like they belong in the same house, but since the kitchen is a larger space, the Partial Overlay style makes the wall of cabinets appear visually wider. Design is an art!

Step 4: Selecting Your Cabinets’ Color and Hardware

The final aesthetic element of your kitchen cabinets is the finish. Is it painted in a color? Stained? Natural? What type of hardware should you add and how do you choose?

First, the fixed elements in the kitchen must be taken into consideration. This includes your countertops, backsplash, wall and trim color, and in some cases, your fireplace (yes, your fireplace) if it’s in close proximity. Just like a well-styled outfit, all of the elements in a space visually communicate with each other, whether you want them to or not. Our job is to make sure it’s a happy dialogue, not an argument! 😉

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This is why I always suggest working with a designer at the very beginning of your project, or at the very least, picking out every element in the space and making sure they coordinate well together before you order a single piece. 

Hardwood flooring is the exception in the sense that, if it’s hardwood flooring we’re talking about, we can treat it like a pair of jeans — it goes with any top. If your flooring is tile, then yes, we do need to take it into consideration when we select the other elements in the space, cabinet color included.

My advice to all my clients is that there has to be style and color continuity in your home. That’s how you know your home will be beautiful, classic, and timeless for many, many years — which means happy days for you and resale value if and when you need it!

Designs by Keti Kitchen Design White Cabinets Blue Island

Because my kitchen opens up to my living room, I created a color palette of white, blue, grey, black, and warm woods before we painted a single cabinet or installed a single backsplash or fireplace tile. I also chose sleek hardware in matte black for a polished, timeless look. That’s how you get a design that looks professional and LASTS.

Step 5: Functional Cabinet Features

The last step in designing your cabinets (so you can finally order them) is to consider any built-in features they might include. Things like under-cabinet lighting, pull-out shelves, built-in spice racks, utensil holders, etc. These are features that don’t usually come cheap but do make everyday life easier and are typically expected if your home is at the luxury price point. 

Side Note: A “luxury” home is a home that’s valued at twice the price of a median home. In Dallas, since the median home is around $216K (or perhaps a tad higher), then by definition, a home that’s valued at $430K and above is a luxury home. At this price point, it’s important to invest in features that support what is expected from it! That’s how you get and preserve great ROI, whether you’re listing now or down the road.

So, what should you add? When we’ve done custom or semi-custom work for clients (or my own home), we have incorporated under-cabinet lighting, pull-out shelves, lazy susans, and tilted cabinet drawers at the very least. I’ve also added glass cabinet doors as a stand-out design feature or installed built-in wine or beverage fridges between cabinets. Take a look at my full kitchen design here for some more ideas!

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And that’s it! Your next step is to order those beautiful cabinets, let your cabinet makers work their magic, and watch those beauties come to life in your new, fabulous kitchen. This process may take some time, and yes, there are a lot of details to corral before you can make any movement, but the result will transform your home and the way you live every day. And that’s worth it, don’t you think?

Need help designing your kitchen from top to bottom? I would love to support you. Reach out to me here for an intro chat and let’s see if we’re right for each other.

— Keti

P.S. Don’t forget to download my Renovation Guide below!

You’ve saved up, you’ve waited patiently, and now you’re finally ready for that dream kitchen renovation, from the new flooring to the countertops to functional, beautiful cabinets. However, as you begin with selections, you may have quickly found yourself feeling confused by all of the different choices. This is especially true for cabinetry. 

I know cabinetry looks simple, but there are actually many decisions you’ll need to make to get them right. For example... How many wood options are there, and which is right for you? Do you want custom or semi-custom cabinets? What’s the difference? Even worse, what if you end up making the wrong decision?! (Because they’re not cheap, I can tell you that.)

This is exactly how a recent client, Sara, felt during her kitchen remodel, and because of a lack of detailed information, she did end up making a choice she didn’t love in the end. Yes, I ended up losing some sleep over this (I can’t help it — I care!), but spoiler alert: we turned a stressful situation into a beautiful kitchen remodel.

Today I’m sharing Sara’s real-life story, as well as the importance of the internal makings of kitchen cabinet materials. (We’ll talk about style selections next month). By sharing this story, I hope you gain the necessary information and feel armed with the proper knowledge to make the best decision for your lifestyle and budget.

Are you ready?? Go ahead and pour yourself a glass of wine (my vote is for a Malbec), and let’s dive into all things cabinets…

The Elements of a Kitchen Cabinet

Dallas Kitchen Remodeling design by keti kitchen cabinets
Design and Staging by KETI

It has been said that the kitchen is the heart of the home, and I might go as far as to say the cabinets are the heart of the kitchen. They usually take up the most amount of space, and even if you notice the pendants or the island first, I guarantee, the cabinets are helping your standout features shine. Not to mention that cabinets hold down the functionality of the kitchen! Can you imagine storing your serving, utensils, cookware, etc. in a kitchen without them? Me neither.

Choosing the right materials for your cabinets is one of the most essential investments in your kitchen’s future. Naturally, you want to spend wisely and be sure you’re choosing something made from quality materials and craftsmanship that will last. But of course, it’s also important to stay within your budget. Thankfully, there are several options to choose from. I’ll help break it down for you.

Step 1: Select the Material for Your Cabinets' “Box”

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Staging by KETI

Hardwoods (Fully Custom Cabinets)

Custom cabinets are the way to go if you have a large budget and prefer solid wood throughout. In this scenario, every inch of the cabinet is constructed with beautiful natural wood. The bottom, sides, shelves, back, and top of the cabinet (often referred to as the box), and the drawers and doors will all be constructed in durable, solid wood.

Some of the most popular and highest quality woods used include hard maple, cherry, or red oak. Compared to bottom-of-the-line options (like particle board), these natural hardwoods last many years longer. If you choose to go the custom route, the next step will be reaching out to a highly qualified carpenter to start your build. Interview at least a couple of craftsmen to find the right fit for your needs.

Lastly, it’s important to know that solid wood cabinets are typically not the kind you’re going to paint. You want the natural wood grain to shine through on these beauties, so generally, you will opt for a stained finish. However, if you are looking for those classic white cabinets or another stand-out color, this might be the better choice for you...

Plywood Boxes

Plywood, which consists of layers of thin wood, is technically considered a solid wood option. If you choose to go with all custom wood cabinets, it will likely be constructed of plywood boxes and solid wood drawers and fronts. They are stainable and paintable, cost less to construct, and can withstand some exposure to moisture.

design by keti kitchen cabinets perfect for budget and lifestyle white kitchen with dark countertops and some open shelving
Renovation and Staging by KETI

Medium-Density Fiberboard or MDF (Semi-Custom Cabinets)

If you’re longing for a timeless, painted cabinet, the most affordable option would be pre-fabricated cabinets made from Medium-Density Fiberboard or MDF for short. (Not to be confused with particle board, which is less dense, weaker, and more likely to chip.) This is one of the most popular types of engineered wood for kitchen cabinets.

MDF consists of a combination of very small wood fibers held together with adhesive. It is quite dense, so not only is this option much more cost-effective in the long run, but the quality is very durable and able to withstand daily use. 

Another one of the significant benefits of choosing semi-custom cabinets includes getting to use your kitchen immediately. Once the cabinets are delivered and installed, you are ready to cook up a storm! There is virtually no wait time for craftsmanship and assembly.

After deciding on the materials for the box of the cabinet, next up is choosing the door and drawer fronts...

Design-By-Keti-Dallas-Lake-Highlands-Luxury-Liveable-Timeless-White-Kitchen-Design-Custom-Cabinetry-Interior-Design kitchen cabinets
Designed by KETI

Step 2: Select Your Materials for Doors and Drawer Fronts

Doors and drawer fronts are some of the most prominent parts of a kitchen cabinet. This is the part that we see on an everyday basis, and it also gets the most wear and tear. Material options vary and ultimately depend on the lifestyle of the client and the budget of the project.

Here are the 6 most common materials used for door and drawer fronts:

Paintable Wood

I know I mentioned earlier that you generally don’t paint solid wood cabinets, but an option is available if you’d like painted solid wood doors and drawers. Paint-grade hard maple is a very smooth and high-quality wood, making it perfect for painting. The end result will be high-quality painted cabinets with a beautiful smooth finish. What could be better?

A Combination of Maple and MDF

If you love the idea of solid wood, but your budget doesn’t allow it, there is always the option to use a combination of maple wood and MDF. In this scenario, the frame of the doors and drawers will be constructed with maple, and the cabinet will be complete with MDF in the center.

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Staged by KETI

For example, these Shaker-style cabinets are constructed with the combination of MDF and maple. It’s beautiful, durable, and budget-friendly.

All MDF 

As mentioned earlier, MDF is a durable option when it comes to everyday-use cabinets. As far as looks go, you won’t want to stain these. Since it’s manufactured wood, there isn’t any wood grain to show, although the top layer (also referred to as the skin) may simulate the look of wood.

Rigid Thermofoil, also known as RTF.

This material is relatively new in the cabinet world. It’s basically PVC vinyl coating that is applied on top of MDF for added protection. The end product is very durable and looks very much like natural wood. In addition, this material can be easily painted over, provided they aren’t peeling.

Plywood

As I mentioned above, plywood is more expensive than MDF, and if you choose to go with all custom wood cabinets, it will likely be constructed of plywood boxes and solid wood drawers and fronts. These are paintable, stainable, fairly moisture resistant, and look great.

Laminate

This will be the least expensive option that will generally come along with quality to match the price tag… both of which will be low. Of course, there is a time and a place for laminate cabinets, but we won’t dive deep into that today, since our clients are typically looking for something that increases their property value — whether they’re staying or selling.

Note on Timing

One final word on materials... In addition to the semi-custom, pre-fabricated route being more cost-effective in the long run, you will get to use your kitchen immediately. Once the cabinets are delivered and they are installed, you are ready to cook up a storm.

By contrast, if you decide you want to have someone build the kitchen cabinets from scratch, it's most likely that they will use plywood. Once the cabinets are installed, then they need to be sanded really well, so the plywood is really, really smooth… now think of all the dusting that sanding causes. Then you will have to prime them, then paint them a couple of coats of paint. Once the painting is done, you cannot touch that kitchen for about 30 days. You need to let the paint sit and curate for at least 30 days before that kitchen is ready to be cooked. This timeline may be no big deal, or it may be a deal-breaker — you get to decide.

design by keti kitchen cabinets perfect for budget and lifestyle white kitchen beautiful lighting
Staged by KETI

Step 3: Select Your Kitchen Cabinets’ Style

This step alone has MANY nuances that are simply too much to include here. I’ll dedicate next month’s blog post to taking you through all the style considerations for cabinets. For now, just know that after selecting materials, style is the next thing to cross off your list. 

But… let’s get back to Sara’s story, shall we?

So, after reading all of these details, you may be wondering, what was our client’s final choice? Of course I will tell you! We went with all maple wood doors and drawers, complete with a cabinet box constructed of MDF. It gave our clients the ability to check all the boxes for their design and budget needs. In my mind, this was a perfect choice.

Until it wasn’t...

The cabinets showed up two days late (which was a miracle during our current global supply shortage!), but as I’m sure you’ve already guessed… our client didn’t love the MDF box. She decided she would rather have the cabinet boxes constructed of solid wood. But after some investigative work, in the end, having boxes made of real wood and given their budget and the pricepoint of their home was not a wise financial decision so my clients decided to go with Plywood boxes instead.

I was totally fine with that.

Shoulda...woulda...coulda… nothing good comes out of stewing over a simple mistake, right? You learn, you fix it, and you do it better next time! Which is exactly what we did. We ordered new plywood boxes to be used with the existing painted maple wood doors and drawers, and in the end, we were all happy and very relieved… thank God!

My next step? Writing this blog post to help you understand the makings behind cabinets. I’m hopeful that you will find this educational and informative, and if it helps you create a kitchen you love, my mission is accomplished. 😉

Sometimes when working with different renovation and/or design clients, once I know what their budget is, my job then is to find the best product for that budget. Turns out - although a very good start - that's not enough. The next step would be to educate the client on what they get for the budget, and never assume that the client is aware of the plethora of options out there.

Whether you’re renovating a kitchen or designing a brand new home, let’s chat! I’d love to help you make the right decision the first time around. See you next month for Part 2...

-Keti

A couple months ago, I shared an inside look at how I elevated the builder-grade living room and bathroom in my own home. If you missed it, it’s definitely worth a read! 

Today, we’re moving on to two more essential spaces: upgrading the kitchen and dining areas. (You didn’t think I would forget about the heart of the home, did you?) It’s another transformation that is low in involvement and high in impact. Come take a look...

Quick Recap of My Home Design Journey

First, let’s recap how this project started. As I mentioned before, building my own home has always been a dream of mine. I spent years designing homes for my Dallas clients, which helped me pinpoint my must-haves and know exactly what I wanted my home to look like. 

Unfortunately, when you hire a production builder (see here for the 3 types of builders), you won’t always get the aesthetically pleasing design you dream of. Builders will offer you some limited (and sometimes dated) options to choose from. As far as I’m concerned, most of the builder-grade design features were not what I had envisioned. 

I could have upgraded to a custom home builder, but I didn’t think that level of personalization was necessary. Plus, timing was of utmost importance. Production builders are used to strict timeliness. They are accustomed to getting a home wrapped up and move-in ready in as long as six months. By contrast, spec builders move a little slowly, and it takes at least a year and a half before the home can be moved in. At the time, we were way past our move-in date. Our previous place was way too small and we were beyond the charming phase of being between homes.

I knew I had the design knowledge to take matters into my own hands and elevate my builder-grade home to meet my dreams and expectations. And that’s exactly what I did. You’ve already seen what my living room and bathroom look like, so let’s walk through my kitchen, shall we? Come on in!

Design-By-Keti-Home-Design- Dallas-Timeless-Fresh-Modern-Kitchen-Design-Curb-Appeal builder-grade

Before: Builder-Grade Kitchen

If you’re working with a builder for your new home project, there are certain things you need to be aware of when it comes to the kitchen. Like I mentioned before, they will offer options to choose from, but they won’t always meet your design goals… or what’s timeless and on-trend.

For instance, a pet peeve of mine is kitchen cabinet height. If your home has high ceilings between 8’-12’, your kitchen cabinets should go all the way to the ceiling. Period. It is the only way to achieve an elevated, luxurious look and ensure your kitchen design is on-trend for many years to come. 

Now, don’t make the mistake of assuming that your builder knows this. The first question to ask him/her is, “How tall will the top cabinets be?” Correct answer: All the way up to the ceiling.

In my case, my builder included standard kitchen cabinets with 42” top cabinets, which meant they would not go all the way to the ceiling unless we paid extra for that. So I did. That’s a no-brainer! 

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Post-production: Basic builder-grade kitchen

Trivia: What is a “luxury” home?

In any market, a “luxury” home is any home that’s valued at twice the price of a median home. In Dallas, since the median home is around $216K (or perhaps a tad higher), then by definition a home that’s valued at $430K and above is a luxury home. 

If that’s your home, make sure to invest in features that support the price point and what buyers expect from it! That’s how you get great ROI, whether you’re listing now or down the road.

After: Elevated Kitchen with Luxury Design Updates

So, how did it turn out? And how did I make it happen? Come step inside my new and much improved dream kitchen!

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Much better! Not so basic anymore, is it? Compared to the “before” photo, you’ll notice that I added sleek, modern handles on the cabinets, swapped out the light fixtures for more contemporary style pendants (the previous ones felt very ‘90s), and painted the island this enchanting blue color called Salty Dog by Sherwin Williams. I love it!

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You may have also noticed that the builder version of this kitchen had no backsplash. None of the options the builder shared matched what I was looking for, so I had him leave it unfinished. Once he turned the home over to me, I installed a simple yet elegant tile backsplash… that also matches the fireplace surround. That’s cohesive design! 

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I also installed a few more features that are worthy of a luxury home, including soft close drawers and doors, a tilted cabinet door below the sink, a trash can drawer, touchless faucet and my favorite feature, a reverse osmosis water system. I use it daily. (Hydration is essential to health!) 

Now, let’s move into the dining area...

Before: Builder-Grade Dining Area

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Most production builders will not install built-ins without a significant extra charge (if at all), but a luxury kitchen is a functional kitchen. I requested that they expand the cabinets into the dining area for more storage — and the ability to install a wine fridge. You know I love my wine!

After: Elevated Dining Area with Luxury Design Updates

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You can see that I swapped out that previous traditional ‘90s light fixture FAST, opting for an elegant chandelier instead. Lighting is the jewelry of the home, and this piece adds the perfect amount of sparkle to catch the eye and make meals feel special. The size also helps the dining area feel like a separate space in this open concept area. Stepping closer...

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It looks even more inviting. These built-in cabinets and shelving were installed around a window to keep great natural light coming in. And I spy a wine fridge...

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There it is! Considering the price point of our home (move-up luxury home), a wine fridge is an absolute must feature. By the way, I love Malbec. I have yet to try a new kind and not like it. If you are a wine drinker and you’re at a restaurant where the wine menu looks unfamiliar, go with the Malbec. Trust me, you will like it. 😉

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One final look at both spaces… Ahhh, now we are talking. This is now a classic, beautiful, and functional kitchen with all the must-have features of a luxurious and timeless kitchen. I absolutely LOVE how it all turned out, and using it every day is even better than I could have imagined.

Feeling inspired? Considering building your own home or upgrading the one you have to sell? I would love to help. Download my Renovation Guide below or reach out to me here to start the conversation.

— Keti

Whether you’re designing a home you will love to live in or one you hope to sell for a profit, it’s important to understand the difference between trendy design, “on-trend” design, and timeless design. After all, money is involved! If you’re investing in your home, you want that investment to pay off down the road… no matter how far down the road it may be. 

To help you make smart designs when it comes to designing and decorating your home, let’s talk about the difference between the three and how to spot them. Can you guess which are which?

1. Trendy Design

What is “trendy” design?

A design is considered trendy when what is in front of your face at the big box stores somehow also makes it into your home. This could apply to the fixed elements of your home and the furnishings. Within a season or two, those styles are likely to disappear and be replaced by the next “latest and greatest” thing.

To me, choosing to decorate with trendy designs is kinda like buying trendy clothes. Although they may get worn with love pretty regularly for a few weeks or months, they’ll slowly trickle to the back of your closet where you probably won’t see them again until your next purge. You’ll say, “I forgot about this dress. I used to love it!” and into the donation bin it will go. (Ladies, are you with me on this one?)

Trendy Home Design in 2021

What would I consider trendy in home design right now? Great question. Here’s what I have been seeing:

Gray everything, especially as it relates to new builds. Although this style has lasted for a while now, I would call it a trend because it’s no longer here to stay. Although gray has had quite a long run, the design industry as a whole is shifting away from the gray trend and moving into more warm neutrals and color. This shift had already started before COVID, and I suspect that pandemic living has us all craving more warm tones in our lives and a little less of the cold, medical feeling of grays. How about you?

Another trend in home design is a focus on outdoor living. The need for outdoor space in general has risen since millennials entered the housing market, as millennials are more likely to own pets. However, with the onset of COVID more than a year ago, there has been a growing need for livable spaces outside, not just space for four-legged family members to roam. When pandemic becomes a thing of the past (fingers crossed), I suspect our need for outdoor living will decrease again. 

Large 12” x 24” tiles. This one is a small mystery to me because it does not look good. I have a feeling that people assume the bigger the tile, the less grout, and the less cleaning necessary. But when you put jumbo-scale tile in a small space, it feels off. The space looks smaller. And let’s be honest, you still have to clean it anyway. This is a trend I hope passes soon! If you must have large tiles, go for a neutral in 12” x 12”. Much safer bet.

Two home offices within a residence. Again, COVID inspired this one (I can tell you from personal experience that two offices is a blessing when you and your partner both work from home!) However, I don’t think this trend will last forever, as it isn’t entirely practical.

design by keti home office bulit in shelving desk chair work from home dallas
Staging by Keti

2. On-Trend Design

What is an “on-trend” design?

On-trend means that it’s largely in demand in the industry and is lasting longer than a season or two. Most on-trend design is likely to stick around for 10-15 years (gray used to be on-trend). You could even think of it as “modern-day” design, because it’s what is supporting our way of life and taste as a society in the current times. In some cases, these on-trend preferences exist because it was forecasted by “design and build” experts, or because they are following the demands of daily life. 

If we continue our fashion comparison, on-trend design is like high-waisted vs. low-waisted pants. Depending on when you were born, I bet you remember the transition from high-waisted pants to low-rise jeans and back to cuts with high waists. They each lasted for at least a decade or more, and when they were in, they would have been considered “on-trend.”

Dallas Best Interior Designer Keti Abazi, provides classic and timeless livable luxury for renovations and new builds
Designed by Keti

On-Trend Home Design in 2021

Light natural wood finishes in flooring and furnishings. This one walks the line between trendy and on-trend, but it’s definitely a phase. I find it way too taste specific, but it looks good for a time. I like the idea of light wood tone flooring that’s in a flat finish but that is it. This will be around for a long time, as in for the next 10-15 years.

Colorful kitchen design. I know this sounds like it would be a trend, but to me, color is always in style and on trend. Even during this past Parisian Grey trend (everything is gray, aka BLAH), what has prevailed is pretty color done right and in the right doses.  

Kitchens as a gathering place. On-trend home design can also be seen in the way we use our spaces. In the last couple decades, the kitchen has shifted away from being just a place to cook and shifted toward a place where the family gathers and spends time together. This means islands with seating and open concept spaces have seen a rise in popularity and will continue to do so.

Classic and Timeless Complete kitchen remodel in Richardson by Keti Abazi
Kitchen Design and Remodel by Keti

3. Timeless Home Design

What is “timeless” design?

Timeless design is something with eternal good taste. For example, you could compare those trendy or on-trend clothes to your little black dress, Audrey Hepbern style, that you bought 15 years ago. To this day, every time you wear it you feel like a million dollars, because it looks just as pretty and just as classic as it did back then. One decade. Two. Three. That black dress is never going out of style. THAT’s a timeless piece.

Timeless Home Design for 2021 and Beyond

Subway tile. Subway tile has never been, nor will ever be, dated. It is a timeless classic that can be done in so many ways, just like that little black dress getting dressed up or down with the occasion.

Pretty mosaic tile in fun colors and shapes, such as hexagon, herringbone, etc. is timeless. It has existed in design for centuries (from East to West), and I’m confident it will continue to play a role in design for the next several centuries, too.

White kitchens. Like that little black dress, they never go out of style. There is a way to do a classic white kitchen the right way (again, dressed up or down depending on the occasion), and you don’t have to pair it with gray backsplash and or gray countertops. Check out my portfolio to see what I mean!

Keti Abazi, Designer of Classic and Timeless Kitchen Renovation and Design
New Build Kitchen Design by Keti

The Perfect Mix: On-Trend, Timeless & LIVABLY Luxurious

Okay, you’re now an expert at spotting the trends, the design phases, and the timeless classics. But which ones belong in your home? And where? My philosophy in design is the same as my philosophy in clothing... 

Step 1: Classic pieces for the main, foundational items. These are your fixed elements like flooring, cabinets, countertops, backsplashes, fireplaces, and vanities. 

Step 2: Then, make it fun and current with on-trend (not “trendy”) accessories, shoes, and jewelry — in other words, the decorative touches on your home. This could include lighting, drapery, and decor. 

Step 3: If you really love certain trendy designs (and your home is for you, not for resale), you can mix in a couple as accessories, such as art or decor. Just be wary of adding in anything that requires physical installation, like lighting or drapery, as it is difficult to swap out.

Dallas Best Designer and Home Renovator - Keti Abazi
Staged by Keti

That’s it! This is the perfect mix that never fails. Your home (and you) look great all the time, and your bank account will thank you. If you need more advice on renovating your home, sign up to receive my Guide to a Stress-Free Renovation below!

Oh and by the way, once you are done with a classic and timeless design or renovation, go ahead and book that vacation. After all, life is meant to be enjoyed; it's all about experiences surrounding your loved ones, is it not? 😉

Yours,

Keti

Welcome to my house! Long ago, I had a dream of building and designing my own home. I spent years designing and elevating builder-grade homes for clients, picking out timeless yet on-trend materials for flips, and seeing every type of home the Dallas market had to offer. As I did, I narrowed down my list of must-haves — and I was convinced that building from scratch was the way to go.

When the timing was finally right to design my own home, I was ready. I imagined...

That's it. Not too much to ask, right? 😉

Once I knew what I wanted, I had to consider how I would go about getting it built. You're probably thinking, "Hire a builder, Keti!" True, but the first thing you should know is that there are actually 3 types of builders out there...

Building a New Home: 3 Types of Builders

1. "Truck-Type Builders"

The first type are the run around “truck-type” builders.  You want to stay away from this type of builder. Run the other way, even. Period. Nothing good can come of it.

2. "Spec Builders"

The second type of builder are the “Spec Builders." These guys will give you the custom house of your dreams with all the bells and whistles. Naturally, they cost more and the process is more lengthy. If you are in a hurry to get into a home (or your budget is tight), this might not be the ideal option for you.

The other thing to watch out for... some of them may have a designer on their team who is really good. Some don't. You will want to research their work first. Designers that work in-house with builders have a tendency to over-personalize the fixed elements in the home and specify what's trendy.

Why is this not a great idea? Well, it means that you are spending more money now and getting less equity in the long run, when you are about to sell. Plus, in a few years, if not months down the road, your home will look dated, and it has therefore lost property value as well.

My suggestion is to either make sure their designer will be able to design a timeless home for you OR hire your own designer, one who knows trends, can distinguish between what's on trend (current) and what's trendy, and is able to select all the fixed elements in the home. That way, you will end up with a beautiful home, that’s timely yet classic and will stand the test of time.

P.S. If you're knew to the blog, you should know that this is always my mission when I design any space! If you're a blog regular, well... you've heard it all before. 😉

3. Production Builder

The third type of builder is a production builder. They are similar to Spec Builders, but they build homes in larger development communities. This means that there is less room for customization, since the home will need to fit the neighborhood's aesthetic.

Which did I choose?

You better believe the truck-type builders did not make it on the short list. Initially, I also nixed the idea of buying from a production builder, mainly because I love renovating homes and thought I would go that route. Having done it so many times for clients, I was confident I could also do it for myself. 

However, I just could not find the right house to renovate. I looked and looked, but nothing popped up that really felt like it could be home. Then, I discovered that a local production builder was building in my desired area, so I had to reconsider. What swung my decision their direction was their reputation: this builder in particular is known for being efficient with their process and for the quality and energy efficiency of their homes.

Even with the design restrictions, I figured, "I will use my tricks of the trade to still get the custom home I want... within their scope of their elevation, floor plan, material selections and finishes, of course."

So I did! Ready to see how it turned out? And how I elevated builder-grade products to a home that feels fresh, custom, and personal? Come take a look!

Updating a Builder-Grade Living Room

Okay, here is what our fireplace looked like when we got the keys...

builder-grade home university park corner fireplace living room

A corner fireplace was not my first choice. In general, it's always a very tricky configuration to work with, but in this case, I had no choice. With the square footage limitations, it was either "Baby in the corner" or "Baby not in the room at all."

Also, if you're wondering why it looks so plain, that's because the builder would not do any custom work. They would only install one of their templated designs... and honestly, I didn't like any of them. I knew that I would just end up ripping out what they put in, so I saved myself the trouble and had them install the bare minimum. No surround... no mantel... just a blank slate.

Here's what I did with it...

builder-grade home after custom interior design new fireplace surround tasteful timeless

SO MUCH BETTER. I designed it with a tile pattern I love, and my very talented team of trades brought my vision to life. Of course, adding cozy furnishings and plenty of space for seating (I have a big family who likes to visit) makes it feel warm and like home.

Alright, let's move on to the bathroom...

Updating a Builder-Grade Master Bathroom

Okay, here's the thing to know about builder bathrooms. They are be-hind. Like, WAY behind. While interior designers are ripping out platform tubs left and right in favor of free-standing tubs, builders keep putting them into new homes. It baffles me.

In fact, I can show you exactly what I mean. I was in Florida recently, touring a brand new house that builder just finished and put on the market... and there's a platform tub and '90s Tuscan tile. Shield my eyes!!

platform tub outdated builder-grade spec home

You get the idea. The designer in me is absolutely cringing knowing that the future homeowners are buying something that is already dated. Ouch. Anywayyyy, back to my story. Luckily, I was able to convince my builders that the platform tub was a dealbreaker.

They were kind enough to accommodate me by switching up the floor plan to my liking and installing a free-standing tub. Here's how it turned out:

builder-grade home subway tile free standing tub vanity

Not a bad starting point. After my team and I put a bit of magic into it — new lighting, mirrors, decor, etc. — here is my master bathroom now...

builder-grade home after custom interior design chandelier free standing tub glass shower herringbone tile
builder-grade home after custom interior design vanity sconces free standing tub decorated
builder-grade home after custom interior design freestanding bathtub and art

Best part? (Other than getting to enjoy this space, that is.) I did not break the bank. Now you tell me, which bathroom do you see yourself getting ready each morning??

Pro Tip: By the way, don’t ever let your builder convince you to skip the tub in favor of a caved-in, walk-in shower. In move-up and luxury homes, a tub is an absolute must!  

Transforming Bare Rooms into Home Offices

Yes, we did get the office spaces we wanted. Of course, they started as four white walls and that was it. After it was turned over to me, I designed all the built-ins in the house and my carpenters worked their magic.

Here is a little sneak peak of my hubby's home office. He is averse to sharing his space with others, so I will only let you see a bit of what goes on in there. 😉

home office custom built-in designed by keti

And here is where I work and make design magic happen... plus relax and watch some TV when the time is there.

home office custom designed by keti built-in carpentry sofa desk photos

Cozy. Fresh. Bright. Timeless!

built-in bookcase tv desk chair home office design by keti
design by keti custom designed built-in shelves drawers cabinets tv home office

I love my home. It’s functional. It’s beautiful. It's on-trend and timely, and I don’t foresee it going out of style any time soon. We scored big! ...and I haven't even shown you the kitchen and dining room yet! But I'll save those for another day. 😉

Until then, download my renovation guide below or reach out to me here to get some help designing your comfortable, livable, and sophisticated home.

— Keti

You’ve been browsing through Architectural Digest, Pinterest, or Instagram, and you’re finally ready to embark on a decorating process to create a home filled with beauty, joy, and pride. You have your inspiration board saved, but you know there are too many details for you to create the home yourself…

How do you choose between a thousand choices for a single item, like a lamp, a rug, or a table? How do you know which pieces of furniture are worth the investment? How do you create a cohesive design that really works together in style and color? How do you also make sure that your home is going to stand up to your day-to-day life?

Designing a home is not nearly as simple as it looks. There are so many details to factor in, including your unique personality and how you will use the space. This is where an interior designer comes in.

We can work together to bring you clarity and support to the design process — and ensure an end result that you will be thrilled to come home to every day. Today, I’m sharing my personal design process (and why it’s different!), along with what you can expect every step of the way.

Pour a glass of Malbec with me, sit back, and let’s get started...

design by keti dallas tx design process bedroom with black and gold floral wallpaper accent wall

Master bedroom redesign by yours truly

Step 1: Decorating Process Consultation

To create a space that works for your lifestyle, speaks to your style preferences, and fits your budgets, we have to get to know each other. Building a relationship of trust and understanding is how I help sift through all the design “noise” to zero in on the options that are right for you. 

In our initial consultation, we will discuss your lifestyle, your space, your design preferences, your budget, and create a blueprint.

Discover Your Style

We start by discussing your design preferences. Do you learn toward modern design, contemporary, traditional...? These words can mean different things to different people, so we will explore inspirational images to narrow down the colors, textures, and patterns you love most. If you have design boards, I would love to see them!

We will also discuss incorporating on-trend and current elements and a few more classic pieces to bring a timeless feel to your home. If you’re investing in your home, you don’t want it to go out of style anytime soon. Updated and fresh is the goal! 

Budget Your Project

One of the first questions my clients ask me is “How much is it going to cost me?” My answer is: “It’s all up to you!” (Not all designers work this way!) My goal is to bring your vision to life while staying within your budget to the best of my ability. 

Yes, if you have a tight budget, there are certain things that are simply not possible. However, we can usually find a mid-market option with a similar look and feel. A great example? Porcelain tiles that are made to look like marble. Who can tell, really? 

Another one of the great advantages of working with a designer is that we know how to balance a budget. I can advise you on where to save and where to splurge to maximize your investment, increase comfort, preserve the longevity of your home, and elevate your lifestyle. 

Create a Blueprint

Once we’ve covered all aspects of your design style and budget, we will create a rough sketch of the space so you can visualize an optimal furniture configuration. This blueprint — and how full you want your space to be — will help us determine the size, shape, and location of all the furniture. It will also help us consider the fixed elements of the space, like having lighting perfectly over your dining room table.

Once we have a set plan, we’re ready to move onto Step 2...

design by keti dallas tx design process accent chairs with blue textured pillows and gold sequence design decorating

Step 2: Design Development

Furnishing Selections

After our initial consultation, I will take all of my learnings back to my studio and start looking for the perfect pieces for your home. Believe it or not, this means sifting through thousands of options to find the perfect combination of items to suit your taste, lifestyle, and budget. 

No, you won’t see this happening behind the scenes, but it is a massive undertaking. Once I’ve settled on the final contenders for your design, I will reach out to the vendors and suppliers for quotes. This takes more time (and back and forth communication with various parties), but once complete, I will have a list of furnishings and fixtures for your dream home and the quotes to go with them!

Design Presentation

Once everything is prepared, you and I will meet for our Design Presentation. I will share these selections with you, show you how the whole design works together, and provide you with quotes so you can see how the pieces fit into your desired budget. 

You will have a chance to share your feedback as we fine-tune the final selections and decide which to proceed with. Once we have the green light on your selections, my team and I will move ahead with ordering your items… another long and involved process! For us, at least. 🙂

Step 3: Procurement

Procuring your furnishings is another aspect of our work that is extremely important and very time-consuming but all takes place behind the scenes. You’re probably thinking, “Wait, just to place orders?” If only it were so simple. 

Not only do orders need to be placed with exact dimensions (down to ⅛th of an inch) and specifications, but we also need to communicate with the vendors directly, track the orders’ progress, receive shipments, inspect them for quality, and remedy any errors or damages during shipping. This can last weeks, even months for custom items.

Although you won’t see much during this part of the process, your project is still fully in motion and we will keep you updated along the way. Be patient… magic is happening!

design by keti dallas tx design process open concept moder living area with staircase decorating

Step 4: Installation & Reveal Day

My favorite step! This is when it all comes together and you finally get to see the results. Once all the ordered items have been received and inspected, we schedule your Installation Day. Our team is in charge of installing everything and styling the space with the finishing touches that make the house feel like home. Then, you get to come home...

TA-DA! Expect excitement, hugs, and maybe even some happy tears and Champagne! Why not?!

After we gather all our emotions, I will walk through the home with you to create a “punch list” of any final items to address. We do our best to resolve loose ends promptly, so you can get on with living your amazing life in your new space. And now, the house is yours — enjoy it!

There you have it — my 4-step decorating process, designed to bring all of your home dreams to life with clarity, customization, and you at it’s center. Exciting, isn’t it? 

If you’re ready to get started on your space, let’s chat!

Keti

Another day, another before and after — this time for an updated listing in Winterlake. This is a home we resuscitated after it sat on the market for a few good months. Yikes! Spoiler alert: this story has a happy ending. After we were through with the updates and re-staging, the house sold in just 5 DAYS.

I know I’ve spoiled the grand finale, but I wanted you to know exactly what each of the updates below have helped achieve. But first, every home update and staging needs a smart plan...

Step 1: Meet at the House & Diagnose the Problem Areas

This house belongs to an investment property client we had worked with in the past. They had been trying to sell it as-is with no luck. Since we were able to help them with another property, they decided to reach out to us and trust us with this one. I’m so glad they did! The outside is lovely and charming.

home exterior updated listing in winterlake design by keti

The inside, which you will see in just a minute, felt dated and designed for a very specific taste. We also found damaged flooring, dirty carpets, unsightly wall colors and wall paper, old fixtures, and more. Luckily, the layout of the home had great potential. I knew that strategically updating some of the fixed elements would make this home really shine.

Step 2: Identify the Target Buyers

As soon as we knew what could be improved in this home, we had to consider the ideal buyers. After all, knowing who we will market the home to determines how we will make certain updates. During our consultation, we came to the conclusion that if we were going to invest in renovating this home, it should be marketed to someone who’s looking for a move-in ready place, and who’s willing to pay a little extra for that.

We decided that young families and first-time home buyers were our target audience. This home would be perfect for them, because it would be easier to spread out the extra cost when getting a mortgage, as opposed to coming up with the hard cash to do the renovation work themselves prior to moving in.

Step 3: Create a Design Plan for the Updated Listing

Once we determined how we would market the home, we got to work! Our design plan was pretty straightforward because most of the issues that needed to be addressed were design-defining elements that would transform the aesthetic of the home. First, we would paint the walls and get rid of wallpapers. Then we would address flooring and carpet. After that, we would update fixtures and bring in furniture.

It all sounds simple enough when you list it out like that, but in reality, it took coordination, strategy, and work — on our part. Our clients got to sit back and relax as we made the magic happen. 😉

Ready to see it? Come take a look at the updated listing...

Before & After: Entryway

before and after updated listing in winterlake design by keti entryway

The home had a great open foyer, but I could see that it needed a fresh coat of paint to feel new. If you look at the door and stairway edges (left), you can see that the paint looks tired. Repainted (right), we have a brighter entryway that definitely feels more fresh and inviting, especially in person!

For the staging, we styled the space with more modern and contemporary furnishings, using art and small accessories to add soothing touches of color. Pro Tip: The best colors for staging homes are blues and greens, which are most likely to put homebuyers at ease.

Before & After: Living Room

before and after updated listing in winterlake design by keti living room

In the original living room, the furniture was way too taste-specific for an updated listing, and the wood flooring needed replacing. The original rug is also too small for this space. With furniture floating around it, it makes the space feel disjointed, dated, and incomplete.

On the right, the living room furniture I selected makes the space feel more open and welcoming. (See how at least two legs of each furniture item is on the rug? That’s how it should be!) We used a vibrant blue as an accent color for interest and, of course, brought in some plants for a touch of life and warmth.

Here's another angle. Doesn't the flooring look so much better?? The flooring was number one on our priority, and we traded the previous engineered wood for this stained oak beauty. The muted tones create a sense of softness in the space that is instantly welcoming. We also refaced (painted over dated brick) the fireplace for a more contemporary look.

Before & After: Kitchen

before and after updated listing in winterlake design by keti kitchen

The original kitchen was definitely out of this era, from the yellow walls to the counters to the flooring. For an updated listing, neutrals are your friend! On the right... hello, new kitchen! The kitchen got a full revamp with new countertops, timeless yet on-trend backsplash, and fixtures. We used cool tones to continue the overall sense of freshness in the home.

Before & After: Breakfast Nook

before and after updated listing in winterlake design by keti breakfast nook

Just off the kitchen, we have the breakfast nook. Originally, the light fixture and wallpaper looked very outdated, and the walls needed updating. After... gone are the yellow walls and scary wallpaper! Welcome to a more modern breakfast nook, where homebuyers can imagine their mornings sipping coffee or reading a good book.

Before & After: Master Bedroom

before and after updated listing in winterlake design by keti master bedroom

The master bedroom was actually not too bad. It had a lot of space and potential. We added a fresh coat of paint, new lighting, new carpet and less traditional furnishings. Much better!

Before & After: Master Bathroom

before and after updated listing in winterlake design by keti master bathroom

Another spacious room but definitely outdated stylistically. We got rid of the lime-colored walls, added a stylish new countertop, painted the existing vanity and installed these modern cabinet pulls, light fixtures and mirrors. This home has now joined the world in this decade!

Before & After: Home Office

before and after updated listing in winterlake design by keti home office

The home office was probably in the best shape of all the rooms. The flooring and color scheme just needed some love. Fresh paint, art, and more oak wood flooring transformed this office instantly! 

How Did The Home Sell? What was the ROI?

Well, I know I spoiled the surprise at the beginning, but let me say it again. After sitting stagnant on the Dallas market with zero movement for a long while, this home sold in 5 days after re-listing! Not only that, our client saw a 57% return on their investment to get this home move-in ready. In what stock market do you get that kind of return? 

So what did we learn today? Strategic design and home staging work... and we have the numbers to back it up!

Do you have a property to list? (Or RE-list?) I can’t wait to show you how I can help YOU sell your property and get on with your life, too. If you’re ready to enlist our help in a speedy and profitable home sale, let’s talk.

— Keti

Have you ever found yourself in a design rut? You know that feeling you get when your space doesn’t inspire you anymore? A few months ago, I started feeling that way about my master bedroom design. 

Although it is a lovely space, I felt like it needed a bit of a refresh. The goal was to create a safe haven without breaking the bank. Spoiler alert... we did!

So get comfortable, grab a drink, and let me show you how you can transform your space with a good dose of creativity, ingenuity, and a little bit (not a lot) of money. 

Reviving Our Master Bedroom Design

The design goal for my home has always been to create a peaceful and joyful space that inspires every day. I took my time curating design elements, and ended up with an intentionally decorated home. It turned out really well, but not perfect, especially not the master bedroom design.

The master bedroom, unfortunately, has been my least favorite room. Here’s a peek...

Before: Master Bedroom Design

Before dallas master bedroom design blue drapery traditional style
Master bedroom as seen from the door. Not bad, but not my favorite.

When we were building our house, a standard feature offered by the builder was incorporating beams in the ceiling. I was against it at first, because I felt like it would clash with my modern dresser and nightstands. (While my hubby has more of a traditional design style, I like a more modern contemporary style.) However, my hubby felt strongly about exposed beams, so I let Mr. Traditionalist have them. 

After we moved into the finished home and used our existing furniture, the overall master bedroom design was simply off. I did not love it or feel inspired, and it wasn’t the safe haven I had in mind. 

design by keti master bedroom design chandelier large art wood floors
View from the windows toward the door

The Design Process

I knew that our master bedroom had tons of potential and that it wouldn’t take much to revamp it. It was all about being strategic with the design elements we chose to update. (The same advice I would give any client — strategy first!)

Step 1: Wallpaper

black birds wallpaper Z-Gallery gold
Black Bird from Z-Gallerie

I have always wanted to have wallpaper as part of our bedroom design. Although I have never used it before on any of my clients’ projects, I was feeling a bit adventurous. After some research and hours browsing through many options, I came to the conclusion that the right wallpaper needs to be classic, timeless, and inspiring.  (Wallpaper is really in right now, too.) 

When I saw this Black Bird wallpaper in Z-Gallerie, I knew I had to have it! It’s dark, sexy, and beautiful. Plus, it is low budget, so there you go.

Step 2: Dresser & Night Stands

universal furniture playlist dresser bedroom redesign

When it came to the dresser, I decided to go with the Playlist from Universal Furniture. It has oak veneers and a walnut inlay that complements the finish on the ceiling beams. It also looks good on the walnut-stained hardwood floor.

I love it… definitely the right choice.

My existing nightstands were from Liberty Furniture. The style works perfectly with the Black Bird wallpaper I picked. The color and finish... not so much.

keti before after redesign old dresser traditional style master bedroom design

What did I do, you ask? Chalk paint to the rescue! I found a matte charcoal tone that works well with the wallpaper, and then I painted it! (No, I don’t paint for clients, but if you need ideas, I can certainly give you some.)

black birds wallpaper Z-Gallery charcoal chalk paint master bedroom design

I have to say, this was my very first furniture painting project, and I can’t stress enough how important it is to use the right tools, especially when handling chalk paint. You need a designated brush to paint, and a designated brush to wax with. The results were pretty good. 

Step 3: Upholstery Update

design by keti master bedroom design dallas new nails headboard

Okay, I admit that I was nitpicking here, but our bed frame’s upholstery was really bugging me, especially after we installed the wallpaper. They had these silver finish nail heads that now stuck out like a sore thumb. 

By the way, have you heard that joke about lawyers charging you even for the time they’re taking a shower? Now, I kind of understand...

Once I noticed how much the upholstery clashed with the wallpaper’s vibrant gold pattern I kept thinking of ways to fix it. I didn’t want to buy a whole new bed just for that tiny detail. So, where did I get the best idea ever? While taking a shower! Go ahead, you can laugh.

My great idea was to replace those silver nailheads with gold ones. But do they sell nailheads? I took to Amazon, and soon enough, I found nailhead strips already lined up and ready to go! I opted for these antique plated ones.

A perfect complement to the Black Bird wallpaper gold nailhead strips master bedroom design
A perfect complement to the Black Bird wallpaper

Last but not least, I found some accent pillows at HomeGoods for only $49 each. They tie the whole room together perfectly! My hubby also had this Ralph Lauren bench that I had chosen for him a few years back when we were dating. So he brought it in, and guess what, I like it! I think it works beautifully.

After: Master Bedroom Design

dallas before and after master bedroom design fresh transitional
LOVE! Fresh yet traditional, perfectly balanced with warm and cool tones, and relaxing and inviting all at once!
dallas bathroom before and after chandelier exposed beams fresh traditional master bedroom design
Okay, I'll give it to him... the beams do add something cozy in here.
dallas master bedroom design before and after twin lamps gold lucite

Ta da! I can’t tell you how happy I am with our master bedroom and how it all turned out. The budget was quite low compared to a full redesign, but the results are amazing. I love coming in here now! Every room in my house finally feels like it’s right for us… and that feels priceless.

How about you? Are you ready to redesign your space? Let’s chat!

Keti

Today I am bringing you behind the scenes of our design and renovation process. Renovating your home right before putting it on the market can increase your sale price considerably. However, while you might have an idea for your budget, you need to be mindful of which updates will truly increase your home value and make the investment worth your while. 

Lucky for you, that is what I do, and I am the best at it. But don’t just take it from me — Design by KETI did receive another year of Houzz awards for Best in Design and Best in Service! Together, these two categories perfectly sum up what we do for our clients, and today, I’m showing you exactly how we do it.

Ready to design and renovate your home? Sit back, relax, and explore our tried-and-true process...

highland park home renovation success story living room white furniture builtin
A successful Highland Park home renovation. The first buyer who toured the property bought it!

Step 1: Consultation Phase

We always start with a pre-project Consultation or “Work Session” as I like to call it. (Yes, we’re already getting to work at this phase!) This is the time where we get to know each other and determine the driving selling points of your home — which are essential to knowing what to renovate. 

Here’s what we’ll cover in this jam-packed session:

1. Identify your target buyers

We need to determine first and foremost who your target buyers are. You might think, “But Keti, I want my home to appeal to everybody.” I can understand that line of thinking, but trying to appeal to everyone is going to result in appealing to no one. 

When renovating the home, we want to make sure it appeals specifically to the target buyer and their lifestyle. During our discussion, we’ll determine how old they are, if they are married, do they have kids, their annual income, etc. Targeting a specific group will make your property stand out to those people and get them to the closing table!

2. Set your design & renovation budget 

During this Consultation and Work Session, we will discuss how much you should invest in the renovation as well as the current price point of your home. The purpose of upgrading your home before putting it on the market is obviously to increase its value, so my responsibility is to ensure we target upgrades that maximize your ROI... without pricing the home out of the market. We specialize in finding that sweet spot!

3. Define the scope of your renovation

When it comes to the scope of the renovation, there is no one-size-fits-all solution. Not all design projects are the same; some could be minor upgrades, while others could include intense renovations. Once I know the property and your budget, I’ll be able to advise on the best course of action:

4. Assess the fixed elements of your home

The “fixed elements” of your home refer to items that are physically installed, like countertops, cabinets, flooring, fireplace surround and mantel, trim, etc. Since these elements are stationary, unlike decor, it is important to decide which ones we will be keeping and which ones we will be changing. (Remember, this decision is made based on your target buyers, what suits their lifestyle and most importantly your budget and whether the change makes financial sense.) 

5. Create your design concept

You know that feeling you get when entering a newly designed home? When it feels fresh and welcoming? That is the exact experience we want to provide your target buyers with when they tour your home. Using our decisions for scope, budget, and fixed elements, we’ll create a design plan that includes on-trend elements that exude freshness and timelessness and will attract your target buyer like bees to honey!

6. Map out the staging plan

The last step of the consultation phase is mapping out the design blueprint for staging your home. We will create a visual of the furniture placement, of the scale of fixtures we will be using, and account for the additional furniture pieces we need to make the home feel spacious and welcoming (using price point appropriate staging furnishings, of course). 

Furniture plays a big role, and we never want to cheapen your home with low-level furnishings, regardless of price point. Staging should be inspirational. At the end of the day regardless of the price point, when people buy things, they always buy up. There is a certain status that goes along with it. I always like to say, no one buys a Rolex because they want to know what time it is... and not one single person buys a Tesla or a Bentley just because they need wheels to make it to their office each day. That's just a bit of human Psychology 101 for you. 😉

Remember, the design elements are what make make the house itself feel timeless, but the furniture and decor is what makes the house feel like the home they always wanted but never had. Emotional connection that inspires buyers to make an offer!

dallas renovation process revive a dead listing design by keti dining room open concept
This renovation and home staging project was a true success story. After sitting on the market for months, we were able to breathe life into this listing. The first buyer to tour the house bought it! 

Step 2: Design Phase

Now that we have a clear idea of what the design and renovation project will entail, we move on to my favorite part: the design plan. We start by creating a map for all the minor or major renovations we need to do. The design plan includes two main elements:

1. Color Palette

The color palette is the foundation of your home’s design. It should tie all the fixed elements together cohesively, create expansiveness, and appeal to your target buyer. For homes being staged for sale, neutrals (with the correct undertones) are the best way to go.

2. Material Specification 

Although we have already established in the Consultation which materials we will need to include in the design, now is the time when we officially select them. We’ll source materials for your flooring, fireplace, countertops, cabinets, backsplash, vanities, lighting fixtures, hardware, etc. For many of these items, we’ll get quotes from the manufacturers in advance before officially purchasing.

dallas culture map feature home staging design by keti living room fresh elegant renovation process
This renovated Dallas home not only closed after 2 months from listing, but the homeowners achieved their ROI goal and sold it for $1 million! It also got featured in Dallas Culture Map

Step 3: Renovation Phase

Once we submit the design plan and we have all agreed on it, it’s time to get to work. However, there are multiple ways to proceed:

dallas renovated bedroom home staging design by keti open spacious warm renovation process
We achieved an ROI of 150% on this renovated Dallas home

Step 4: Home Staging Phase

This is where our design plan finally comes to life. My team ad I will bring in the elements of the staging, as agreed upon in our Consultation, which includes furnishings, art, and decor in a timeless yet on-trend style. Remember, it’s not about what you or I like. It’s about what your target buyer likes! (In fact, all of the photos you’ve seen so far include spaces that we have professionally staged — and they all flew off the market.)

The very last step is getting your home professionally photographed, putting it on the market, and get ready for the offers to come your way! 

Final Thoughts

Whether your home has been sitting on the market without any movement — or you’re trying to avoid this situation entirely — I am confident that we can freshen up your listing to generate tons of interest and get your property sold in no time. I love interior design, but the strategy behind designing a home for sale is my passion. 

I can’t wait to help you make back your initial investment… and then some!

Ready to start sprucing up your property listing? Book your 15-minute discovery call with me today!

To you and your best home sale,

Keti

P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation!

Potential Dallas homebuyers are most likely to make up their minds about your property based on the appearance of… the kitchen, the living room, and the master bathroom. Before you list your property, you have the chance to make these spaces stand out!

Last month, we talked about budget-friendly kitchen makeovers, and I showed you how to revive your living spaces here. So today… let’s talk about budget-friendly bathroom makeovers. 

Whenever you’re updating your property to sell, you don’t want to break the bank. The good news — there are many inexpensive yet impactful ways to update your bathroom before listing. People usually assume that upgrading their bathroom is an intensive endeavor that would take tearing it all down and starting from scratch. Not necessarily.

Sometimes the smallest details are what make the design in any space. You just have to be smart with your investment and address the design elements that have the biggest impact. In fact, I’d say you can get away with spending anywhere from $250 to $5,000 to revive an outdated bathroom.

Today, I’m sharing my top 5 budget-friendly tips for a bathroom makeover, of course, using one of our latest projects. Come take a look!

Before: Outdated Bathroom Before Listing

dallas bathroom before home staging revive dead listing ideas budget-friendly bathroom makeover

Before even thinking of putting their condo on the market, the owners reached out to me for a renovation and staging consultation and feedback. But what’s wrong with it? It is a perfectly functional space and has everything a bathroom needs, but… the walls feel dark, the lighting isn’t impressing anyone, and the bathtub feels like a relic of the 1990s. All mixed in with that Tuscan-inspired travertine floor.

When I saw this bathroom, I knew that an update would positively impact the home’s overall value. (Spoiler Alert: it did!) And we didn’t break the bank to get there...

Tip 1: Paint the Walls a Fresh, Light Color

dallas bathroom after renovations property listing real estate market budget-friendly bathroom makeover

If you’ve been following me for a while you probably know that I always like to start with a fresh light canvas, AKA bright walls. We painted the walls a light green gray, and instantly, the whole space felt fresh and open. Simply change, completely different feel.

Tip 2: Address Any Functionality Issues, if you can

One thing to keep in mind is that a bathroom makeover is an excellent time to address any functionality or layout issues. Take this bathroom, for instance, My clients both admitted that they had no use for the bathtub and would rather have a decent sized shower. If that’s how they feel, future homeowners are likely to feel the same way.

We knew that getting rid of the tub/shower combination would solve two issues in one: it visually opened up the space and made it more functional. We even went one step further and ripped out the dated travertine floor tile and brought in highly-functional and cost-effective LVP. (talk about LVP, Check out my post on why high end homes are giving up hardwood by going HERE)

Bigger investment than painting the walls? Yes. Worth the increase in property value? Absolutely. 

Tip 3: Upgrade the Vanity, Lighting & Mirror

budget-friendly bathroom makeover design by keti dallas

Ah, the vanity, lighting, and mirror! These are the things that can transform your bathroom from builder grade to livable luxury that Dallas homebuyers are willing to pay for. We took out the traditional, lantern-looking lighting that was there previously and installed this more modern fixture in brushed chrome.

We decided to paint the vanity cabinets, as well. With the new flooring, granite counter, and light green gray walls, the color palette (specifically the vanity color) felt a bit off. As a True Color Expert, I was able to pick a neutral shade with an undertone that ties it all together and makes the countertop not look dated at all. Now, it feels light, warm and inviting!

As for the mirror, we actually kept the original mirror in this space because it made the room feel larger. If you’re adding your own, bigger is better, so it reflects more light and opens up the space. I suggest picking a mirror with a simple yet classic frame.

Tip 4: Update Faucets & Hardware

If there is one takeaway from this blog post, it’s this: no bathroom makeover is complete until you’ve updated your faucets and cabinet pulls. I know, these items are small, functional elements and easily overlooked — but you wouldn’t believe how much of an impact they have on the overall design of the space. Plus, they are easy to swap out (you can even do it yourself) and are budget-friendly. So trust me on this one. 

I suggest opting for more modern-style hardware in a metal that complements the color palette of the space. 

Tip 5: Update Shower Wall

Painting the bathroom walls a light green gray brought instant freshness and modernity to the space, so we needed to extend that color (or lack of color) to the shower wall, as well. This bathroom originally had subway tiles, but they looked a bit dingy, and we knew they had to go!

No need for Demo Day... we simply glazed the tiles for a cohesive look. Fresh, classic, timeless — wouldn’t you agree?

dallas bathroom after renovations property listing real estate market budget-friendly bathroom makeover

What was the ROI of this redesigned listing?

And now the moment that you’ve been waiting for...

Once we put the property on the market, it sold in about 5 days from listing! Not only that, we nailed the staging… so much that the new buyer even bought some of our inventory items. How amazing is that?!

If you have a property that’s been sitting on the market for months, or if you want to renovate your bathroom (so that it doesn’t sit on the market for ages!), I would be delighted to support you. 

Book your free discovery call with me here, and let’s chat!

— Keti

P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation!

The first thought that probably comes to mind when you’re ready to put your property on the market is... do I need to make any renovations? Naturally, you want to appeal to your ideal buyers, but you also want to increase the value of your property. 

Then comes the subject of the budget. How much should you invest in the renovation? What ROI will you get? What part of the property should you focus on? 

Let’s answer the easiest question first: the kitchen

No matter what you do or how extensive your renovation project is, always make sure to update your kitchen before putting your house on the market.

Renovating the kitchen is the best way to increase your property value. In fact, it is the one room that is most likely to sell the home.

Whenever I meet up with new clients and they walk me through their home, I always pay extra attention to the kitchen and the living space around it. Once we define your ideal buyers, we need the home to be a reflection of the space they would want to live in.

The tricky part getting the homeowners on board. But let’s take a little tour for a minute...

dallas home before renovations property listing real estate market dated budget-friendly kitchen makeover

Take the kitchen above, for example. This is such a lovely kitchen, isn’t it? The open layout, the beautiful granite, the textured backsplash. It even has a wine fridge! You know how much I like my wine. 😉 

However, it also looks outdated. It needs a bit of a modern refresh to be market-ready. Do you want to know how I know that? 

One, because I’ve been designing homes that sell for years. Two, because this house sat on the market for over a year without selling!

dallas home before renovations budget-friendly kitchen makeover

Once the clients brought me into this specific home, I could see exactly what needed to be done to transform this kitchen. We knew the Dallas market and the ideal buyers we were targeting. They wanted fresh and updated — and luckily we had a great floor plan to work with!

Okay, now let’s move on to the next question… how much should you invest in kitchen updates?

The good news — there are many ways to update your kitchen before listing without necessarily breaking the bank. Your renovation project could take $150 to install new hardware, or up to $5K for a full kitchen makeover. 

(If that $5k is going to increase your sale price by $10k, it’s worth it. That’s the value of getting an expert’s opinion FIRST.)

For today, though, I’m going to use this project to show you my top 4 tips for a budget-friendly kitchen makeover. Can you guess what they are? And can you guess how quickly the home sold afterward?

Tip 1: Paint the Cabinets

Renovated Dallas home kitchen white cabinets wine fridge updated traditional sophisticated budget-friendly kitchen makeover

White is very in right now, especially for kitchen cabinets. When you scroll through your favorite Instagram feed (aka Design by KETI), don’t you feel drawn to light and bright design aesthetics? This is because lighter colors on the walls make the room feel larger.

And it’s not just a trend. Take it from this staging expert, homebuyers perceive white interiors as a blank and timeless canvas they can work with. It gives them space to picture themselves living in the house  — and that’s when they’re most likely to make an offer.

Tip 2: Change the Backsplash 

Modern white backsplash updated home renovated to sell design by keti budget-friendly kitchen makeover

Backsplashes get dated, which is perfectly normal. However, you don’t have to break the bank to update them. There are many low-budget and pretty tile options these days.

Pro Tip: I usually like to create a contrast between the backsplash and the countertop. I either go for a solid color to accentuate a colorful countertop, or a fun pattern to drift the attention from the minimalist kitchen surface.

Tip 3: Update the Hardware 

Dallas home kitchen hardware modern lighting updated to sell design by keti budget-friendly kitchen makeover

If you are guilty of forgetting how essential hardware is to the kitchen aesthetic, raise your hand. Yep, you’d be in the majority! 🙂 

Yes, the hardware is a functional feature, and no, it doesn’t have to be fancy and expensive, but updated finishes make a visible difference in the perceived “newness” of the kitchen. And you can still play around with colors and finishes within budget.

Pro Tip: When you paint your cabinets white or any lighter color, you always want your hardware to create a contrast, not to blend in. I usually pick a darker finish for the hardware. When working with white cabinets, matte black is the way to go.

Tip 4: Install New Faucets & Light Fixtures

Modern light fixtures white cabinets kitchen updated to sell dallas housing market budget-friendly kitchen makeover

Tip 4 is a crucial one, and another that often gets forgotten. To illustrate, do me a favor and look up. Play along with me here... if you are at home right now, just look up at the ceiling. 

What does your light fixture look like? Does it come from this decade? Or is it a 90s vibe kinda fixture? 

Don’t get me wrong, I love a moody light fixture when it’s cohesive with the overall design. However… if you have come all this way and modernized your home for today’s buyers, how out of place would that 90s light fixture look? You guessed it. It would drag down the design and date the home.

Long story short, get up-to-date fixtures in there, pronto! Again, this doesn’t have to be out of your budget, there are many options available to you. Just make sure your overall design is cohesive, and you’re good to go.

What Was the ROI for this Budget-Friendly Kitchen Makeover?

The minute we put the house back on the market, we got our first visitors. The day they toured the property was the day they put in an offer... and they bought it! That’s right — just a few cosmetic updates and this home sold IMMEDIATELY!

Updating the kitchen did not only sell the house, it increased the value of the home for a minimal investment. How incredible is that? 

If you have a property that’s been sitting on the market for months, or you want to renovate your kitchen (so that it doesn’t sit on the market for ages!), I am more than happy to support you. 

Book your free discovery call with me here, and let’s chat!

— Keti

P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation!

One of my clients’ most frequently asked questions is “Why do I need home staging services to sell my home?” The answer: Marketing! 

We are all familiar with the concept of home staging and how important it is in the selling process. But, you wouldn’t believe how many homeowners are still hesitant to invest in revamping their properties before putting them on the market. 

To sell your home, you need to market it. And for that, you need to work on your packaging, AKA, staging. This project I’m about to share with you is a special one… and living proof of why you need me! 😉

Project: Matching This Lovely Home with the Right Owners

Our clients were Dallas natives who enjoyed living in this home for some time. After a few years, they decided to sell the home and move on to the next chapter of their lives. Like most of our clients, their main goals were to sell the property fast and at the highest price possible, which is when they called me.

Here is what the property looked like before…

Before Home Staging

dallas home before renovations 
property listing real estate market
The outside felt welcoming but needed a few touches to revive it.
dallas home before renovations 
property listing real estate market walls and floor look dated
The paint and trims were in decent condition but aesthetically looked dated.
dallas home before renovations 
property listing real estate market missing a modern touch
The living room and kitchen had a beautiful open layout. They were missing a touch of modern luxury to appeal to buyers.
dallas home before renovations 
property listing real estate market needed refreshing
The kitchen was open but lackluster, and it needed a few new fixtures to feel fresh and up-to-date.
dallas home before renovations 
property listing real estate market bedroom has potential
The bedrooms had tons of potential, just needed some love.

Setting the Design & Staging Strategy

Setting the design and staging strategy is such an important step in our process. It allows us to assess the main architectural components of the home (fixed elements) that we have to take into account when planning the staging design. That’s how we create a design that looks cohesive, feels warm and inviting, and is on-trend yet timeless. 

The result will be a home that potential buyers can identify with and picture themselves living in.

Identifying the Home’s Ideal Buyers

The first step is to identify who we wanted to market this home to. When you know your buyers, you can determine what they need and plan your design accordingly. During our home staging consultation, we discussed who we believe this home would be perfect for. 

Because this lovely home is a few miles away from White Rock Lake, near uptown/downtown, and has a great school district, we established that young professionals with children were the best demographic to target. 
We knew that with young professionals as our ideal buyer, this home would need to be staged as move-in ready. You can see how this information changes our approach!

Creating the Design Plan

Once we identified our ideal buyers, it was time to get to work. We put a list together of the main areas of the home that needed our attention. 

The distinction between interior design and home staging is that we’re not renovating a home for the owners to live in, we are marketing it to sell. So our overall plan is driven by the goal of emotionally sparking that aha moment for the buyer, making them think, “This is the one!”

Here’s what we did...

After Property Updates & Home Staging

design by keti front porch rocking chairs welcoming home staging case study roi

I’ve said it before, and I’ll say it again, focusing on the curb appeal of your property is crucial. That’s where all the magic happens. You’re not just selling a home — you’re selling an experience. Who doesn’t find rocking chairs on a covered porch inviting??

design by keti dallas home staging roi case study fresh and bright living room

We started by updating the wall paint and trim. This is something we always do in these types of projects. A fresh coat of paint is perhaps the easiest and most effective way to revive a space. You can feel it when you walk in the door!

design by keti dallas home staging roi case study warm welcoming front entry

The front entry’s open layout felt warm and welcoming, but the former travertine tiles gave it an outdated look. To achieve a more luxurious feel, we got rid of the tiles and replaced them with lightly sanded natural wood. We also stained all hardwood flooring to match everything. It has a slightly warm undertone that pairs perfectly with the cool shade of the walls and trim.

design by keti dallas home staging roi case study luxurious modern living space

Once the walls and floors were updated, it was time to bring in some furniture. For this project, we used our inventory alongside some of the pieces the homeowners already had. This entry room and formal dining space had bright large windows and nice built-ins. They complemented the overall luxury look we wanted (to match the price point of the home) yet feel warm, welcoming, and delightfully livable.

design by keti dallas home staging roi case study revived kitchen and breakfast nook

With a few light fixture swaps and furniture additions, the kitchen was revived into the warm family space it was meant to be. Can’t you picture yourself cooking and hosting in this open space? How about a morning coffee in that lovely breakfast nook? (This home’s eventual buyers certainly could!)

design by keti dallas home staging roi case study butcher block and travertine backsplash

We also shaved off the butcher block that was sticking out previously, and replaced the travertine backsplash with a stainless material to match the rest of the kitchen. So much more current and cohesive now.

design by keti dallas home staging roi case study elevated upstairs living space

As you make your way upstairs, you are welcomed by another living space with a small wet bar that we upgraded. We added a dining set and a sofa to elevate the space and make it feel warm and welcoming.

design by keti dallas home staging roi case study bright and sophisticated master bedroom

We didn’t stage all the bedrooms but chose to focus on this master bedroom. After updating the trim and flooring, we swapped the bed set for a modern looking one to appeal to today’s buyers. The room feels spacious and inviting without being overdone.

design by keti dallas home staging roi case study luxury master bathroom

This spa-like master bathroom was the true showstopper. With a large walk-in shower, and a vanity countertop, all we had to do is spruce it up with some staging elements.

design by keti dallas home staging roi case study updated light fixtures and seated vanity

The updated light fixtures and seated vanity area contributed to the overall luxury feel. These are the details that support the home’s price point — so making an offer at or above list price feels like a no-brainer to buyers!

What Were the Results?

design by keti dallas home staging roi case study renovated formal living room

Because every story needs a happy ending, let me fill you in on the results for this particular project. After Design by KETI helped renovate and stage this lovely home..

Can I let you in on a secret? This project was completed in 2017. That’s right, 3 years ago! But guess what? It STILL looks as up-to-date then as it does now.

That is the value of timeless design — and trust me, buyers know when a home is too trendy and won’t have resale value years down the road. This is design and staging done right.

If you’re having trouble with your listing (or want to make sure you do it right the first time), let’s talk. We’ll get to know each other, discuss your goals, and come up with a smart plan that pays off.

Keti

P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation!

The question I get asked more than any other is… what is the cost of home staging? It’s a reasonable question, and a smart one. After all, you want to make sure that your investment is well spent and going to serve you well — with a fast property sale and high profit.

But before we talk numbers (yes, we will), let’s cover the basics...

What is home staging? 

Most people will tell you that home staging is the act of visually preparing a home to attract and appeal to the property’s target buyers. This is true, but more importantly, home staging is strategic marketing. It is NOT decorating. 

Preparing a home to whisk buyers off their feet is not about matching decor. It’s about a design that speaks to these specific buyers’ tastes, interests, and priorities. For example, if our client is listing a family-sized home in a great school district, we will design and present that home far differently than we would for a home in a neighborhood of working couples. 

To truly get the highest offer for your property, we need to prepare the home in a way that entices target buyers, addresses their needs, and above all... represents the lifestyle they dream of living.

design by keti home staging traditional modern style comforting inviting upscale cost home staging
Staging by Design by KETI

Why do vacant homes need to be staged?

Don’t worry, I’ll get to home staging investments shortly, but I know that there’s a common misconception that vacant homes don’t need staging. False. Vacant homes need staging just as much, if not more, than an occupied home. Why? 

Convinced? Okay, let’s look at what’s involved in staging a home. After all, you should know everything that your home staging investment is getting you…

design by keti master bedroom staging blue white navy art lamp upholstered bedframe dallas cost home staging
Staging by Design by KETI

What is involved in staging a vacant home?

Before we can discuss the costs associated with home staging, you should know what’s included. First, there’s a home staging consultation, which is a 2-hour on-site meeting where we nail down a home staging strategy. During this meeting, we will...

Once a plan has been approved, and after any necessary or optional renovations, we will stage the home with furniture, bedding, accessories, art, decor, and more.

We also offer professional photography services for an additional fee. I highly suggest this step, because it’s more than having a photographer come through to point and shoot. 

By that point, no one knows your property better than I do! I will be on-site with our trusted photographer providing art direction services. Being that I myself only have put in a good 8 to 12 hours working on your home, I know the best angles the property will show and will make sure you get them captured for MLS photos.

design by keti dallas home staging patterned rug white furniture art grey walls white trim stunning cost home staging
Staging by Design by KETI

What does home staging cost?

Okay, let’s answer the big question: what does home staging cost? First, even though I will give you a general ballpark estimate, please know that it is very difficult to estimate the cost of home staging without seeing the property. 

No, I’m not making excuses — this really is the truth. Each home has its own positive and negative aspects (to highlight or minimize) and its ideal price point and buyers, which we would need to address through staging. 

Yes, once we speak on the phone and discuss your property, we will give you a general estimate for your project. However, we will give you an official home staging plan and quote only after we have seen the property ourselves.

But hey, we’re not on the phone right now. You’re reading this blog post and eager for a number! So, what can you expect?

Well, generally speaking, the cost of home staging hovers right around 1% of the listing price of the home, give or take. 

living room comfortable inviting leather chairs glass table white furniture design by keti home staging cost home staging
Staging by Design by KETI

How do we estimate the cost of home staging for our clients?

So, how do we judge the cost of home staging for our clients and create a quote? There are three items taken into consideration when determining the investment range for staging a vacant property: 

1. The price point of the home

2. The number of rooms we are staging

3. Similar homes we have staged in your area

1. Your Property’s Price Point

It's important to know that staging should reflect the price point of the home. A $200K home will be staged very differently than a $2M home, even if we are to stage the same rooms. As you can imagine, the size and style of a $200k home vs. a $2M home vary drastically. This means we are filling more space, using more elevated furnishings, etc.

2. The Number of Rooms We are Staging

Generally, we will stage the living room, dining room, kitchen, master bedroom, and perhaps an entryway. Sometimes, we will stage a home office (highly desirable right now), or an additional bedroom if we know that it will make the home more desirable.

3. Similar Homes We Have Staged

As I mentioned above, before I set foot on your property for our home staging consultation, I will give you a ballpark estimate based on other projects and homes we have staged in the past that are similar in price point. I will do my best to outline the investment you can expect.

Once we set foot on property, however, we can actually work on a staging blueprint and design plan. As these are presented and finalized, you’ll receive an official quote personalized to your project.


Staging by Design by KETI

design by keti home staging white table rug blue chairs airy open spacious welcoming fast sale dallas cost home staging
Staged by Design by Keti

ROI of Home Staging

For sure, home staging costs a whole lot less than the first price reduction you will have to make if the home doesn’t sell within two weeks or so. Staging your home costs less than having to carry the property and still pay the mortgage payment, taxes, and insurance, plus all other maintenance fees. 

As one of our investor clients put it: 

“It’s cheaper to pay her [Keti] than the mortgage company each month.” — Client, Investor

I couldn’t agree more! As far as ROI goes, you are very likely to see your investment made back… and then some. We recently staged this project, which saw an ROI of 150%. That is money well spent!

I will wrap things up here, but I hope this overview has been helpful for judging your expected investment and the home staging process in general. If you have any questions, please don’t hesitate to ask!

And if you have a property that you would love to sell quickly and for profit, let’s talk.

— Keti

Today I want to share a project we recently completed with excellent results — a design and home staging ROI of 150%. Yes, I know I've spoiled the grand finale of this transformation, but knowing the final result makes it all the more worth seeing...

Project: Reviving a Dead Listing in Dallas

Our clients were out-of-towners who had been trying to sell this house in Dallas with no luck. They were tired and frustrated but mostly eager to sell the property and move on with their lives. 

Here's what the property looked like before…

dallas home before renovations property listing real estate market home staging ROI
The orange door did absolutely nothing the amp up curb appeal.
dallas home before renovations property listing real estate market interior 70s home dated dark home staging ROI
We found dark and dated wallpaper throughout the entire home, from the living spaces to the bedrooms.
dallas 70s home before renovations property listing real estate market bedroom wallpaper home staging ROI
Speaking of scary wallpaper...
dallas 70s home before renovations property listing orange wood white painted stone fireplace home staging ROI
Architectural details with very specific style and taste.
dallas 70s home before renovations property listing dated staircase kitchen
This house was built in the 70s and the stain on the wood reflected it. It may be difficult to see it in the photo, but the floor was also damaged (standard wear and tear) in many areas.

Setting the Design & Staging Strategy

Overall, this home was clearly dated and tailored to a very specific taste, but it also had great potential. Architectural details gave it unique character… if we presented it just right.

Identifying the Home's Ideal Buyers

First, we had to determine how we wanted to market this home. During our home staging consultation, we discussed two options for listing the home: as a bargain home or a move-in ready home. Older homes can be more desirable at a lower price point, but we also know a young professional couple with a family has no time for remodeling or reno work. They are more willing to make an offer on a property that is move-in ready.

Additionally, our clients had already tried the bargain route with no luck. They agreed that designing and staging the home as move-in ready was the way to go.

Creating a Design Plan

Once we reached this decision, we quickly got to work. (We know time is money, and we don’t dilly dally!) I put together a design plan for all the make-ready/renovation work that needed to be done. 

I provided the design direction and the project management for the staging, whereas my team of subcontractors and tradesmen did the work (which you’ll see soon). The plan?

1. The house looked dark, frumpy, and not like it belonged in the luxury home category. We knew we needed to address it right from the curb (appeal) with exterior landscaping and price-conscious paint color selections.

2. With all the fixed features making bold statements, we needed to update the decade-defining features, creating a cohesive interior color palette, and bring light and life into the home.

Ready to see how the home turned out?

Investing in Updates that Pay Big ROI

Welcome to a new front step…

design by keti front porch blue door light taupe eaves welcoming home staging roi

Lighter eaves, better landscaping, and a more inviting front step make this home far more joyful and welcoming to a young family. 

We removed the dark wallpaper and opted for a light blue-gray color, picking up from the blue undertones in the kitchen counters that was used throughout the home. The end result was enormous spaciousness, making it so much lighter, brighter and airy… perfect for today’s buyers!

design by keti home staging roi redesign white light blues warm modern lighting fresh fast sale home staging ROI

A mix of cool tones in the staging elements and warm lighting help this space feel balanced.

design by keti home staging roi living room warm luxurious white furniture woods

In the living room, more luxurious furnishings in the right scale keep this space looking elevated, not dated.

design by keti home staging living room brick fireplace wood plank wall warm traditional luxury home staging ROI

This dramatic wall feels like a stunning feature instead of an eyesore, largely thanks to lighter flooring and furnishings, and small touches of warm copper in the decor to help it blend in.

kitchen stone backsplash white new light walnut stained floors renovation and home staging roi dallas

Speaking of the flooring, we stripped the wood floors of the old stain and finished them new with a light walnut stain. We know that this stain is on-trend and will be trending at least for the next 10 to 15 years.

kitchen stone backsplash white new light walnut stained floors renovation and home staging roi dallas

Tip: Painting the stair risers the same color as the trim makes for a more classic and timeless look. It was also a great way to blend the light airy feel we wanted to create with the existing warm tones of the wood.

design by keti home staging roi beautiful master bedroom view tree desk work from home

We didn’t stage all of the bedrooms (though we certainly got rid of the dated wallpaper), but this master bedroom with a view deserved to be staged for a young couple who may be working from home.

home work space dallas home staging roi of 150 simple strategic renovation design by keti home staging ROI

Same with this built-in workspace. As more professionals work from home (and kids “school from home”), spaces like these are essential for selling a home quickly and for profit.

How did this home sell after some strategic design changes and staging?

Well, I know I spoiled the surprise in the beginning, but I’ll say it again. After sitting on the market indefinitely, this house sold in less then two weeks of being put back in the market as a newly renovated home

It listed for $110K more than the old list price. 

And — if that wasn’t enough — my clients told me that their investment on the reno-work and the repairs paid off BIG time. For every dollar they put into the house via the reno work and staging, they were able to get $1.50 back. That’s a 150% return on investment!

Strategic design and home staging work. I can’t wait to show you how it can help YOU sell your property and get on with your life, too.

If you’re ready to enlist our help in a speedy and profitable home sale, let’s talk.

— Keti

At the beginning of this year (before you-know-what hit the fan), I shared some insights into the features that Dallas homebuyers are looking for in a property. I told you about buyers’ need to have multi-functional spaces, open kitchens with room to socialize, and a light color scheme.

These things are all still true — I’ve seen them in action — but there are a few more that are edging up the list in popularity.

Now that most of us are working from home (likely into next year), schooling from home (depending on the district), and not getting to travel (sigh)… well, a home now has a LOT more requirements to meet. 

So, what new features are homebuyers really looking for these days? Let’s look at the top 3…

1. Home Office

design by keti home office profitable listings home renovation staging dallas homebuyers
Home office space in… my Dallas home!

I bet you saw this one coming, right? Having a dedicated at-home workspace is becoming essential, especially for couples where both spouses work. Can you imagine taking Zoom calls at the same time, in the same space? That will strain a career (and marriage) fast!

What can you do, as the homeowner (or investor), to make these spaces appealing?

Staging is one easy way to do it. Depending on the neighborhood (families vs. couples), staging a spare room as a home office is far more likely to grab attention than staging a second guest bedroom. At the minimum — be sure to include a desk, a chair, a lamp, and a rug to ground the space. Bonus points if there’s great natural light. (Who wants to work in a dungeon? Not today’s homebuyers.)

home office staging desk chair art natural lighting design by keti dallas home staging
From our West Highland Park Renovation & Staging

If the property doesn’t have a spare bedroom for this purpose, you can still create an at-home workspace by staging a smaller area, like a nook or section of the living room. Again, depending on the neighborhood you’re in, even formal dining rooms (which often go unused) could be contenders for a stylish home office. 

I know I’ve said it before, but this is where a professional is worth their weight in gold. Having the insights into the neighborhood and ideal buyers for the home will help make these decisions simple and will help with a staging that is irresistible.

2. Home Gym / Exercise Space

home gym exercise room features of a sellable home tx renovations and home staging dallas homebuyers

That’s right. At the beginning of the year, the desire for home gyms was on the rise. Since the onset of COVID, this home feature has skyrocketed in popularity. Homeowners need and want their homes to meet ALL of life’s demands. 

While this is something that we can stage for, it is more likely that you’ll be considering the options of adding this type of space to your property during the renovation process. I believe in minimal renovations with maximum return on investment. 

It’s also difficult for me to say, in general, “you should always make ____ type of renovation.” You have to determine that on a case by case basis. It depends on the home itself, the neighborhood, the price range, the ideal buyers, etc.

However, a renovation that ADDS livable space is almost always a good investment (assuming it doesn’t consume the whole backyard). So if you’ve been contemplating the idea of an add-on, ask yourself what it’s purpose would be? Could it be a home gym or home office? Would it add to the desirability of the home in your ideal buyers’ eyes? 

Again, this is where a professional who knows the area, local buying trends, AND construction and design can be a huge asset.

3. Outdoor Living Spaces

outdoor living area tx highland park seating chairs fireplace table home staging design by keti dallas homebuyers

Last but not least, outdoor living spaces are becoming less of a bonus feature and more of an essential. First, the number of people who own pets has increased (seriously, the number of dog owners LEAPED this summer). And second, if homeowners are spending more time in their homes, they need an outdoor space to escape to.

There are two ways you can prepare the outdoor spaces of your property to appear irresistible to buyers. First, landscaping. Green grass, beautiful plants (maybe even some tropical ones for a vacation feel — Lord knows Dallas is hot enough for them!), and colorful flowers will create an inviting atmosphere that’s difficult to pass up.

Your second strategy is to use staging to create social spaces, like a living room, but outdoors. Depending on the amount of space you have available, you could layer a rug, then chairs with pillows, a coffee table or side table, and accessorize with a candle or small plants. 

If you have less space available, two small chairs with comfortable pillows might be enough to set the scene. Again, if we work together, this is something we will definitely talk about during our initial consultation.

outdoor living area tx highland park seating chairs fireplace table home staging design by keti dallas homebuyers

If you think home sales are slowing down, guess again. As our needs for our homes change, as proximity to the office becomes less of a necessity, the real estate market is still very much alive and well… and with the right strategy, there is no reason you shouldn’t get a slice of it!

Together, we can make a plan for identifying your home’s most likely buyers, updating your space, and staging it to be irresistible. If you’re ready to prepare your property and market it strategically for top ROI, let’s talk. 

— Keti


P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation

Today, I want to share a project with you that perfectly illustrates why preparing your home for the market really matters. And I don’t just mean a new coat of paint and home staging. Those are important, but what I really mean is making strategic updates that truly impact your bottom line.

Case in point: The clients who hired us for this project weren’t new to staging. In fact, they had already staged their property with another home stager and weren’t getting any offers. 

Confused and disappointed, they reached out to me for a consultation to figure out what they could do to sell the home and get the price they really wanted for it. Here’s the full story and a peek behind the scenes of this transformation…

Why wasn’t the home initially selling?

Whenever I come out to a property, there are two aspects of the home I look at. If a home is already listed and it isn’t getting offers, we have to ask… what’s not working?

In other words, we have to diagnose the situation. In these clients’ case, we determined that the style and scale of the existing staging did not meet the home’s price point. Potential buyers were walking in and what they saw was not meeting their expectations.

The main problem we identified was that the fixed elements in the home, as well as some of the finishes and the home staging, did not match the price point of the home. It’s easy to cut corners and assume that potential buyers won’t notice, but the opposite is true. The disjointed feel of the home was off-putting and even made several spaces feel smaller.

before photo living room west highland park dallas home renovation and staging
Furnishings are too small, way too far apart, and look too utilitarian for this specific market.

So to recap the existing issues...

• the style and scale of previous staging did not meet the price point

• the mismatched color scheme created spaces that felt dated and disconnected

• the fixed elements of the home did not reflect the price point

Now, the second aspect I always consider for a home — what will make it irresistible to ideal buyers?

The answers to this question, as well as to the ones above, give us a good direction for which updates will need to be made. Can you guess what we did in this space?

Before & After: How We Prepared & Staged the Home

Before creating a furniture design plan, I had to find an on-trend wall color to match the existing trim color (this is one trick that saved our clients lots of money because painting baseboards and crown molding, doors and door frames...lets just say it adds up pretty quickly) and update the entire look and feel of the home. Fortunately, I spent considerable time becoming a Certified True Color Expert™ — so finding the right color was a very easy decision to make! 

In addition to the walls, we also painted the kitchen cabinets, the wet bar, and the millwork in the living room. These made a HUGE difference to the impression of the space. 

We also swapped out the light fixtures in the common areas of the house with more on-trend and style-appropriate finds. These did not break our clients’ bank account and all added up to the new luxury look and feel of the home.

But I won’t let you just imagine it… let’s look at some Before & After photos.

Before: Living Room

before living room west highland park dallas home renovation and staging

The style and scale of the furnishings (who has conversations that far apart?) and the dark millwork and the wine bar to the left, made the space feel smaller and closed off. 

After: Living Room

after living room design by keti west highland park dallas home renovation and high-end home staging

In this room, the light color of the bookshelves brighten this space, and new furnishings create a completely different feel than the one above. Traditional details and mixed metals uplevel the luxury of the space, while the rug adds effortless elegance.

Pro Tip: An easy way to balance the masculine elements in a room, such as tile or wood flooring, would be to always bring an area rug (a feminine element).

Before: Kitchen

before kitchen west highland park dallas home renovation and high-end home staging

Before, this kitchen looked like it belonged in a cottage type home, which this home was not. Remember, most buyers prefer move-in ready homes. Also, it is important that the fixed elements in the home reflect its price point. Buyers are not going to easily part with their hard earned dollars just because we want them to. We have to justify the asking price.

After: Kitchen

after kitchen white bright open concept west highland park dallas home renovation and high-end home staging

Light-colored furniture with luxurious style elevate this space while keeping it livable and welcoming. Oversized light fixtures help create separation between the kitchen and table, which could be used as a breakfast table or even as a work-from-home space. 

Plus, now your ideal buyers can imagine how events would play out… hosting guests and sipping wine in the living room (far right)… tasting small bites at the table, and moving to the formal dining room when the meal is ready (far left). THAT is how you design and sell a lifestyle experience!

Before: Home Office

before home office west highland park dallas home renovation and staging

In this photo,  you will see that there is a piano tucked away in the corner of this room, which you could not even see from outside and as you looked into the room. Once I toured the property I immediately saw this as a home office. SO we staged it as such. 

After: Home Office

after home office west highland park dallas home renovation and high-end home staging

SO much better and brighter! It has purpose, feels open and spacious. Plus, the nice thing about staging a home office is that you don’t need much really. But the staging does need to be intentional and to clearly relay a message.

Before: Formal Dining Room

before dining room west highland park dallas home renovation and staging

Dark, slightly cramped and with dated lighting.

After: Formal Dining Room

design by keti high-end home staging dining room luxurious livable  updated west highland park tx

This formal dining room is finally worthy of its name! Updated lighting elevate the elegance, the space isn’t overly crowded, and white walls reflect light to keep the room bright and open. Plus, you can easily see the kitchen and the living space for a seamless entertaining experience. 

Before: Master Bedroom

before master bedroom west highland park dallas home renovation and high-end home staging

These mismatched furnishings weren’t working with the home’s color scheme and didn’t have the aura of livable luxury that would support the property’s price point. We also knew we needed to tone down the baby blue on the walls with a more mature look. 

After: Master Bedroom

after design by keti luxury master bedroom west highland park dallas home renovation and staging

Much better. Here, we upleveled the look with new paint, our own furnishings, and thicker bedding. (See how staging isn’t just about putting furniture in a space? There is strategy involved!)

Before: Master Bathroom

Whoops! Forgot to grab a Before photo of this space. But wait until you see the After…

After: Master Bathroom

after master bathroom west highland park dallas home renovation and high-end home staging

Now THAT is an elegant master retreat! The space is clear, minimally furnished, and there is harmony between the fixed elements (countertops, floors, hardware) and the wall color.  

So, the big question… how well did this home sell?

Case Study Results: After Renovating & Staging

This story is a case study, which means you have to know the happy ending. If you remember, this home sat on the market with NO offers for months before we got our hands on it. 

After Design By Keti helped renovate and stage the property...

Isn’t it amazing what updating and staging a home can do??

If you’re having trouble with a lifeless listing, I hope this case study gives you some hope. Selling a home doesn’t have to be stressful. With the right approach and an expert strategy, your property CAN sell well on the Dallas market. 

Book your 15-minute discovery call, and we’ll prove to you that it’s true! 

To you and your best home sale,
Keti

P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation!

In today’s Dallas real estate market, the majority of buyers want make-ready homes. We’re seeing less desirability for “fixer uppers” and more attraction to homes that are move-in ready, full of amenities, and tailored to a comfortable lifestyle.

The good news is that if you’re selling a home, it doesn’t have to be difficult to get your property up to these standards. It just takes some attention and expertise around two important steps. Do these, and your final sale price is almost guaranteed a boost, meaning you'll sell for a profit.

What are the 2 steps? Preparation and Presentation

Step 1: Preparing Your Home for Sale

Staging your home is important, but preparation is what happens BEFORE home staging ever takes place — and it is extremely important. I know that we stagers can do many magical things, but even the best stagers can’t distract from damaged paint and battered doors, floors and trim.

If updates or upgrades will require $5k investment, but the payoff is a $15k increase in the sale price, that is wise investment. In my experience, 9.9 times out of 10, it’s The Best Money you will ever spend.

design by keti home staging preparation presentation sold for profit before photo
BEFORE...
design by keti home staging preparation presentation after home staging sell for a profit

AFTER!

How do you know what to prepare?

The trick is knowing where and how to invest, and that’s where a professional stager comes in. During our initial consultation with you, we weigh the pros and cons of your space. We will let you know which type of buyers are eager for a home like yours, the features they want, and we’ll tell you exactly which investments are wiser than others.

You’ll walk away from our meeting with a prioritized plan for updating or upgrading your space wisely and staying within budget.

Who should you hire for upgrades?

You are welcome to call in your favorite handyman or the one you found on Google last week… or, you could let our extended team do it for you!

In our case, all we ask is that you give us a little time, and we will bring our painters, the flooring and carpet installer, the electrician, and even the cleaner when the work is complete. What buyer doesn’t love walking into that fresh, new smell and the feeling that they will be the first to live in the home?

design by keti home staging white cream traditional clean modern design comfortable livable luxury dallas tx sell for a profit

Step 2: Presentation that Stands Out

Staging your home for the potential buyers is another great investment, because it allows the buyers to connect with the home and see themselves living in it. 

I’ve found that sometimes home sellers and even listing agents believe that they were born with special gifts in home decorating, and they will try to stage the home themselves. Please, even if you have a gift (I believe it!) doing the staging yourself to save a few bucks is a mistake. ⁠

Why? Because...

Staging is not decorating.

Staging a home for the market is a lot more complicated than bringing furniture in and fluffing pillows. ⁠Yes, it requires one to not only know how to fluff pillows and bring furniture in.⁠ 

But you need to be trained on certain things, too, like giving each space a purpose, staging for the ideal buyer, creating focal points and interest where there are none, showing potential clients how they can live in your home, and most importantly… staging so that the house photographs well! 

The way the human eye and the camera lens perceives space is so far off from each other. ⁠And if you think about it, it makes perfect sense. (Why do you think the big bucks companies hire visual merchandisers to market their products?⁠)

Your home is a product for sale.

Please know this, when you decide to put your house on the market, it is no longer your home. It is now a product that you would want to sell for a profit. So leave it to the professionals (and not necessarily the cheapest one) to get it done the right way, because you only have one chance to make the right impression. 

Buyers will either love or hate your home in the first 3 to 6 seconds, whether they saw photos online or toured it in person.⁠ 

3 to 6 seconds. That's all you’ve got. SO, my friends... choose wisely!

— Keti

Have questions about staging or need your home prepared by professionals? Let’s chat! (469) 210-1067

If you have a vacant property to sell, you might not be too excited to invest in home staging right now. I completely understand that perspective, but I have to be honest with you — I don't believe that's the right strategy. ⁠

Research says that 90% of the population can not visualize a vacant space. That means, when you don't stage your vacant home for sale you are automatically eliminating 90% of the potential buyers. ⁠

Why would you want to do that? I want to help you, so here is what's up…

Dallas Designer Keti Abazi vacant home staging
P.s. Be sure to read to the end, where I’m sharing a Pay at Closing Summer Special you won’t want to miss!

Case Study: How Staging Changes Perception of a Vacant Space

The following story comes from the Realtor, Josh, who managed the sale of one of our staged projects. As usual, we staged a vacant home, our clients listed it, and a buyer quickly fell in love with it and made an offer.

Well, Josh told me that the buyers ended up closing the sale at the property. But by that time, we had removed all our inventory and the home was vacant again. He said that when the buyer saw the vacant home, she began worrying that the space was too small and said that her furniture might not fit in the living room. She couldn’t visualize it anymore!

Her agent assured her that it would work out, as she had seen the room with furniture in it already, and it had all looked just fine. The sale went through. 

But… can you imagine how this conversation would have gone differently with a vacant home that was never staged? It would have been very tough for the buyer’s agent to convince the client to blindly trust that her furniture would fit in the vacant home. I can tell you from experience, without the confidence that comes from visualizing a staging, vacant homes are much less likely to get offers!

So, why is this? Let’s talk about it…

best interior design dallas tx by keti houzz award 2020 vacant home staging
If this space was empty, would potential buyers know what to use it for? (Design by KETI, Home Staging in Dallas)

5 Reasons Listing a Vacant Home is a Bad Financial Decision

1. Flaws are more visible in vacant spaces

Every home has its little flaws, but leaving your home vacant puts those flaws on display! When there is no furniture in a room, guess where your potential home buyers will look? With a microscopic view at the walls, the flooring, the base boards, etc. And guess who will be paying for repairs? You… when the buyer subtracts it from your list price.

The big takeaway? Staging helps them see the big picture and the potential of the space, not its defects.

2. Empty rooms look smaller

It sounds counterintuitive, but rooms really do look smaller when they are empty. The right scale of furnishings, lighting, and even art, can make a space feel taller, larger, brighter, and grander. And believe me, more space (even if it’s just an illusion) SELLS better. 

This is what staging by a savvy designer can do for you. Don’t miss the opportunity to present your property at its best. 

3. Vacant homes are neither warm nor welcoming

It’s no secret. A home without furniture feels cold, sterile, and far from welcoming. If you remember that most buying decisions are made based on emotion… well, the three emotions I just mentioned aren’t the ones inspiring purchases. Warmth, welcome, and classiness do.

Without furniture, it is nearly impossible for a home to create a strong emotional connection with a prospective buyer. And like I said before, 90% of buyers can’t even picture what their future lives would look like in an empty space. They can’t visualize the things that will make them feel at home!

You have to do it for them. Truth of the matter is — as Steve Jobs accurately pointed out — people don’t even know what they want; we have to show them. This holds true not only for iPhones and iPads, but for pretty much every other product that exists out there. And yes, if you’re selling your home, it IS a product.

design by keti dallas vacant home staging office multi-functional spaces
An empty room or a warm office space to attract business professionals? You decide...

4. Empty spaces rarely live up to their price point

When a home is staged with furniture that reflects its list price, it is obvious that the number is reasonable. By contrast, when home buyers walk into a vacant home, you have to hope that empty rooms will convince them. 

I don’t know about you, but I would prefer to be in control of the conversation! And that conversation does not include haggling over price. Buyers should fall in love with the home and be excited to pay the list price… or higher!

Interior Design Living room vacant home staging
Luxurious lighting and upholstered chairs create an elegant feel that match the home's list price. (Design By KETI Home Staging)

5. Vacant homes have potential buyers leaving in a hurry  

The longer a potential buyer hangs around, the better. Good staging allows the buyer to linger as opposed to going in and out of the home in a jiffy. They will have the opportunity to take a closer look at all your house has to offer. Their mind starts working. And you will hear them talk about how they could do “this” or “that” with the space. 

Most likely by the time they are out the door, they have emotionally moved in. And that’s all it takes to get a house sold. 

Pay at Closing Vacant Home Staging

I understand times are a bit tough for many people right now. That's one of the reasons we have come up with creative ways to help our clients stage their vacant home for impact and a fast sale. 

I believe in Home Staging so much that we’re offering a summer special from now to August 31st. Stage your home with us and pay when you close the sale. Really.

IF you have a home that's on the market, naked and vacant, before that next price reduction, please give us a call. We CAN help you.⁠

IF you are about to put your house on the market vacant, because money is tight, please give us a call. We can talk about staging now, and collecting at the time you sell. Once we are confident the house is priced well and we are confident we will present it well via our staging design plan, there is no reason for you to not sell your house fast and for profit. 

Per an article on #inman, "Numerous studies have demonstrated that staging speeds sales. Faster sales tend to bring the best prices. Quick sales at favorable prices generally produce happier sellers."⁠

In other words, the biggest mistake any Real Estate Agent or Seller can make is not staging a vacant home for sale. And with our Pay at Closing Home Staging service, there is really no reason not to stage your home!

So don’t wait. Don’t leave things up to chance. Call us and we’ll help you get the most for your investment.

Xo,
Keti

While you may or may not want to start a kitchen renovation right this second, there’s no reason not to use this time at home to start planning! And when it comes to planning a remodel, it usually starts with creating a smart investment strategy. 

If you’ve never budgeted for a kitchen renovation before, you might have only a vague idea of what the total investment really looks like. Or maybe you have no idea. Which is also okay. We all start somewhere.

In any case, let’s take it from the top...

How to know what to invest in your kitchen renovation

To know how much you’ll be investing in your kitchen renovation, you’ll need a budget. A budget, not to be confused with your TOTAL investment, is an itemized list of the funds that will be allocated to various aspects of the renovation. 

To create a true budget, you will need to…. 

You can see that true budgeting requires researching, getting your team together, making a real plan (not a rough one), getting realistic quotes, and of course, TIME...

...which is precisely why it’s so difficult for me to give you an accurate cost estimate without looking at the property in question! 

So, what’s my point? The point is to be aware that this will be the eventual process for a real functioning budget. For now (because I know you’re looking for a number), we’re going to talk in general investment ranges.

design by keti kitchen renovation remodeling design for sell investment what does it cost dallas

Discover this kitchen’s story in our portfolio

What can you expect to invest in a kitchen renovation?

As I said above, it depends on the kitchen, but there are two components to the overall cost of any and EVERY kitchen reno: labor and materials. 

Labor Investment

Unless you’re renovating a super high-end luxury kitchen that will have all the bells and whistles of a commercial grade kitchen, your investment in LABOR is more or less the same. That makes labor a fixed (and non-negotiable) expense.

Materials Investment

Materials vary widely in cost and therefore contribute most to variations in investments. Before we can estimate or calculate your materials investment, we need to know whether the home we are remodeling is a budget home, a move up home, or a luxury home. Each of these comes with different material choices and slightly different features, which will affect your total investment.

Total Investment: Labor + Materials

Entry Level Kitchen in Dallas: $7-12K

Move Up Kitchen in Dallas: $15-25K

Luxury Kitchen in Dallas: $25K-50K+

Again, these are general, average ranges based on my many years of being involved in Dallas kitchen renovations. Yours might be different, but this is what I’ve seen to be true.

design by keti kitchen renovation costs investment plan modern traditional dallas

Hear this kitchen’s story in our Portfolio

Where can you control costs in a kitchen renovation?

There are a few ways you can control costs in a kitchen renovation without skimping on style. YES, even a budget renovation can look nice!

As a Homeowner

If you’re renovating your kitchen as the homeowner, I highly suggest working with a designer who knows trends in real estate. If so, they will be able to deliver a kitchen that is timely and timeless. (Never let your General Contractor make design decisions!) The idea is that, should you decide to sell your home in the next few years, the home will still hold up its value. I think we all want that, right?

The other benefit of hiring a professional (versus doing it yourself) is in saving on costly mistakes. The cost of a single expensive mistake made on your own could likely have paid for the professional to do it right the first time. And saved you the stress and heartache of investing twice. So I say do your homework and go with a professional you trust.

As an Investor or Builder

Just because you are working on a budget-friendly or move up kitchen it does not mean that it has to look ugly. You can have a well put-together kitchen on a small budget by adding classic elements. Such as an inexpensive subway tile and on-trend hardware and faucets. Even painting the cabinets white will do the trick. 

(Here are some other timeless selling design features in today’s housing market.)

This is where hiring a design professional is worth its weight in gold, because your budget-friendly kitchen won’t look like it was pieced together — it will look well worth its selling price!

design by keti kitchen renovation costs investment plan modern traditional dallas

Read this kitchen’s story in our Portfolio

I hope this post has given you a foundation for what a kitchen renovation investment looks like, as well as some tips for planning your own. 

If you need a professional opinion on what your renovation will take (and how to do it right the first time!), I’d be happy to support you. Book your free discovery call here, and let’s chat!

— Keti

P.s. You can grab our Guide to a Stress-Free and Profitable Renovation by signing up for our newsletter below!

This total isolation in place situation has caused a lot of people to rethink their homes — and I bet you’re no exception. In one location, we’re now having to eat, sleep, work, be entertained, and do everything in between. 

But to be honest, this isn’t so different from the way housing trends have been going lately. In the last year especially, we’ve seen buyers gravitating toward amenity-rich homes that “do it all.” After the current situation passes, I predict we’re going to see this even more.

How Does a Home Deeply Support its Inhabitants?

I think we are all realizing just how much a supportive, comfortable home can change how we feel and live, and in the last month, I have personally found this to be incredibly true. Knowing it is one thing. Experiencing it yourself is another. 

For about a year, I have lived in a 1300 square foot apartment waiting for my new house to be built. It felt like my family and I were practically on top of each other.  And I’ll be honest with you… it was affecting me in a negative way. 

Being crowded was part of it, but I’m a person who gets peace and joy from order and beautiful aesthetics — and it was not either of those things. (You know that sort of stretched, irritated feeling you get when you’re cramped and the situation is out of your control? That’s the one.) Safe to say, I was so looking forward to getting out of there.

I  finally made the move at the end of February. I had a couple of weeks to decorate, get furniture in there, and make it both pretty and functional… and not a day too soon! 

supportive home design and staging dallas tx living room built-ins with television
By Design by KETI

When the “shelter in place” order came in for Dallas, we were ready to go. And by go, I mean STAY, of course!

Since then, we’ve been so, so grateful to have our home during this time. One of my family members  has the office on the 1st floor, and my workspace is on the second. We both have our privacy, ability to focus on work, and if we need some alone time (as all humans do), the option is there. 

Overall, the house is supportive and functional. Peaceful and relaxing. And lets us do anything and everything we could dream up to do with this extended time in isolation. 

THIS is the experience that buyers want these days when they purchase a home!

For this month’s blog post, I want to share some of the features and amenities that are making our home supportive and a place we love to be, even when under order. And it’s not just about beauty. Beauty and function should ALWAYS work together!

1. Home Office

I bet this one doesn’t surprise you. Two allocated home office/work spaces have been revolutionary. In this day, having at least ONE home office is very important to buyers, two is even better. So many of us work from home (or will in the future), even if it’s just once per week.

design by keti home office bulit in shelving desk chair work from home dallas supportive home

2. Natural Light

It is not an understatement to say that natural light sells homes. Sure, your home buyer might not say that the natural light was the motivator of their purchase, but I guarantee that it contributed. Natural light promotes mental health, creates a feeling of being able to breathe, and makes the home look more spacious. In other words: windows.

supportive home design and staging dallas tx kitchen and dining room and living room
By Design by KETI

3. Outdoor Living Space

In this blog post, I mentioned that many millennial buyers have pets and are looking for homes with outdoor spaces. But whether your ideal buyers are millennials or not, an outdoor living space is essential, and it doesn’t have to be fancy. Add a table, chairs, and inviting landscaping (if possible) and potential buyers are sure to be impressed.

outdoor living space home amenities that sell dallas pillows sofa

4. Ensuite Bathrooms

Yes, ensuite bathrooms, and not just in the master bedroom. Can you imagine all of the families stuck at home right now with multiple children sharing one bathroom space in the hallway? Trust me, harmony at home starts with personal space. 

design by keti timeless classic bedroom ensuite bathroom dallas amenities supportive home
By Design by KETI

5. Super Spacious & Large Kitchens

Spacious kitchens are another amenity that sells homes. The kitchen is the hub of the home in today’s age, not just for cooking. Families gather in the kitchen, people entertain in the kitchen, and it’s become a place to enjoy, create, and connect. (See timeless and sellable kitchen styles here.)

design by keti home kitchen spacious blue cabinets fresh elegant
By Design by KETI

6. Built-ins

Built-ins are important as they address the storage issue. It doesn’t matter who your ideal buyer is, they will NEED storage, and I’ve never met a person who said they had too much of it. It helps a house look well put together and in order… and an orderly house and environment translate to tranquility and peace of mind!

supportive home design and staging dallas tx dining room with lots of cabinetry
By Design by KETI

7. Fireplace

We get all the seasons in Dallas, and having a fireplace has made such a huge difference in how comfortable and supported we feel at home. I have really enjoyed it on the days when the temperatures have gone down. It’s a small thing that has such great mental health benefits!

design by keti fireplace art classic cool fresh aesthetic supportive home
By Design by KETI

8. Calming Colors and Patterns 

Our homes are our escape from the busy world outside, and design is one way to bring those feelings of peace and calm into the home. Whether in the fixed elements of the home or in the decor, opt for soothing colors and patterns, such as nudes, warm grays, blues, and even greens.

spacious living area built in wine fridge beverage center large windows dallas tx

9. Thoughtful Amenities

LARGE FRIDGE 

Along with that large kitchen, for move-up to high-end homes, I also highly suggest having a large refrigerator or a freezer somewhere in the house. In a large home, the appliances should match. Otherwise, you’re not creating a space that supports the people who live there. And as we’ve all found out these past couple weeks — we need our homes’ support!

REVERSE OSMOSIS WATER FILTRATION SYSTEM

Another simple and completely satisfying amenity. For move-up to high-end homes, a reverse osmosis water filtration system is yet another way to elevate your offering (and sale price) and create a home that truly does everything your clients could want.

WINE ROOM OR BEVERAGE FRIDGE

This one is less of a staple and more of a simple way to elevate your offering. Yes, I’m talking about a wine room or beverage fridge. As a wine lover (give me a Malbec any day), I can tell you that having a room/fridge feels luxurious and was worth every penny. 

dallas tx wine room inspiration design by keti designers dallas supportive home

If you’re flipping or renovating a home for sale, it’s important to consider WHO will be buying the home and WHAT they are looking to get from it. Then you can design for those amenities and make it a property they won’t be able to resist. (And yes, this is where an experienced property designer is worth their weight in gold!)

If you have a property to design and renovate, and you need to hit the ground running as soon as the current situation passes, let’s talk.
— Keti

YES, we did it again… we were just voted Best in Houzz for Design AND for Service! 

These awards mean so much to me. First, it is rare for a home stager to win in a Design category and it feels darn good (though I’ve said it before — we’re not just home stagers!). Second, these awards are not one of those fake, pay-to-play type deals.

They’re earned on MERIT and the voices of the people we serve! Here’s how these accolades get dished out...

Best of Houzz for Service (2015-2020)

This award comes from receiving a large volume of positive reviews and ratings. For us, this means that our clients had a great experience working with us AND saw a high rate of success in the selling of their properties! 

Best in Houzz for Design (2018-2020)

The Best in Houzz for Design Award takes into account how many times our project photos have been viewed and saved in “idea books” by Houzz users. As someone who designs and stages homes for SALE, it is extremely validating to see that our designs are so widely loved and appreciated. We must be doing something right! 😉

best interior design dallas tx by keti houzz award 2020
from our Portfolio

What Don’t These Awards Tell You?

1. Our Goal is Always Profit for Our Clients

I’ll take happy client reviews any day, but these don’t just come from great service — it means they saw success! And by success, we mean PROFIT. Whether you’re renovating or staging a property to sell, your ROI is our #1 goal… and we obsess over it! A smart plan and great design is how we get there.

2. Readying a Property for Sale Doesn’t Have to Break the Bank

So, these project photos that are getting shared around and ooh’d and ahh’d over? None of them “broke the bank.: In fact, when you’re renovating to sell, it’s less wise to throw money at a property and far better to invest wisely where it matters.

Our priority is finishing on-time, on-budget, and getting you the most ROI possible. And YES, all of these good things can coexist with a beautiful design buyers will love!

design by keti bathroom best of houzz award 2020 dallas tx
from our Portfolio

3. Some of Our Clients Were Nervous First-Time Renovators

Renovating for the first time (like anything you’ve never done before) can come with some questions. Will your renovation drag on? Will it be done correctly? Are you going to see some profit on your investment?

I would love to say that every new client who crosses our path is 100% confident in the process, but that would be unreasonable to ask. So, how did we get to all those positive reviews? 

Communication. Kindness. Integrity. Excellence. All of these contribute to the trusting relationships we build with clients, and with them, incredible homes and... ROI!

best in houzz design and home staging keti dallas tx
from our Portfolio

So whether you’re a first time home seller or an experienced investor, with us, you’ll be in good hands. P.s. Sample a bit of the good stuff we're dishing out by subscribing to our newsletter below!

Yours,
Keti

Do you know which design trends are going to boost your bottom line, and which are going to sink it? 

In my last post, we talked about some of the features that today’s buyers want most in a home. These were mainly related to spatial desires, such as a sociable kitchen, designs for joy, smart homes, etc.

Today, I’m going to talk about the MATERIALS that are on-trend, timeless, and going to support a great bottom line for your renovation. 

Note, this post is hot on the heels of my trip to the International Builders’ Show (IBS) and Kitchen and Bath Industry Show (KBIS), where experts meet to talk trends, market shifts, and the latest in home design. 

Timely vs. Timeless Trends

It’s important to note that just because a beautiful slab of stone or oversized modern lighting are on display at KBIS doesn’t necessarily make them a prime candidate for a profitable renovation. 

Not everyone is designing to sell. Some are designing to live. So it’s important that I use my experience and judgment to assess the trends that everyone is gushing over.

Some trends are timely but will have a short lifespan. Others are timely as well as TIMELESS (Meaning future buyers aren’t going to be worried about their interiors having an expiration date.)

The trick to profit-driven interior design is that it is equal parts timely AND timeless.

Knowing which trends are profitable (and which aren’t) is an area where I excel. So, what’s the verdict?

design trends design by keti dallas kitchen renovation classic traditional modern lighting chandelier pendants bar stools dallas

(Design by KETI)

1. Choose Kitchen Cabinets in White or Warm Wood

White kitchens are incredibly on-trend right now, but I wouldn’t call them “trendy.” White is timeless and can make well-lit spaces look larger. Another tip is to take those cabinets all the way up to the ceiling. They make the room seem taller, in addition to adding more, desirable storage space.

If you’re selecting wood cabinets, go with a warm tone. It makes the space feel more inviting, social, and comfortable.

classic modern kitchen renovation design by keti dallas investor flip smart design trends

(Design by KETI)

2. Black is Back in Home Design

Black is another timely and timeless color that can be used to create elegant impact in a home. It’s best used as an accent color, either in some of the furniture used in a home staging, or as part of the hardware of a home, such as an elegantly slim curtain rod, light fixtures, or window frames.

design by keti staging renovation lighting selections design plan dallas real estate investors design trends

(Design by KETI)

3. Green is Taking Over Interiors

Much like blue did in 2019, green is taking over homes in 2020. Color is always timely and timeless, but should be used tastefully when selling a home. I like to add pops of color with pillows and decor, or in the case of this year’s color, fresh greenery. 

design trends classic modern traditional interior master bedroom bathroom staged for sale profit dallas white

Spring green accents are tasteful and inviting. (Design by KETI)

4. Light fixtures are the jewels of the home

Light fixtures are incredibly underrated – they are the jewels of the home, and you shouldn’t sell a home without great-looking ones! 

Below are a few that we’ve chosen for dramatic impact. And yes, they sold quickly!

luxe white furniture walls dark woods chandelier lighting staging dallas keti design trendsbathroom remodel design by keti dallas modern classic white exciting lighting stone flooring marble veins
Living room or bathroom, lighting matters! (Design by KETI)

5. Bringing the outside in

This trend applies more to the home staging than the renovation, but is equally important. A home without some semblance of the outdoors will feel cold and lifeless. With today’s shift toward design for joy, bringing the outdoors in is ESSENTIAL!

staged living room lighting bed plants outdoors indoors design by keti dallas

I like to use flowers, small potted plants, indoor trees, or succulents. (Design by KETI)

6. Mixing patterns (timely, NOT timeless!)

This is the only trend on our list that is timely but NOT timeless. You might be tempted to install a backsplash of beautiful patterned tiles that are completely on-trend right now… but not only are you taking the risk of the homeowner not liking the pattern, it may go out of style quickly.

This is why I suggest pattern mixing in the home staging, not in the renovation itself. Keep your backsplashes and tiles more neutral.

design trends white living room classic traditional modern built in bookshelf flip home profit

Mixing patterns with the area rug and pillows are timely and tasteful. (Design by KETI)

In my next post, I’m going to break down what a kitchen renovation costs and how to budget for it. 

Until then, download our free guide to profitable staging or contact us here for help with your project!

— Keti

Every year, I see large and small shifts in the Dallas home features that buyers want most. This is true of aesthetics — such as color, material, and style  — but also functionality, HOW people are using their homes.

As someone who designs homes to sell (for homeowners, builders, investors and flippers), it’s extremely important for me to stay in-the-know about these housing trends and give my clients the upper hand.

Part of staying educated includes attending conferences and industry events, and I recently returned from two that were held in January in Las Vegas:

So, what features are Dallas homebuyers loving most in 2020?

dallas home staging features selling profit smart ROI design by ketiStaged by Design by KETI

1. Millennials are the largest population of home buyers

Today’s market buyers are mostly millennials, and gone are the days of the big mansions. It’s challenging to sell a 5000 square foot home to a millennial, even if they have the cash to buy it. In fact, the ideal home in 2019 was about 2,500 sq-ft with 3 bedrooms.

Home features millennials love:

Allow me to elaborate…

bathroom design dallas keti remodeling materials selection luxury smart ROIDesigned by KETI

2. Homes are no longer about having a roof over your head

It’s sad but true that people are lonelier than ever before. Nearly 80% of Americans say they are unhappy. There is rising emotional anxiety. 

Naturally, a trend to design for joy has taken root and flourished in the housing market. Health and quality of life has taken precedence amongst the builder community because that’s what their buyers are asking for. 

How can you capitalize on this housing trend?

Design the home to be a safe haven, a place for people to take time to decompress. This can be achieved in how you stage the home (creating restful spaces), as well as the attention given to materials in private areas, such as a master bathroom in cool, soothing colors designed for relaxing. 

As I said before,  when you design a home that appeals to the senses, millennials are not the only buyers who will be impressed.

dallas mid-range home staged for profit fast sale bedding art master bedroomDesigned by KETI

3. Home features that follow social trends

Another aspect of housing trends is the way we use the different spaces in our homes. Here’s a quick room-by-room breakdown of the changes that are happening in the 2020 market:

KITCHEN

Along the lines of Americans feeling lonely, the kitchen has made a 180-degree turn in how it’s being used day to day. No longer a place for the chef to retreat, kitchens have become a place for gathering, socializing, and entertaining. 

The most desirable kitchens are spacious, have islands, and offer a variety of seating conducive to gatherings and socializing. 

DINING ROOM

For a period, it was not trendy to have a formal dining room. Now it’s a comeback! 

MUDROOMS

We’re seeing mudrooms becoming a highly desirable feature, even more so than the entryway. Why? Because today’s homeowners rarely get into the house via the front door. 

FLEX SPACE

These days, buyers are eating up “flex spaces,” a room or area that is left up to the buyer to decide what to do with it. That said, you should always STAGE a flex space with a design that appeals to your target buyer. Leaving it vacant won’t inspire anyone’s imagination.

design by keti dallas home staged office space target buyer entrepreneurs business couplesWe styled this flex space as an office, since buyers in the area are mainly business professionals who often work from home.

4. Home features that are getting more intelligent

Today’s consumers (mostly millennials) are all about the smart home and the home’s role in battling time poverty. Now, you can talk to a faucet to start it, start dinner while in your car driving home, take a therapeutic bath in a free standing jetted tub, and the bath mat will weigh you each morning. 

How can you capitalize on this housing trend?

Regardless of how you feel about technology in the home (or seeing your weight first thing in the morning), today’s consumers are interested in tech. Yet, the volume builders are not providing it in homes!!

Adding smart features to your property will put you above the competition, help your home appeal to the largest population of buyers, and usher you even faster to the closing table.

design by keti kitchen selections lighting countertop white cabinets bar stools dallas new buildDesigned by KETI

5. Luxury design is lighter than ever

This one can include millennials but also branches out into the Gen X’ers. I’m talking about billionaires. More billionaires have cash than ever before, but we’re not seeing a trend toward opulence or heavy luxury in homes. 

These days, luxury is light and livable. Luxury is classic and timeless. Luxury doesn’t need to be loud because it speaks for itself.  

How can you capitalize on this housing trend?

If you’re designing for a luxury client, focus on materiality. For example, an incredible piece of marble around the fireplace speaks volumes.

dallas home staging luxury millennials profit tips flex space casualDesigned by KETI

Since we talked about the most desirable housing trends in this post, my next post is going to share some of the best TIMELY and TIMELESS materials for your bottom line.

Until then, download our free guide to profitable staging!

— Keti

Getting a home staging consultation is probably one of the best kept secrets in the real estate market. Instead of wasting money on updates you hope buyers will like, imagine having an experienced professional essentially hand you a cheat sheet to success.

Sounds easier, right? Not to mention better for your ROI!

This is exactly what a home staging consultation does for you. But first, what is home staging?

What is Home Staging?

At its heart, home staging is strategic marketing. We all know that a company wouldn’t expect great sales if they never invested in marketing their product, and the same is true for homes. 

To get the highest offer for your property, we need to prepare the home in a way that entices target buyers, addresses their needs, and offers the lifestyle they dream of living.

THAT is home staging. And it all starts with that home staging consultation I mentioned...

luxury home staging living room classic interior dallas smart updates
What Happens During a Home Staging Consultation?

If home staging is the design and preparation of the home, your consultation is the strategy session. Some people might think that a consultation includes us coming out to your property and walking around to see it, but this barely skims the surface.

Here are the 5 steps of this action-packed session, and yes, they all prioritize your ROI:

1. Understanding your home’s target buyer and the features they’re looking for most

First things first: identifying your target buyer. In any marketing or business plan, the target buyer (or client) is the center point that EVERYTHING else focuses on. If you’re not serving people well, you’ll have a hard time succeeding. We take this same approach to preparing your property.

Maybe your property is located in a great Dallas school district and is ideal for families. Or maybe it’s in a neighborhood that consistently attracts business professionals. We’ll do the research for you in advance of our home staging consultation to identify the buyer most likely to meet you at the closing table!

bedroom staged in dallas cream neutral palette home value increased

2. Identifying the home’s best features and how to play them up to your advantage

Now, we use our knowledge of your target buyer as the lens through which we assess your property. What features will attract that target buyer most? Which are less important? Are spare rooms better presented as a home office or a child’s bedroom? Is creating an open concept floor plan going to sell your home for $20K more and in the blink of an eye? (Sometimes, that’s the case!) 

Once we’ve identified the home’s best features, we can make a plan for any updates and design options.

3. Discussing your budget for updates and home staging

Next, we’ll talk about your budget and how much you plan to invest in preparing the home for sale. I can give you all of my best suggestions for updates that will sell your property (#4 below), but if these updates don’t fit into your investment strategy, there’s no point. 

In other words, we take your ROI very seriously, have decades of experience with budgeting, and an MBA to boot. We’ve got your back.

luxury home staging dallas living room design by keti classic raise roi

4. Providing a consultation for updates that raise value

Combining all of the information above, we’ll offer suggestions for updates that will raise the perceived value of your home, promote a fast sale, and support your ROI. Updates could include fresh paint, a new color palette, small or large repairs, updated lighting or materials, etc. 

We’ll also advise you on which updates AREN’T worth the time or money. Waste not. 😉

5. A home staging design that depicts the lifestyle your target buyers want

The last piece of the puzzle is a layout of furnishings and accessories that paint a picture of the dream lifestyle your target buyers want. This includes the look, flow, functionality, and livability. We’ll create a home staging plan for you that checks all of these boxes... and has the wow-factor!

dining room luxury home staging table runner chandelier lighting upholstered chairs dallas

So, what do you think? Did you know that ALL THIS happens during one home staging consultation? Most of our clients are surprised by just how much we do, too!

It’s also worth mentioning that if you decide to stage your home with us, we credit the cost of the home staging consultation back to you. Just another way we uphold our mission of stewardship, integrity, and trust. 🙂

I’ll close out this post here for now, but you can book a discovery call with us here or download our free guide to profitable staging here.

Until next time, here’s to your most profitable sale!

Keti

How Color Can Change the Way You Feel

If white-on-white kitchens make you feel like taking a deep breath of air or if you've felt the serenity of light blues and grays, you've experienced the overwhelming power that color has on your emotional and physiological states.

In fact, it isn't merely the color itself that our brains interpret as mood-invoking, but also the shade, pattern and depth of that color. (e.g. A bright red alerts us to danger and puts us on edge, while a deep burgundy can make us feel warm, passionate and elegant. Additionally, small and repetitive patterns can make us feel regimented while large, flowing patterns bring out our artistic sides.)

Dallas Home Staging Companies power of color in your home

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Is your home making you moody?

While you might laugh at this idea, give it a chance. If your living room is a drab beige and you often find yourself restless or unhappy when in that room, you can bet your last can of paint that there is a connection.

Certain colors can multiply or muffle light and can even appear as various shades of that color throughout the day, depending on how much sunlight that room receives and its proximity to other colors.

Basically, colors are complicated, and color choices are--by far--the most stressful decisions that must be made during any home improvement project.

Staging for profitability in Dallas power of color in your home

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Do you crave a fresh start?

If you've hit a wall with your personal life, you need to consider the physical walls around you and the colors therein. Are they enhancing the positive qualities of your life--thankfulness, love, abundance--or are they muting your individual voice?

We find the latter to be true nearly every time you buy a new home (and, in essence, take on the mood / color palette of the previous owner).  Not all vibes are worth sharing, and that's why fabric, furniture, and paint colors must be matched to your current chapter in life.

power of color in your home

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You aren't who you once were.

And that's a good thing. As you grow and evolve your personality, your family dynamic, or your skill set, it's important for your home environment to evolve at the same rate. When it doesn't, you'll feel it. Restlessness, irritability and an inability to relax or be your authentic self are all symptoms of a mismatched environment.

You can't always remove the people or situations from your life that cause disharmony, but you do have control over your home. Make sure it's a sanctuary that fills you up rather than depletes you.

Let's talk. Your individualized color consultation is a phone call away. Call us at (469) 210-1067 to book your in-home consultation.

— Keti

You might think a great floor plan, location, or square-footage will sell a property, but trust me, important as that might be, great real estate design is what sells homes. Buyers care what the home looks like, and if it doesn’t meet their criteria, they won’t be headed to the closing table any time soon. 

I know because we’ve encountered many situations where homes with great bones and floor plans sat on the market indefinitely until we came in and helped with some much-needed improvements. Design MATTERS. 

Here’s what great design can do to sell your property:

If you don’t believe me, here’s the proof!

dallas renovations professional design flipping investors timeless clean aesthetic real estate design

Who should you hire to get a professional real estate design for your flip or reno?

If you’re serious about your ROI, you’ll want to hire a professional in the field. Your first instinct might be to hire an interior designer, but I would caution you against it.  Interior designers, while extremely talented, are experts at creating spaces that are highly personal and specific to the people already living in the home. 

Designing a flip or renovation to sell requires a very different approach. 

Instead of asking the homeowners how they use the space and want to live in it, we have to consider the design from a profit-driven perspective:

Once these questions have been answered, a real estate design and staging professional will create the right aesthetic AND prioritize your bottom line. 

It’s design, but it’s also expert business strategy. Your pocket book and future will thank you! 

real estate design soft color palette on trend classic keti dallas

How do you ensure you have a real estate design that addresses these selling priorities?

If you work with a design and real estate staging professional, they should take you through three steps: a consultation, a design plan, and the final staging to bring everything together. 

1. Renovation & Real Estate Design Consultation

The renovation and design consultation is a strategy session. It’s the first step to a successful project and is not to be taken lightly! During this on-site meeting, we’ll…

real estate design dining room impress home flip smart investment

2. Real Estate Design Plan

During this phase we get into all the design-related specifics, or the HOW of our renovations plan. We’ll make all the selections for any new or updated features such as paint, flooring, counter tops, tile, back splash, lighting, hardware, plumbing, etc. 

We will present you with all the specifics of the renovations design plan at which time, we can either source all the material selections for you, or you can do so in collaboration with your GC. During the renovation process we can also make ourselves available to your crew for any installation and design specific inquiries.

Extra step: If desired, our trusted team of subcontractors can carry out the agreed-upon updates and renovations with speed and professionalism. Relax and enjoy letting experts take the wheel!

home staging design keti dallas timeless home flipping

3. Home Staging

The design of the home doesn’t stop with hardware, flooring, and countertops — what’s inside your home matters too. To complete the transformation, you will definitely want to stage the home. (Whether you choose us or not, we still suggest it! It is SO worth it.)

With us, while the minor improvements and renovations are underway, we’ll present you with a vacant home staging proposal that highlights the home’s selling features and is worthy of its listing price. 

Once the renovations have been finalized, we will begin staging your investment property. This is the moment when the magic happens… the home is transformed and ready to steal the hearts of potential buyers!

classic timeless luxury home staging living room neutrals dallas real estate design

For the best results, we recommend bringing in a design professional from the very beginning, before any updates are made, and taking your project step by step. (This is our Complete Concierge service for investors or homeowners.) 

But if you’re looking for design help somewhere in the middle of your project, you can still find any of these as a stand-alone service and see drastic impact. 

Next month, I’ll be back here to share a bit more about what really goes on at a home staging consultation. Spoiler… more than you think!

Until then, sign up HERE to grab our free download, How to Prepare for a Remodel!

— Keti

Does your home for sale have outdated kitchen cabinets?

3 Ways to Upgrade Kitchen Cabinets for Resale

Kitchen Remodeling Dallas upgrade kitchen cabinets  Dallas Kitchen Renovations upgrade kitchen cabinets

Kitchen Renovation and Staging Project | Before & After

Instantly Improve the Perceived Value

Instantly Improve the Perceived Value Does your home for sale have cringy or outdated kitchen cabinets? If they don't show significant wear, they are a good candidate for a paint-induced makeover. Remember, kitchens and baths are the main selling points of a home. Ensure that the kitchen, the heart of the home, is looking its best with an upgrade to the kitchen cabinets.

Whether you are the homeowner looking to sell or the agent who is handling the listing, the tips we're sharing today will help increase the perceived value of the house, which can result in a higher payoff.

Dallas-Kitchen-Remodel upgrade kitchen cabinets

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SHOULD YOU REPAINT?

Update old or builder-grade kitchen cabinets with high quality paint. If they are already painted, simply refresh their existing color. If they were previously stained, hire a professional re-finisher or take your time to learn the best way to paint your cabinets. Keep in mind that the cabinets must not show significant wear and must not be broken.

Kitchen-Remodel-Preston-Hollow-dallas-luxury-staging upgrade kitchen cabinets

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PRO PAINT TIPS TO TRY

Make your cabinets look high end by painting a different color on the island or by creating contrasting upper / lower cabinets. (e.g. A tuxedo kitchen has white uppers and black lowers.)

When selecting new paint colors, choose a shade from the existing counter tops and / or back splash tile to ensure that the space still flows well.

black and white kitchen upgrade kitchen cabinets

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ACCESSORIES TO ADD

To further accessorize, line the cabinets with a solid color shelf liner or simply remove any old shelf liners. Your cabinets should look fresh from the inside out. Don't hesitate to give them a thorough interior cleaning.

Lastly, swap out the cabinet and drawer hardware for something new and minimal. This can improve the aesthetic of the entire kitchen by leaps and bounds.

STAGING STATS

95% of home buyers look at MLS photos.

The way your home looks online matters. Ensure that your house gets the attention it deserves (and sells for a great price) by investing in quality staging and styling.

TIP OF THE MONTH

Create a statement piece.

Paint the kitchen island a deep, bold color to make it stand out from the cabinets. Navy, black, or deep green are excellent options.

Cheers,

Keti

Hardwood has long since been synonymous with high-end, quality homes. The rich, earthy texture and natural beauty have made it an obvious choice for many. Because hardwood has a long life, this choice has resulted in people refinishing their floors, instead of replacing, whenever possible. (This has also helped people avoid the high cost of replacement).

However, hardwood flooring has also caused considerable anxiety in homeowners with children and pets. Because hardwood floors can be warped by excess moisture or noticeably scratched, they aren't always the best option for busy households.

So, what is hardwood-loving homeowner to do? Meet Luxury Vinyl Planks (LVP)...

Dallas Home Renovations Luxury Vinyl Plank Flooring Design by Keti

Luxury Vinyl Planks Mean No More Moisture or Water Damage

Luxury vinyl planks make for excellent flooring in every room. This is especially true of high-moisture areas like kitchens, bathrooms, and laundry rooms. Their wood-like appearance adds warmth and character. But their durability keeps them from succumbing to spilled liquids, heavy use, or frequent cleanings.

Quality vinyl planks will last anywhere from 10-15 years. (Though they could last even longer, depending on how they are treated.) This flooring doesn't need to be refinished EVER! It is available in a variety of faux wood finishes: maple, oak, walnut, and hickory. Both wide and narrow planks are available, making it easy to create a truly custom floor.

Dallas Home Remodeling Kitchen Luxury Vinyl Plank Flooring Design by Keti

Luxury Vinyl Planks are Quick and Easy to Install

The ease of installation matters, even if you're hiring a company to handle it all. The more convenient installation is for the installers, the faster they will work. Quick work means a more pleasing final invoice. Plus, happy installers make for good projects...trust us!

Luxury vinyl planks snap together effortlessly, but do require some pre-planning. Measuring and cutting to ensure the joints don't end up all in a row is essential (just like hardwood). For best results, use a professional installer who works with LVP and hardwood frequently.

Dallas Luxury Home Staging Luxury Vinyl Plank Flooring Design by Keti

Luxury Vinyl Planks Play Nice with Your Budget

We never suggest that you cut corners when it comes to more permanent home materials, like flooring. But, we also have to admit that vinyl planks are a significantly smaller investment than hardwood. A happy accident? Not really.

Luxury vinyl planks were developed to be an aesthetically-pleasing, durable, and affordable alternative to hardwood. This material ranges from $2-5 per square foot. Hardwood costs $8-25 per square foot, comparatively. Homeowners who opt for vinyl planks often end up having more funds leftover in their budgets. These can then be used for other luxuries, such as a curbless shower or elaborate backsplash tile.

DESIGN TREND

Durability

Faux wood and waterproof flooring are trending. Luxury vinyl planks often contain recycled PVC, which adds to its durability.

DESIGN TIP

Chemical Sensitivities

If someone in your home suffers from chemical sensitivities, be sure to treat your new vinyl planks as you would any other building material. This means allowing it to off-gas in a climate controlled space.

Cheers,
Keti

O: (469) 210– 1067

Website: https://designbyketi.com/

I have seen this trend recently where some stagers are advertising and claiming that they will stage your home - and because they own their own inventory - they will not charge you any rental fees.

As a professional home stager myself and as someone who is dedicated to running a successful staging and design business whose services will benefit many clients for many years to come, I wanted to write about this trend and clarify some things.

My goal and desire is that all you who are seeking staging services - where the stager claims they will use their props and inventory and not charge you for it - will be better educated in making the right decision that best addresses your staging needs.

First I would like to make you all aware of the fact that Home Staging is not a regulated business. What that means to you as a consumer and as a seeker of staging services is that anyone can put a shingle out there and claim to be a “professional home stager”, but that does not necessarily make them so.

For anyone to achieve the highly sought “professional” status in any field a few things need to take place. I read once that it takes an average of three years or about 6,000 working hours for someone to hone in their skill set in the profession of their choice.

It is a known fact that a lot of people who claim to be home stagers, stage on the side, and on the weekends mostly. Staging is not their full time profession.

Secondly, like with any other profession, on-going training and education is a must. There is absolutely no way around it, if anyone as a professional is set on providing stellar service and products to all their clients 100% of the time.

As an example of this I have committed to investing up to $5,000 a year towards on-going training as it relates to what I am engaged with on a daily basis and that is, staging, design, and renovations.

Since Staging is not a regulated business, on-going continued education is not required. That is not to say, it is not needed however.

Thirdly results always speak for themselves. Check out their on-line reputation, portfolio and results. Reading reviews  from clients who have actually worked with them in the past would be a great thing to check out.

And as always be weary of stock photos used on ads and websites, as they are not reflective of what  the stager can actually do or accomplish; rather they only speak to the fact that those stagers can pick a pretty picture, no problem.

A professional home stager, one who has done the time so to speak and on an on-going basis hones their professional skills is very well versed in things like, fundamental design elements, what makes a staging design stand out, what does not, scale, balance and symmetry, how the style of the home and the fixed elements in the home dictate how the home is staged etc. For those reasons I am also against verbal staging quotes, but I will have to write another blog on that and why you as a consumer should not fall for it.

Please realize that all those items I listed above dictate how the buyers will respond to your home. Why would you want to risk having the potential buyers focus on bad staging when they should actually focus on your beautiful home?

You are making the buyers experience of touring your home memorable o’right but it is not your  sellable home they will be remembering I can assure you of that.

Case in point, check out these two homes below.

One belongs to the Tuscany brown trend which is no longer trendy now btw. This property was located in Prestonwood in Dallas and it sold in one week once it was professionally staged by Design by KETI and it relisted as such.

Prestonwood-Luxury-Home-Staging-Rental-Fees-Design-by-Keti-Dallas-TX

This other home which is located in Preston Hollow in Dallas  belongs to the current Parisian gray trend. This home sold in two weeks after it relisted as a professionally staged home by Design by KETI.

Preston-Hollow-Luxury-Vacant-Home-Staging-Rental-Fees-Design-by-Keti-Dallas-TX

Here are some other examples...

This condo sold and de-staged in less then 30 days...

East-Village-Vacant-Home-Staging-Rental-Fees-Design-by-Keti-Dallas-TX

This luxury Home in Lake Highlands sold in three days from being listed as a professionally staged home. It de-staged in less than two months.

Lake-Highlands-Luxury-Home-Staging-Rental-Fees-Design-by-Keti-Dallas-TX

This renovated home in Preston Hollow sold and de-staged in two and a half months...

Renovations-Home-Staging-Rental-Fees-Design-by-Keti-Dallas-TX

Different type of props, inventory and color schemes were used to stage those homes as the fixed elements and the color scheme  in the home dictate how the home should be staged.

For those reasons – so that you ensure that you hire the right stager for you, whose staging will add value to your home and not take away from it – some good questions to ask would be along the lines of their professional staging background and how much actual time do they dedicate to staging homes on a weekly basis and for how long have they done so.

Some people might excitedly say “staging is my passion”. Please understand Passion Is Not Enough.

Although there is nothing wrong with being passionate about staging, having the skill set to also deliver a top staging and design plan that will yield results and that is  to sell your home swiftly and at a desirable price point, is of utmost importance.

Passion does not make you a professional!

For example, I love dancing. I am very passionate about it.  Everybody who knows me on a personal level knows this fun fact about me.

And I exercise this passion of mine by social dancing on a regular basis. On occasion and when my schedule permits it, I will take a group class but that is about it. But IF I want to become a professional dancer however, I would need to dedicate a lot of time and money to it. I would need to allocate time in my schedule to take a lot of private lessons so I can hone my dancing skills, and be really good at it. I also need to practice what I learn during those private lessons, so that one day in the near future I would be able to call myself a professional dancer and make a living out of my dancing.

My point is having passion about something – even staging - is not enough!

Cultivating your passion by dedicating time and resources to it, will elevate you to a professional status in the field of your choice!

Now that you have a little bit of a background on what distinguishes a pro stager from an amateur stager, let me tell you the reasons why we charge rental fees when we use our own props and inventory to stage your home.

Reason 1: The Law of Diminishing Return

  1. We charge rental fees when we use our own props and inventory to stage your home because as professionals we understand the law of diminishing return. This is an economics concept. It states that if one factor of production is increased, while other factors are held constant, the output will eventually diminish. This is otherwise known as negative returns.

Let’s apply this to hiring a stager to stage your vacant home and you need not pay rental fees for props and inventory.

Although it appears you may be getting a good deal, in actuality you may be getting a really bad one.

 It pays to invest more in the front end. When you pay a rental fee for props and inventory  to stage your home, you are ensuring you are getting top of the line items that are on-trend, are  ispirational to the buyers and in line with the architecture of your home. Since staging is nothing but packaging and merchandising, it is of utmost importance that the right props and inventory are used to  package and merchandise your home in other words stage your home.

Please understand each added input/benefit (in other words, "free props and inventory") will lead to a decrease in the quality of what you thought the outcome of staging was going to be.

So you find yourself six to eight months down the road and not only do you not get the return on your initial staging investment, you suddenly find yourself losing money because of it. Those losses come in the form of several price reductions, and on-going mortgage, tax, insurance and upkeep payments and fees.

Reason 2: Cheap Costs Too Much

  1. We charge rental fees when we use our own props and inventory to stage your home because cheap will end up costing our staging clients too much.

The quote from John Ruskin comes to mind:

“It's unwise to pay too much, but it's worse to pay too little. When you pay too much, you lose a little money - that's all. When you pay too little, you sometimes lose everything, because the thing you bought was incapable of doing the thing it was bought to do. The common law of business balance prohibits paying a little and getting a lot - it can't be done. If you deal with the lowest bidder, it is well to add something for the risk you run, and if you do that you will have enough to pay for something better.”

So I encourage you to pay for something better, all the time.

Reason 3: We Have the End Result in Mind

  1. We charge rental fees when we use our own props and inventory to stage your home because as professionals we have the end result in mind. And that is selling at a stellar time, at the most desirable price point.

Reason 3.1: Rental Fees for Staging Means a Sustainable Business

3.1 We charge rental fees when we use our own props and inventory to stage your home because not charging accurately for services provided is not a sustainable business model. Specifically such type of business model will drive the business and the business owner into bankruptcy in no time at all.

Let me explain this a bit further. The three basic components that make up a vacant staging price quote are: 1. Staging Design Fee, 2. Moving and Logistics/Packing/Unpacking Fee and 3. Furniture and Accessories Rental Fee.

The staging fee covers things such as putting together a staging design concept, selecting all the props needed to stage the home (things like furniture, accessories, artwork, and soft good, lighting),  and packing and wrapping all such props and inventory, and then setting up on site as well as styling.

The moving fee covers the cost of moving all packed and wrapped props and inventory from the warehouse all the way to your house. And then from your house all the way back to the warehouse when your house sells and it needs to be de-staged.

If you have moved recently you know from experience that it is expensive to hire movers in Dallas. Our experience has been that when staging vacant homes – based on the scope of the project, the rooms we have staged and the distance of the house from our warehouse– moving costs can go anywhere from $700 and up to $2,000 on any vacant staging project.

And then there is the Furniture and Accessories rental fee. Please understand that there is a lot of money that goes into purchasing new inventory items on a regular basis. Inventory purchase and warehousing are two of the largest expenses any staging business has on their books.

We have a special formula in place when it comes to pricing out the rental fee for all items that are needed to stage your home.

What those other stagers are doing when they say “they don’t charge rental fees” is no different that you reaching out to some of the furniture rental companies out there and have them let you lease their stuff for free. I can assure  you that will never ever happen. Why because they are a for profit business. An exchange of products (staging props and inventory) for dollars ( inventory rental fee) needs to happen.

That makes a lot of logical, business and financial sense.

Red flags should go up when someone claims they do not bill rental fees. Some valued questions to ask would be, where did they get their props and inventory, how much money they spent towards it, will they bring cardboard furniture to stage your home, are they bringing stuff they got on garage sales to stage your home, or is it their parents oversized peanut butter color leather sofa from the 80’s  that will make its debut in the formal living room of your $900K home.

I am mentioning all those things because I have seen them actually happen over and over.

And last but not least do they have insurance for their inventory. And do they have insurance to be working at your home.  Unforeseen/unexpected things happen all the time. And the smart and savvy business owners plan accordingly for such things.

At the end of the day – as a consumer myself – I would be reluctant to hire someone who appears to not understand the intricacies of basic pricing. In my head that is something that would raise flags related to their professionalism, knowledge of real estate and their skill set.

Since they are not capable of doing such elementary thing – meaning pricing their services correctly - I would wonder if they are capable of being a top notch professional who will provide top notch staging designs so that your home is packaged and merchandised the correct way, so that your home sells fast and for top dollar and so that you get your money’s worth and return in staging it the professional way by a professional stager.

…those are all my thoughts. What are yours? Please feel free to share your opinion on this. I would love to hear it.

And if you are set on working with a professional home stager to help stage your home the right way, we would welcome the opportunity to be of service. And because we care for results and we care that YOU turn a profit, we will bill you rental fees, not because we are greedy, but because it's a win-win for all parties involved, we are fair, and we are really good at what we do. 🙂

Cheers,

Keti

O: (469) 210 – 1067

Website: https://designbyketi.com/

The smart and savvy Real Estate sellers realize that putting their home on the market is a two-step process.

First Step of the Home Selling Process: Preparation

It includes things like, painting, changing or cleaning carpets, updating hardware and light fixtures, attending to the curb appeal of the home etc.

Second Step of the Home Selling Process: Presentation

Otherwise known as Styling and Staging of the home to appeal to the demographic of the neighborhood where the home is located.

Only then your home will outshine the completion in your neighborhood and sell for more and in less time.

Let the experts at Design by KETI help with the entire process and sit back and relax. No need for you to chase after the painter and the carpet guy and the handyman and the professional cleaning crew,  in addition to also finding the right stager for you.

We got it all covered for you!

Our goal is to make your life EASY and make your home selling venture enjoyable and delightful especially once you look back and realize all the extra money you made at the sale of your home, with minimum investment and effort on your part.

Cheers,
Keti

 

As some of you who follow my posts know, I keep track of all the vacant homes that hit the market in the East Dallas, Oaklawn/Uptown and N. Dallas MLS areas because I see it as part of my job since I sell home staging.

Today for example I looked at all the vacant homes that listed in the month of November - 17 of them – in East Dallas. Of the 17 vacant homes that listed for sale in East Dallas in November 2013, as of today, 3 sold, 1 delisted - most likely due to lack of activity and interest, 1 is under contract and the remaining 12 are still on the market.

Statistically speaking, 70% of the vacant homes in East Dallas that hit the market in November 2013 have not sold yet and have at least gone thru one price reduction. This is why I sell home staging. Because it is essential for quick sales and maximum ROI!

In addition think of how much the lack of a sale has cost these sellers in mortgage payments, taxes, HOA dues, utility and any other maintenance cost associated with owning a house.

The takeaway from this exercise in Home Selling?  Don’t list your home vacant. You are reducing your chances of selling within 60 days by  at least 70%. You are also reducing your chances of getting an offer at asking price when your house does not sell within a curtain time frame.  Instead follow the example of these  brilliant sellers in, Lake Highlands, East Dallas and Preston Hollow who brought in Home Staging Dallas - Design by KETI to help sell their home in record time.

Dallas Texas vacant home Design by Keti sell home staging foyer dining room living room

This gorgeous mid-century modern house in Lake Highlands, listed for $900K. It went under contract after three days of being marketed as a staged home. We were able to destage the home in less then two months from staging.

Dallas Texas vacant home Design by Keti sell home staging living room kitchen foyer

This luxury home on Preston Hollow listed for $1.2M. It sold shortly thereafter and we were able to de-stage the home in less then three months from the list date.

Dallas Texas vacant home Design by Keti sell home staging kitchen bedroom living room

These modern condos in the East Village in Dallas all sold and de-staged with an average of 48 days on market from the day they got staged to the day they got sold and therefore de-staged.

For more info on the benefits of staging a vacant home for sale Click Here:

Cheers,

Keti

If you are a home seller thinking about listing your home for sale, you will benefit from a home staging consultation.

By consulting with a professional home stager for a minimal fee, you will be tapping into the intellectual property and expertise of that home pro. A home stager is someone who is well-versed in anything related to target real estate marketing, merchandising, and packaging a home for sale. During the consultation you will be given specific instructions on a room-by-room basis. This will help you determine what you need to do to prepare the home for the potential buyers.

Check out some before and after pictures of drastic home staging transformations in Dallas...

design by keti home staging consultation before and after dallas tx luxury kitchen

design by keti home staging consultation before and after dallas tx home exterior

design by keti home staging consultation before and after dallas tx formal living room

design by keti home staging consultation before and after dallas tx lakewood living room

We are so proud of the sellers for implementing 100% of our recommendations. They definitely experienced first-hand the financial benefits of hiring a home stager.

Cheers,
Keti

It’s a Seller’s market…You hear it everywhere from everybody.

…BUT not all homes are selling FAST and for TOP Dollar!

I would like to propose to you that a Seller’s market does not equate a Flea market.

The reason being…

NO MATTER WHAT THE REAL ESTATE MARKET IS, EVERY PROPERTY HAS A TOP DOLLAR VALUE RELATIVE TO THAT MARKET.

Why is that…?

…Because consumers always want the best product, at the best price, that meets their needs.

So what am I trying to say here? What’s my point…?

My point is this:  If your home for sale look something like this…

design by keti dallas tx home staging seller's market home office before

...or like this

design by keti dallas tx home staging seller's market dated living room and dining room

...or even like this (aka, cheaply, badly staged)

design by keti dallas tx home staging seller's market poorly staged living room

I got some BAD news for you…it will not sell FAST nor for TOP Dollar even in a Seller’s market!

The internet has changed how we do life and business. Gone are the days when a buyer walked into the local real estate agent’s office asking for help finding a home.  The internet is now the market place for Real Estate; not the Broker’s offices down the street.

When someone decides they want to buy a home they get online. They do a lil’ bit of shopping, decide on what home they want to go visit and then call a Real Estate Agent to help them go see the home in person. And while the buyers are internet shopping, within 20 seconds of browsing thru a listing they will decide whether they want to view your house for sale in person or not. That’s all you got, 20 seconds!!

Staged Photos in a Seller's Market

So, after viewing a series of homes on the internet do you think the buyers will want to see these types of homes in person

Or These ones…?  All Professionally Staged and Photographed by the team of Design by KETI.

design by keti dallas tx home staging seller's market luxury living room fireplace

How about this one?

design by keti dallas tx home staging seller's market uptown living room

Or this one…?

design by keti dallas tx home staging seller's market modern living room

The Real Estate market has changed, it’s not business as usual!

Strategic Staging, professional photography, and video are the MOST important ingredients that will sell a home FAST and for TOP Dollar Regardless of what the market trends are!

Remember, a Seller’s market does not equate a Flea Market.

Cheers,

Keti

Smart Sellers understand that Professional Home Staging is a powerful marketing tool that, when used correctly, has tremendous FINANCIAL benefits associated with it regardless of what the market looks like. Why? Because luxury staging will help a home photograph well, show well, and enable the buyers to linger. Basically a well-staged home will attract and entice more buyers to set up an appointment and come see it. The more appointments, traffic, and interest your for-sale house generates, the more likely you are to sell it at asking price if not above asking price.

As spring rolled in a few good things happened in real estate in Dallas; home prices started to go up by 6% and up to 8% - some even say - and the big talk in the local media is that “it’ a seller’s market we are in”. Yippee!

Although I am optimistic and inspired by the current trends in real estate I also think that –as sellers- it behooves us to be realistic about those trends.

design by keti luxury staging dallas tx home office

And the reality is this:

Day after day, I have driven by homes with 'For Sale" signs in front of yards for months. I am sure a lot of you share similar sentiments.

Why are not All Homes Selling Fast and for the absolute best price? After all it’s a seller’s market and the seller calls all the shots. Not necessarily so, and not so fast!

Regardless of what the market is, buyers are smart and they will always look for the best product, in its best condition, that meets their needs (and wants) and that is offered for dollars they are not just willing to part with but even pay more.

So as you contemplate putting your house on the market– as a seller – you need to be asking yourself these two questions because at the end of the day, you won’t have a sale unless you have a buyer.

a-) what does the buyer in my area want;

b-) can I deliver on what the buyer wants so my for-sale house outshines the competition in my neighborhood, and so that I get top dollar from the sale of my house?

At the risk of sounding materialistic, I am going to say this: yes, it’s true it’s all about the mighty dollar! But it’s a lot deeper than that. Why would you want to be part of a financial transaction and leave money on the table?

design by keti luxury staging dallas tx vacant home wine nook living room

Merely by not merchandising and packaging your home so that it appeals to the target buyer (aka not luxury staging it for sale) you are doing just that - you are leaving money on the table.

The good news is, you don’t have to leave money on the table if you play your cards right. So yes, it’s sort of a game a little bit, but it’s a fun game with great financial return. Part of the game is to be strategic about the sale of your home. That strategy should involve engaging the expertise knowledge and resources of a professional home stager.

Yes it is a seller’s market and yes homes are selling fast, but not all of them, and most assuredly NOT for Top Dollar. It would be naïve to make the assumption that ALL homes are selling fast.

These are my thoughts, what’s yours?

Cheers,

Keti

I would like to share with you an interesting thing that has happened to me during these past few months... On a few instances, I have been brought in as a Dallas home stager by a Realtor “because the seller asked to work with a Professional Stager”. That’s right, the Seller asked the Realtor to get them in touch with their preferred Professional Property Stager as they prepare their house for the market.

It is truly amazing to see the shift in people’s mentalities when it comes to Property Staging. I am thankful for all the smart sellers out there who truly understand that Property Staging is not just about “bringing some furniture into a vacant space”, and it’s not just about “fluffing their home”.

Smart Sellers understand that Property Staging is a powerful marketing tool that when used correctly it has tremendous FINANCIAL benefits associated with it.

We are stepping into a Sellers’ market these days and there is a lot of talk about how the sellers are benefiting and how “offers will practically just drop on their lap”, because the demand for homes is high and the supply is low.

Although, as a Dallas home stager, I understand the concept of supply and demand really well, I also do understand that REGARDLESS of what the market is, buyers are smart and savvy these days; they want the Best Product that meets their needs and wants at a dollar amount they are willing to part with.

Let’s take this example:

You go to a 5 star restaurant for dinner. You have the most decadent appetizers and entrees one can possibly have in their life. You enjoyed every bite of it…now it is time for dessert. You happen to love Cheesecake and you really want to order some. You talk to your waiter and he gives you your options:

You can have their “Regular Cheesecake”,

Dallas home stager design by keti texas plain cheesecakePlain Cheesecake

or for $1.50 more you can have their “Special Strawberry Cheesecake”

Dallas home stager design by keti texas luxurious strawberry cheesecake

Strawberry Cheesecake

I don’t know about you but for only a $1.50 more I definitely want the Strawberry Cheesecake which comes with drizzled chocolate caramel and strawberry sauces topped with whip cream and a glazed strawberry. Yum.

(Oh and btw, I guarantee you; it did not cost the restaurant $1.50 for the toppings).

The strawberry cheesecake creates a feeling within you and it eludes a vision of the reality of having that cheesecake vs. the plain one and you just can't resist it, plain and simple.

That’s exactly what Staging does to a property. It presents the buyer with the opportunity to emotionally connect with a property. It also sets your property apart in presentation and value from all the other “cheesecakes” in your neighborhood that are up for sale.

UNLESS you don’t want to make more money when it is readily available to you for a minimal investment of time and money (perhaps even some sweat equity on your part) than Property Staging might not be for you!

…therefore you need not read further.

But if you want to make more money when it is readily available to you than read on…

Here are 4.1 reasons why you should enlist a Dallas home stager for your property in a Seller’s market:

1. Property Staging is a Practical Real Estate Marketing Tool.

Once your property is listed on the MLS your job is basically done. All you have to do now is sit back and wait for the buyers to come by, tour it and make an offer on it.

We need to understand that the internet has changed the way we do business in every area of our life – and that includes selling a home. Did you know that 42% of buyers used You Tube to look up houses for sale last year? That means, pictures may no longer be all that valuable. The video and the virtual tours will be! I can only imagine how a home that is not staged would look on video, especially if it is not done by a professional. I read this expression a while back I thought it was so true and also so funny at the same time.

“If you think hiring a professional is expensive, wait till you hire an amateur”!

Using a Dallas home stager is an essential and irreplaceable marketing tool, like we have never seen before because we live in a day and age where people are taking care of all their social, private and business needs on the internet.

2. A Dallas Home Stager is a Solid Investment.

Did you know that for every dollar you put towards preparing and staging your home for sale, the buyer will most likely ask that you pay them $10. I don’t know about you, but I would rather pay a $1 now so I can keep $9 in my pocket later.

3. Property Staging is a Win-Win Transaction.

All parties involved in a Property Staging project are winners. It can’t get any better than that.

a- Sellers win because they are able to maximize their return on their investment and preserve the equity of their home. Sellers also win because by Staging their property they will drastically reduce their time on market, which will directly reflect on their pocket book.

Less time on market = less mortgage expenses and all the other costs that go along with having a mortgage, such as tax and insurance payments, maintenance cost, etc.

b- Real Estate Agents win because a higher sales price translates into a higher commission payment for them. Real Estate Agents also win referral business if they sell faster and for top dollar. If a Realtor has sold my neighbors house in two weeks, who do you think will be the realtor I will most likely be inclined to do business with when I am ready to put my home on the market?

c- Buyers win because you give them the opportunity to gain their confidence in the property they are buying from you and because you also give them the opportunity to fall in love with the house/property of their dreams.

d-Professional Stagers win because they are given the opportunity to exercise their creativity and gift of knowing how to merchandise a property for sale by Staging it while at the same time being able to financially support themselves and their families. Most Professional Home Staging Businesses are run and operated as a local small business and when you hire a Professional Local Home Stager, you are supporting small local businesses.

4. Staging a Property = Deal Done Quickly and for More Money.

You would want to Stage because you will get the deal done quickly and for more money. Did you know that Staged homes sell 2 to 2.5 times quicker and for 17% more than the non-staged homes?

4.1 Property Staging may also increase the appraisal value of the property which in turn naturally would allow some buyers to qualify for a mortgage easier.

It would make sense to me that you hire a Dallas home stager for your property 100% of the time, regardless of what the price of the property is and what neighborhood you live in.

These are my thoughts, what are yours?

Cheers,

Keti

When it comes to selling Real Estate, there is a tremendous difference between being In The Market, vs. being on the market.

You would want to be “in the market”and not “on the market”.

Here is how you know you are “on the market”. By the way, this is NOT a place you want to be if you want to sell your house fast: Your house has been listed for at least two months now, you have had less than 10 private showings and you have had Absolutely No Offers!

If that’s the case you need to sit down and re-evaluate your selling strategy. What is causing the lack of traffic and interest? Is it because the house is overpriced or is it because it does not show well. As experts in Property Staging, we can help guide you on some things that you can take specific action on, to assure that your home Shows Well, Sells Fast and for Top Dollar.

Houses that are professionally Staged and photographed Show Well. Because they show well, a lot more potential buyers will be inclined to schedule an appointment to come by and tour it.

The more interest you generate in your home, the more showings you will have. The more showings you have, the more offers you will have. It's how the market works.

Selling your home - like with every thing else in life - is basically a “numbers” game. Once you have priced your house well and you have professionally Staged it -once it hits the market - you should have at least 10 showings within the first week of listing. For every 10 showings that you have, there should also be at least 1 acceptable offer.

design by keti dallas texas home staging home on the market real estate top dollar

So how do you guarantee your home is IN THE MARKET?

All you got to do is focus on those 2 things:

1. That your home is Priced Well (Your Real Estate Agent is a great source for this). Check out my blog titled “3.1 Things You Should Do When Choosing a Realtor! for more details on how to select a Realtor that will represent your financial interests the best when selling your home.

2. That your Home Shows Well: that means it is professionally Staged and photographed (call Design by KETI or another Professional Property Stager in your area for assistance with this).

Once those 2 conditions are fulfilled you are on your way to selling Very Fast and for TOP Dollar regardless of what the Real Estate market is.

The reason being, by ensuring that your home is Priced Well and that it Shows Well, you are fulfilling the demand that the buyers have: they want the best product (1) that meets their needs (2) at a great price (3).

Truthfully Yours,

Keti Abazi, MBA, ASP, IAHSP

Owner and Creative Director of Design by KETI

You took the plunge. You decided it was time for you to move to bigger and better things. One of the things that you need to take care of now is sell your home. You hired a realtor and the house has been on the market for almost 6 months with  only 3 or 4 showings. Something is wrong with that picture.

Suddenly you are presented with a challenge and you have to tackle it. But what do you do? Ask yourself and your realtor if your House has the PSP Factor…yes, I said the PSP factor, kinda’ like the X Factor.

IF the house has the PSP factor, you should be able to have at least 10 showings in the first 1 to 2 weeks of being on the market. For every 10 showings that take place, you should also have an acceptable offer.

If you are not seeing that kind of activity, than most likely your home lacks the PSP Factor.

dallas texas home staging design by keti interior redesign university park living room fireplace home for sale   

What is the PSP Factor you might ask?

Here it is:

P is for PRICE.

Is the house priced to sell? I know we all take pride in our ownership and a lot of times our idea of what our house is worth might be a bit unrealistic. I hear,  some realtors so as not to lose you – their client - will go along and list your house for what you think is worth and not what research of past sold homes reflects.

Well,   this strategy backfires because for every month that passes by, you still  have that expense of carrying your mortgage payment, tax payment, insurance  and all the other carrying cost that go along with owning a home.

dallas texas home staging design by keti highland park bedroom home for sale

S is for STAGED.

The questions you need to answer are: How does your house show? Does it appeal to   the BROAD target buyer? Yes, I know, that sounds like an oxymoron, (broad, and target) but really it is not. Did your Realtor bring in a Professional Stager to help you prepare your home for Sale? Did you do what you were  advised to do?

Why is this so important? Because once you have decided to sell your home; it  becomes a product; therefore it needs to be merchandised so that it appeals  to a broad range of target buyers. So again, is your house Professionally Staged?

Well you could say: I had a decorator friend help me with my home. Or I have   immaculate taste and my home is perfectly designed or decorated.

I will tell you this: that is not good enough because where as Staging is Attention Directing, Decorating is Attention getting. The last thing you  want is for the potential buyers to “wow” and “wow”, after your personal   belongings and not the precious square footage you are trying to sell.

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P is for PROFESSIONAL PHOTOGRAPHY.

Did your realtor bring in a professional photographer to photograph and produce a   virtul tour of your home so they can start marketing it? Now this can go to two different extremes.

There are some homes I see listed on the MLS (go and do a search on Realtor.com and   you will know what I am talking about) where the realtor took their own  pictures with their cell phone and put them on the MLS to market your home -   which is worth a LOT OF Money, I am sure – and then there are some other   photographs that I see, which are otherwise “professional” but those pictures  are taken from an extra wide angle, or they are photo-shopped, and sometimes   they even look “fuzzy”to me cause they are stretched so much horizontally...sometimes they even look so "exotic"... either way. This could be a  bit of false advertising if you ask me.

SO make sure that the pictures used to advertise your property are professional as   well as an accurate representation of what your home looks like and what the  flow of your home feels like.

        

Generally  because the properties that Design by KETI Staged, have had the PSP Factor, they have gone under contract within the first week of being on the market.

What have been some of your experiences when you decided to sell your house in the past? Do you feel the above three points accurately capture why a home does  not sell FAST and for TOP Dollar? Would you like to find out if your house  has the PSP Factor? Call us today for a Free Evaluation.

Cheers,

Keti

I would like to start by saying I am a big advocate of always using a Realtor when it comes to buying and selling Real Estate. I would not recommend you go “FSBO” (For Sale by Owner) on me, because you might be doing yourself a huge disservice, if you do. Realtors have a wealth of knowledge and expertise that unless you hire them, you won’t have access to and benefit from.  With that said however, like with any profession, not all Realtors are created equal.

For example, in my trade – which is Real Estate Staging - I have seen some staging jobs out and about that I don’t care for; they are poorly done, out of scale and on the cheap side.

On the other hand, I have also had the opportunity to experience firsthand and get to know in person some wonderful professional Stagers in the area who over time and because of their superb Staging jobs and expertise, have gained my professional and personal respect.

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When deciding to put your house on the market - so that you can get the most out of your sale - there are certain things that I highly recommend that you do when choosing your Realtor.

Your "Choosing a Realtor" To-Do List:

1.    Don’t just go with that one Realtor someone at the office or at your child’s school recommended to you. Drive around the neighborhood and see whose name you see consistently on those “For sale” or “Just Sold” signs.  Interview at least three of them. Find out what sets them apart from the rest of the Realtors in your area.  As the saying goes, past performance is a great indicator of future results.

2. What is their Distinguishing Client Benefit and what is their Competitive Marketing Advantage; what will they do for you that will help YOU sell your house Fast and for Top Dollar. Ask them, how will they Market your property, to whom will they market it.

Selling a home is not just about sticking a sign in the front yard (I have seen this happen many a times) and for sure selling a home is NOT going to be achieved by posting ugly pictures on the MLS (I see this happen more than I care to), that they might take with their I-phone or Android. This is totally unacceptable in my opinion.

And as a Seller if you agree to this, just know, you are doing nothing but selling the house down the road, that Design by KETI or one of the  other Professional Stagers - that I highly regard - Staged  and a Professional Photographer photographed it.

Before & After Home Staging Photos

Check out some pictures I have seen on the MLS and compare it to some of the pictures from the properties that Design by KETI Staged.

Being that 96% of the potential buyers resort to the internet and on-line representation before they decide which house they want to tour, which one do you think they will be more inclined to go see?

The one represented by the ugly MLS pictures or the one that is Professionally Staged and Professionally photographed?

Ugly MLS Kitchen Pic

Picture of Kitchen in MLS

dallas texas home staging design by keti choosing a realtor modern white kitchen

Picture of Kitchen in MLS, Staged by Design by KETI and Professionally Photographed

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Picture of Dining in MLS

Picture of Dining in MLS, Staged by Design by KETI and Professionally Photographed!

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Ugly MLS Bedroom Pic

Picture of Bedroom in MLS

dallas texas home staging design by keti choosing a realtor master bedroom with large windows

Picture of Bedroom in MLS, Staged by Design by KETI and Professionally Photographed

3.    When choosing your Realtor, ask what is their average DOM (Days on Market). The lower their DOM, the better.  If I find out a Realtor’s DOM is 175  (that means it has taken them on average 175 days to sell a home) and the other Realtor’s DOM is 23, then for sure I will go with the one whose DOM (Days on Market) average is 23.

On the other hand, if they tell you, they don’t know what their DOM is or that they have not tracked it, than count that response as a Red Flag.

3.1.     And Last but not Least. Always, always Stage and De-personalize your home (Staging is nothing but packaging and merchandising your home). You see, when you decide to sell your home, it becomes a product – it turns into a house - therefore it needs to be “merchandised” so it appeals to the broad buyer, and Always Always, insist on professional photography.

If your potential Realtor does not want to pay $130 or so in professional photography for you, to ensure superb representation on the internet, than that Realtor does not deserve to get paid $3,000 to $5,000 - or whatever it might be - in commission from the sale of your home, in my opinion.

What's yours?

Cheers,

Keti

Hi everyone.  I have not had much time to do any blogging recently - thanks to all of you who have kept me busy – but wanted to take some time and write on the cost, or what I like to call the Investment in Home Staging.

From my discussions with many a Realtor, I have heard it mentioned more than once that although Staging a listing might sound like a great idea, their Seller just can’t afford to do so.

In response to that, I always say, the seller cannot afford to not Stage their home for the following reasons:

  1. Once a house goes to market, it becomes a product, therefore in order for it to sell Fast and for TOP Dollar it needs to be Merchandised ( i.e. Stage it)  so it appeals to the broadest buyers;
  2. The way you live in a home and the way you sell your home are two different things. That means, among other things, vacant properties are not going to sell fast either, simply because they have no “soul” about them, and the buyer is unable to make an emotional connection with them. No Emotional Connection = No Offers;
  3. The cost of Staging a home is ALWAYS less than the first price reduction. It’s all about showing the numbers to the Sellers and doing the math so to speak. I have yet to talk to a Client/Seller that refused to have the property Staged, after I went over the numbers with them. And the fact that they have gotten offers after being on the market for 3 days or so is proof that Staging works. When working in collaboration with REAs and Sellers I always ask these two things: a-) what price range they perceive the property to be at or list at; b-) who the target buyer is.

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I then Stage the property (package it, merchandise it) in such a way that the Staging design does and will appeal to that specific target buyer, in that specific price range. By Staging the property, the Realtor/Seller are confident on determining where in that range, the property will fall; which 100% of the time, it’s on the higher end of that spectrum as it should be. Staging does add on average 5%-20% perceived value to the property.

Investment in Home Staging

Now back to my point about showing the numbers and doing the math:

For example purposes will look at a property with a Listing Price of $250,000.

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Cost to Seller when the property is NOT Staged:

-         Since Un-Staged properties stay on the market an average of 9 months or so and assuming monthly mortgage carrying costs of about $2,300/month, that would cost the Seller an additional $20,700 ($2,300 x 9 = $20,700)

-         Average price reduction is about 1% per month so, $2,500 x 9 = $22,500

Cost to Seller when property is NOT Staged: $43,200 ($20,700+$22,500)

Cost to Realtor when the property is NOT Staged:

-         Commission before Price Reductions: $250,000 x 3% = $7,500

-         Commission after price reduction: $227,500 x 3% = $6,825

-         Cost to Realtor: $7,500-$6,825 = $675

-         Add to it the opportunity cost and another $250 or so a month ($250 x 9 = $2,250) in Marketing Cost

Total average Cost to the Realtor is $2,925 ($675+$2,250)

Savings to Seller and Realtor when the property is Staged:

And now for the Savings that both the Seller and the Realtor realize and how Staging is an Upfront Investment worth making:

-         Knowing that Staged homes sell in about 29 to 45 days in the current market - translates into about two months of mortgage carrying cost to the Seller ($2,300 x 2 = $4,600)

-         Staging Investment of $175 to $3,000  (consultations start at about $175, and Vacant Staging projects  for properties in the $250K  price could go up to $3,000)

Total Cost to Seller if Property is Staged = $7,600.

So, when it is all said and done, is Staging worth it? Absolutely, enthusiastically “Yes”. The net savings in this example is likely to be around $35,600 for the Seller and about $3,000 in additional commission money to the Realtor. Eventually, with or without Staging, money will be spent.  The question is how much and for what? Will it be spent in additional mortgage costs, price reductions, money brought to the closing table, continuous monthly Marketing cost, or Staging it and actually selling it now, so you EARN MORE MONEY?

Cheers,

Keti

I have been going on a lot of MLS tours lately. I have seen many a listings and here is what I have discovered:  Savvy Realtors, who consistently use Stagers to Stage their listings, are seeing far more SOLD signs than their competition who don’t. If you’re not staging all of your listings, occupied and vacant, you’re not doing yourself or your sellers justice. Stage your listings and leave the competition behind.

I am sure you would all agree that Buying and Selling Real Estate is such an emotional transaction. I have yet to hear someone tell me the reason they bought a house was because it had three bathrooms, two and a half baths and a pool. Every time I ask someone why they bought the house they live in, the answer is “I fell in love with that house”. It’s funny how many people make an emotional decision about buying and selling Real Estate and then they go back and logically walk you thru why they made their emotional decision. Makes me smile each time!

I have lived in the Uptown/Downtown are of Dallas at least for twenty years now. I know exactly what the urban sophisticated and quirky buyer is looking for when they decide to buy Real Estate in the area. Unfortunately I can’t say that I see that portrayed on 100% of the listings. I really have not seen the properties being Staged to where the property appeals to the “lifestyle” of the urban dweller.

Luxury Home Staging in Preston Hollow, Dallas

Appropriate Staging creates that lifestyle - that visual and emotional appeal - so that the buyers can emotionally move in. Staging is not decorating or fluffing a house. Rather it is a basic marketing tool that every Realtor who wants to sell fast and for top dollar should use. Thousands of Realtors across the country have discovered the “Magic” of Staging their properties for top dollar sales.

W.I.I.F.M (What’s In It For Me) - in other words “What’s in it for YOU - the Realtor”?

Staging is a Market Differentiator – you will win listings over non-staging agents because you are offering Staging as a Standard Service

Staging is a Value Added Service – Your listing will sell for more than comparable un-staged homes, AND you will make more money (and so will your sellers) if you Stage

You Get more business – you will get repeat and referral business because Sellers will appreciate the extra effort and the fact that the REA did MORE to Get Them MORE!

The Essential Realtor / Seller Conversation About Staging a Listing to Sell

Here is my two cents on how to have a “Must Stage” conversation with your sellers so that the property gets packaged, merchandised, i.e. Staged before it goes to market:

-         The way you live in a home and the way you sell your home are two different things

-         Once you have decided to put your home on the market, it immediately becomes a product, therefore it needs to be “packaged” – turned into a home - merchandised ( that’s what Staging does – it’s the only thing that you can do to  “package” and “merchandise” your listing)

-         Buyers don’t like the lived-in look. They only know what they see, not the way it is going to be

-         Buyers need to feel they are AT HOME, not in YOUR Home

-         Staging creates a serious of great impressions throughout the home motivating the buyer to linger; when buyers are browsing for homes in the neighborhood, one of two things will happen; they will either move in or move on!

-         The cost of Home Staging is always less than the 1st price reduction.  On Average, the cost would be anywhere from $250 for a Staging Consultation, to $400 - $1,400 for an Occupied Staging project and up to $5,000 for a Vacant Staging project (which includes rental fees for furniture and accessories).

And for those of you who are all about the numbers, which I think all of us should be, than please click on the link below to be directed to the RESA (Real Estate Staging Association) Staging Calculator. http://www.stagingsavings.com/stagingSavings.html

Stay tuned, next time I will be discussing some pointers on Home Staging that I hope you find beneficial as you list your properties for sale!

Cheers,

Keti

Many a people have a hard time understanding home staging essentials. “What is Home Staging anyhow”, you may ask?

According to Barb Schwarz, “Home Staging is the act of preparing a home for sale so the buyer can mentally move in.” I could not come up with a better definition of what Home Staging is!

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Another question that I hear all the time is: “Do all houses need to be Staged?

All houses need to be staged prior to sale, if you want to sell for top dollar and be in the market for a short time. Secondly 90% of the population can not visualize or imagine spaces. That means 90% of buyers can not visualize spaces or imagine themselves in the house you wish they buy from you.

Home Staging is equivalent to car detailing (the male reader can totally identify with this); you never try to sell your car, whether it is a Kia or a Ferrari, without detailing it first. If we are willing and open to spending money on something that is a liability, (our vehicle), why are we so closed to the idea of investing on maximizing the return on something that for most of us is our most valuable asset (our house)?

“But my Seller has great taste and therefore Staging is not necessary”, is something else I hear quite often from Realtors.

Staging has nothing to do with a Seller's taste and a lot to do with the buyer’s wants. So the Seller and the Real Estate Agent/Realtor would need to answer the question- who the buyers are and what they want and look for in the specific area or neighborhood- and package and merchandise the house (i.e. stage the home), accordingly.

I went to an open house a few days ago in THE most desirable and affluent neighborhood in my city. The architecture of the house is very traditional-Mediterranean as a matter of fact- and the interior decorating and furnishings are very modern which makes the house very eclectic. First thing you notice as you walk thru the main entrance, are the beautiful expensive art work and furnishings. What happened to highlighting Real Estate (almost 7, 000 sq. feet of Real Estate?). And that is what Staging would do-highlight Real Estate. After all that is what the buyer wants to buy, the house and not the Seller’s possessions.

This particular house has been on the market twice in the last two years and did not sell, and now it has been on the market a third time for over 60 days and they have yet to have an offer. Never mind the price reductions of the 7 figure type…The architecture of the house is beautiful (traditional Mediterranean), the interior design and art work are beautiful (ultra modern, minimalist). Spaces “speak” to us and this property speaks “single bachelor who has a very incredible eclectic taste”. There is nothing wrong with ultra modern, minimalist design. Personally I love it, as a mater of fact…but I highly doubt that house appeals to the young family who wants to make it a home so they are able to raise their children in the most desirable, affluent neighborhood in the city.

So yes, Staging is needed, if you want to sell quick and for top dollar!

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As a seller you can not afford to not Stage because your online photos will stand out (which means more showings/traffic-therefore more offers), your house will sell faster, you will make more money therefore you will get your Return on your Staging investment back-at least a 200% return and up to 576% of it. And did you know Home Staging cost may be deductible in the State of Texas?

Cheers,

Keti

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