Home Staging in a Seasonal Cottage in Orleans, Cape Cod

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It's about creating emotion...

Or at least that’s what we used to say back in my culinary days. A meal wasn’t simply food, it was an experience. An ice cream cone wasn’t a dessert, it was a long forgotten memory – you… young… sitting on the tailgate of an old pickup. Likewise, it is this way with real estate – the goal is to grab your viewer and hold their attention. Real estate, like food, has the ability to call to and take hold of our deepest emotions. And it’s that feeling of being transported, transcending time – escaping, just for a little while – that calls us back again and again to peek at the pages of real estate websites.

These days, most buyers first see a property online, be it from across the globe or down the street; and as Will Rogers said, you never get a second chance to make a first impression. Appropriate props (less is not always more), adequate lighting, and a feeling of life (achieved with flowers, greenery and accents in soothing colors) helped this client’s seasonal cottage make an eye catching first impression.

Have the right tools, and the skills to use them

It’s no secret that having a skilled photographer with the correct equipment makes a tremendous difference. From camera angle to f-stop, lens and beyond – starting with the right tools is essential. If you aren’t able to source a professional camera, an iPhone will oftentimes suffice. Many YouTube videos offer instruction on how to capture professional quality photos with your cell phone. In my business, I always employ a professional photographer as she sees the angles and is able to use natural light to the property’s advantage. This exterior shot illustrates how with a slight change to camera position, elevation of the angle, and the use of both natural and incandescent light can create depth and drama in an otherwise simple photo. 

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Both photos were taken on sunny days, both have seating and decor and both feature the side deck. But if you had to choose one photo – which one makes you feel something? What about that photo stands out? Just a few changes can make all the difference. An elevated angle allows viewers to see into the space more, giving them the opportunity to envision how they’d use the area. Turning on exterior lights – even during daytime – creates a feel of being occupied, welcoming. Live plants and flowers – other than those in the landscape – make the space feel lived in, comfortable and inviting. Soothing neutral hues including blues, purples and shades of gray, keep the viewer’s eye from being jolted by otherwise bright, distracting (detracting) colors. Soft objects (poufs, cushions, blooming planters) create a feeling of coziness and comfort and allow buyers to picture themselves relaxing in the property. A clearly defined focal point highlights what a buyer should notice and creates a lasting image in their mind’s eye.

In a similar fashion, alternate angles of the same space create interest and further illuminate how each space can be used and enjoyed. Camera position and degree of down/up angle can add to or take away from the photo. Most often, shooting level, at waist height gives the viewer the best perspective on the space. This second view of the side deck highlights several things – the revised seating area provides shade, the deck has an alternate egress, the trees behind are lush and provide ample shade and privacy. The greens and blues pop, brightening up the grays in the decking. Again, the outside light fixture – even in daytime – adds another dimension of decor, highlighting the area.  

Even the smallest detail, one that might not strike a homeowner as important, can throw off an otherwise okay photo. For example, in this photo to the left, what stands out to you in contrast to the one above? An overhead angle looking down can accent harsh shadows and minimize the appearance of the square footage. While natural light can be our friend, sometimes the shadows it creates can be too much or obscure the very details we want to highlight. Seating areas with cushions imply comfort and invite a person to sit. Metal tables and chairs can always benefit from soft cushions in neutral or otherwise appropriate colors. Direct sunlight on a dining area may give buyers the impression there is no relief from the sun’s rays. Using an umbrella to shade the table, or moving the arrangement into a shaded spot may be a better option. Vases without flowers can sometimes suggest that the home isn’t lived in or loved on a daily basis. Outdoor hoses and doormats, while utilitarian and necessary, should be moved or cropped out of photos. Flowers and plants in the landscape that have passed their prime should be dead-headed or clipped. The flagpole, while lovely and a great opportunity for colorful accents, only creates an odd shadow in this image. A few quick steps to rearrange what’s here, subtract bulky items and add small pops of color and comfort go a long way to achieving the look that buyers will want to see.

Tell the story, helping a buyer see the future

The natural question one asks when seeing this image is – what’s behind the door? When shooting from one room to the next (unless it’s a bathroom) always open the doors.  The eye will naturally follow the flow of the space through into the next room. Another example where, even though you may be tempted to shoot in portrait mode, landscape is always best. Professional cameras, and those who know how to use them, can maximize the appearance of a space by using angles, height from the floor and depth of focus. 

Area rugs are great for protecting wood floors from kids, dogs and days at the beach. What they also do very well (especially dark colored rugs) is chop a small room up into even smaller spaces. Removing the rug, pulling the couch from the wall, and changing the orientation to include the wall of windows does a lot to showcase the room itself vs the items in the room. Well placed knicks knacks (in this case I used seashell art, actual shells and pebbles from the beach) along with a white slipcover and coordinating fabric accents round out the look.

Just as when we stand outside we peer in, when sitting inside we tend to look out the windows. Always raise blinds and open curtains when possible. Nature is a low cost backdrop – use it! Everyone loves having a little nature inside, don’t be afraid to clip flowers in bloom or use artificial greens to draw the eye. Blue hydrangeas in a small vase make the small storage ottoman the focal point while bright green faux ferns highlight the high ceiling and it’s fresh wood cladding. Lights on and color coordinated accents bring harmony.

Capturing all the elements, photo orientation tips

When shooting photos of interior spaces, you may be tempted to orient your camera in portrait mode, in an effort to capture height. However, the result can often make the space feel smaller. By backing up and shooting in landscape mode, both height and depth of the space are amplified. 

The addition of the clock and flowers in the above shot adds depth and balance to the space. Removing some of the items from the shelf and the extra piece of furniture opens up floor space for the eye to see. Turning on warm lighting and substituting a white coverlet brings it all together.

Managing small spaces and low light

In small spaces, like this bathroom, one might think that less is more. But in reality, it really came down to rearranging what was there and adding a few small touches. In every room, in some capacity I’ve added greenery or flowers – the same holds true in the bathroom. Despite it’s small size, a bathroom can really make or break a buyer’s opinion of a property. The place where we get clean should look sparkling and fresh, it should be inviting and feel like a place you’d want to pamper yourself in.

In this case, the bathroom was painted a gorgeous aqua that didn’t quite pop originally. With proper lighting and the ability to shoot various angles, we were able to show off this beachy vibe. As with the bedding, white is typically the best way to go when trying to maximize a small area. A buyer ‘s eye can more easily take in the space itself with fewer distractions – including a simple pattern on a shower curtain.

Step outside the box, and the room too!

Wanting to show the details is a good thing. But sometimes it’s important to back up and take it all in. Outdoor showers can be tough to photograph given their construction. In this shot you can see I added more coordinated knick knacks in the same color theme as inside. The addition of towels, the mirror and the sponges make it user friendly and turn key. A buyer can see themselves stepping in here for an apres beach rinse complete with fancy soaps and soft terry towels.  

Staging small homes and cottages is one of my favorite parts of this job. From a family of creatives, I never learned to play an instrument, sculpt or paint, but I can stage! Like presenting a diner with beautiful plate, seeing the reaction from folks touring the property is instant gratification and confirmation of a job well done. 

After the homeowner was unable to sell the property on their own over several weeks, I got it prepped and ready for market in three days. It was on market two days before we had an accepted offer. Cottages like these ooze charm and need little help to move, sometimes they just need a little finessing to draw out their best features – and that’s where I come in!

A quick video of the before and after!