Helping families decide how to best present a home after a loss.
When it comes time to sell a home after a loved one passes away, one of the big questions that often comes up is:
“Should we stage the home, or just sell it as-is and empty?”
There’s no one-size-fits-all answer. As a probate real estate professional, I’ve walked many families through this exact decision. And the truth is, what’s “best” depends on a few key factors—your goals, the condition of the property, the market, and yes, the emotions involved too.
Let’s walk through the pros and cons so you can feel confident making the choice that’s right for your family and the estate.
What Does It Mean to Stage a Probate Property?
Home staging means preparing and decorating the property in a way that helps buyers imagine themselves living there. This might involve renting furniture, rearranging items, or adding welcoming touches like fresh flowers or cozy lighting.
It’s not about masking problems—it’s about showcasing the home’s potential.
Why Some Families Choose to Sell the Home Empty
In many cases, probate properties are already partially or completely cleared out. The thought of re-furnishing, decorating, or managing staging can feel like an extra burden at an already difficult time.
Here are a few reasons families opt to sell empty:
✅ It’s Faster
No waiting on staging companies, furniture delivery, or design decisions. You can get the property listed quickly and focus on moving forward.
✅ It’s Simpler
Less emotional labor. If going back into the home is hard, keeping things simple and empty can ease that burden.
✅ Lower Upfront Costs
Staging does cost money—sometimes a few hundred, sometimes a few thousand. If the estate has limited funds or the home needs major repairs, empty might be more practical.
✅ Some Buyers Want a Blank Slate
Certain buyers—like investors or flippers—prefer empty homes. They’re looking at layout and potential, not charm.
Why Staging Can Be a Powerful Tool in Probate Sales
That said, there’s a reason why staging is so widely recommended in real estate. It works—especially in emotional sales like probate, where buyers may need help connecting with a home that’s no longer lived in.
✅ Homes Show Better with Furniture
Empty rooms can feel smaller, colder, and harder to visualize. Staging gives a sense of scale and warmth.
✅ It Can Raise Perceived Value
According to the National Association of Realtors, staged homes sell faster and often for more money. For the estate, this could mean a higher return.
✅ It Can Help Mask the “Vacant” Feel
Vacant homes can feel lifeless, and worse—may be seen as neglected. Staging can make it feel lived-in and cared for, even if no one’s been there in months.
✅ Emotional Buyers Need a Push
Many buyers are making emotional decisions. A staged home feels inviting, hopeful—even inspiring. That matters.
So, What’s the Right Call?
Here’s a quick guide to help you decide:
| Consideration | Sell Empty | Stage the Home |
| Budget is tight | ✅ | |
| Home is in major disrepair | ✅ | |
| Buyers will likely be investors | ✅ | |
| You want to sell quickly | ✅ | |
| Home is dated but structurally sound | ✅ | |
| You want top dollar | ✅ | |
| Target buyers are families/retail | ✅ | |
| You can invest in light touch-ups | ✅ |
Hybrid Tip: Virtual Staging or Light Staging
If you’re not ready to commit to full staging, there are middle-ground options:
- Virtual Staging: Using software to digitally add furniture to listing photos.
- Light Staging: Just staging key rooms like the living room, kitchen, and primary bedroom.
- “Soft Touch” Updates: A few rugs, lamps, and fresh towels can go a long way.
Final Thoughts
At the end of the day, staging is just one tool in your toolbox. Selling a probate property is an emotional and practical process, and the most important thing is that you feel supported and confident in your choices.
Whether you stage it or sell it empty, having the right team—people who understand probate, real estate, and the unique challenges families face—is what truly makes the difference.
If you’re navigating a probate sale and want help weighing your options, I’m here. No pressure. Just guidance, compassion, and experience.
Need help preparing a probate home for sale?
Let’s talk about what makes sense for your unique situation—no stress, no fluff.