Lived-in (occupied) home staging
You stay in the home. We edit what is there, rearrange it with intention and bring in select furniture, art and textiles so it photographs and shows like a staged listing.
Engagements typically begin at $3,400, scoped to each home.
When a home is lived in, restraint becomes the strategy. Most well-furnished homes do not need a truckload of furniture; they need fewer things on the surfaces, a better layout and a few pieces that pull each room together.
We walk the home with you, decide what stays, what is stored and what moves to another room, then add the art, rugs, lighting, bedding and accent furniture that give each space a clear, editorial look. Personal photos and everyday items come out of the frame before the photographer arrives.
It is the right choice for owners who are selling while they live in the home, and for second homes that are already beautifully furnished but styled for living rather than for the market.
What's included
- A walkthrough and room-by-room plan
- Strategic editing and decluttering
- Curated furnishings, art and décor added where needed
- Layout refinement for flow and photography
- Styling for photography and showings
How it works.
- 01
Consultation
We walk the home, study the market and the likely buyer, and agree on the rooms and outdoor spaces that matter. Every proposal is built for the property, not from a template.
- 02
Design and curation
Furniture, textiles and art are selected to elevate the architecture and frame the view, never to compete with it. You receive a room-by-room plan and a clear price.
- 03
Installation
We deliver, place and style the whole home in 1 to 3 days, depending on its size, timed around your photographer, and stay until every detail is right for the camera.
- 04
Listing to sale
The home stays styled for showings and open houses for the rental term. When it sells, we pick everything up.
Common questions
Can I live in the home while it is staged?
Yes. Lived-in staging is designed for that. We work with your furniture, add select pieces and style the home for photos and showings while you continue to live there.
What does lived-in staging cost?
Engagements typically begin at $3,400 and are scoped to how much the home needs.
Lived-in (occupied) home staging on the coast.
Newport Beach
Bayfront, island and bluff-top homes, staged for buyers who have already seen the best of the harbor.
Luxury staging in Newport Beach →
Laguna Beach
Hillside glass houses, cove-side cottages and gated oceanfront estates, each staged to its own architecture.
Luxury staging in Laguna Beach →
Corona del Mar
Flower Street rebuilds, bluff-top view homes and Cameo Shores estates in Newport Beach's village by the sea.
Luxury staging in Corona del Mar →Other services: Vacant home staging · Design consultation
Tell us about the property.
We work with a limited number of homes each season. Tell us about the property and your list date.
Book a Walkthrough Call (949) 662-1623