Why vacant homes are different
Empty rooms are easy to tour, but they can feel smaller and colder than furnished ones. Buyers notice scuffs, nail holes and worn floors more when nothing else draws the eye. A vacant home can also invite problems that go unnoticed, like a slow leak or a break-in. A little planning helps on both fronts.
Stage the rooms that matter most
You don't have to furnish the whole house. Focus on the spaces buyers care about most and that show up first in listing photos.
- Living room: a sofa, rug and lamp show scale and flow.
- Kitchen: a few simple accessories and clean counters.
- Primary bedroom: a bed with neutral linens.
- Any odd-shaped room, so buyers can see how it might be used.
Virtual staging
Virtual staging adds digital furniture to listing photos. It can help buyers picture the space online at a lower cost than physical staging. When buyers walk in, though, they'll see empty rooms, so pair it with a clean, bright, well-kept home. Listings usually note when photos are virtually staged.
Keep it running and cared for
- Keep power, heat or air conditioning, and water on.
- Set the thermostat to protect against frozen pipes or heat and humidity.
- Visit regularly, or have someone you trust do it. Check for leaks, pests and mail.
- Keep the lawn mowed, walks clear and outdoor lights on a timer.
- Run faucets and flush toilets during visits to keep drains fresh.
Check your insurance
Many standard homeowners policies limit or exclude certain coverage once a home has been vacant for a set period. Some claims, like vandalism or water damage, may be affected. Tell your insurance agent the home is empty and ask what your policy covers. You may need a vacancy endorsement or a separate vacant home policy until it sells.
Price it well from the start
Carrying an empty home costs money each month: your mortgage, taxes, insurance, utilities and upkeep. Pricing in line with recent sales from the start can help you avoid months of extra carrying costs and later price cuts. Your agent can prepare a comparative market analysis to guide your list price.
Make showings easy
A vacant home is easy to show on short notice, which is a real advantage. Make sure your agent has a secure way to give access, leave the lights and temperature comfortable, and keep a simple fact sheet on the counter about the home and recent updates.
