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…
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.
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!
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.
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.
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.
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…
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.
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!
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.
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.
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…
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!
I also updated the living room, bedroom, bathroom, and home office…but you’ll have to read here to see the rest. 😉
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.
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?!
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.
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…
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.
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…
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.)
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!
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.
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.
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.
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!
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…
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.
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.
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.
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:
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.)
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.
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...
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!
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…
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?
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.
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.
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!
Here’s another view of the living space. Isn’t it incredible the difference a new light fixture can make?!
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!
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.
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.
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.
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!
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.
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...
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...
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. 😉
P.s. Although we’re talking about kitchen cabinets, the same rules apply to cabinets in bathrooms, home offices, living spaces, and beyond.
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:
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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.
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...
…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!
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! 😉
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!
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.
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!
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…
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.
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, 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.
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...
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:
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?
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.
For example, these Shaker-style cabinets are constructed with the combination of MDF and maple. It’s beautiful, durable, and budget-friendly.
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.
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.
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.
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.
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.
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...
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!
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!
Post-production: Basic builder-grade kitchen
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.
So, how did it turn out? And how did I make it happen? Come step inside my new and much improved dream kitchen!
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!
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!
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...
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!
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...
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...
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. 😉
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
The smart and savvy Real Estate sellers realize that putting their home on the market is a two-step process.
It includes things like, painting, changing or cleaning carpets, updating hardware and light fixtures, attending to the curb appeal of the home etc.
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.
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.
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.
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.
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.
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…
...or like this
...or even like this (aka, cheaply, badly staged)
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!!
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.
How about this one?
Or this one…?
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.
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?
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”,
Plain Cheesecake
or for $1.50 more you can have their “Special 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:
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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?
Picture of Kitchen in MLS
Picture of Kitchen in MLS, Staged by Design by KETI and Professionally Photographed
![HR3707442-8[1]](http://designbyketi.files.wordpress.com/2013/02/hr3707442-81.jpg)
Picture of Dining in MLS
Picture of Dining in MLS, Staged by Design by KETI and Professionally Photographed!
Picture of Bedroom in MLS
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:
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.
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.
- 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)
- 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)
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.
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!
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?
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!
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
