Vacant vs. Occupied Staging — Which is Right for You?

One of the most common questions we hear from NYC home sellers is whether to stage their apartment while still living in it or wait until it’s empty. The answer depends on your goals, timing, and how you want potential buyers to experience your space. After staging hundreds of NYC apartments, we’ve seen both approaches work beautifully when done with purpose.

The Case for Vacant Staging

Vacant staging gives full design flexibility. With an empty apartment, stagers can curate furniture, lighting, and art to highlight space, flow, and natural light, all key selling points in the NYC market. It’s equally impactful for luxury condos or new developments - where presentation drives value and photography matters - as it is for older apartments that may need a few modern updates. While the investment is typically higher, it can make a major difference in how quickly your apartment sells.

The Pros of Occupied Staging

Occupied staging, meanwhile, refines what’s already in the home. While a lot of stagers don’t offer occupied staging, our team thrives in it. Our designers edit, rearrange, and add select pieces to bring balance and sophistication while maintaining a lived-in feel. It’s a smart, cost-conscious choice for sellers staying in place during the sale, especially in Brooklyn brownstones or Manhattan co-ops where character matters as much as space. And, the best part? You don’t have to worry about the hassle of moving or storing your belongings quite yet.

So…. which one should you use?

Ultimately, the right approach depends on your listing strategy and budget, and when you’ll be moving into your next home. Whether vacant or occupied, professional staging helps NYC buyers connect emotionally, improves online visibility, and leads to faster, more competitive offers.