| Virtual staging | Physical staging | |
|---|---|---|
| Cost | $40 per image; virtual decluttering $60 per image | $1,500 median with a staging service (NAR, 2025) |
| Turnaround | Within 48 hours; 24-hour rush available for a fee | Depends on the stager's schedule and furniture delivery |
| What buyers see at showings | The empty rooms | The staged rooms |
| Changing the look | Restyle any room digitally | Requires moving or swapping furniture |
| Best for | Vacant homes, new construction, rentals and tight budgets | Higher-priced homes and listings with lots of in-person traffic |
| California disclosure | Must be disclosed as digitally altered, with access to the original (AB 723) | No image disclosure needed; the furniture is real |
How much does virtual staging cost compared with physical staging?
Sparks Media Group virtual staging is $40 per image. Staging the five or six rooms buyers care about most typically costs $200 to $240. NAR's 2025 Profile of Home Staging puts the median cost of physical staging at $1,500 when a staging service is used, and $500 when the seller's agent stages the home personally.
Virtual decluttering, which removes existing furniture and clutter before the room is staged, is $60 per image and is also delivered within 48 hours.
Does staging help a home sell?
According to NAR's 2025 Profile of Home Staging, 83% of buyers' agents said staging made it easier for buyers to picture a property as their future home. Among sellers' agents, 49% said staging reduced the time a home spent on the market, and 29% reported a 1% to 10% increase in the dollar value offered.
The same report found the rooms agents stage most often are the living room (91%), primary bedroom (83%), dining room (69%) and kitchen (68%), which is a good guide to which rooms to stage virtually.
When is virtual staging the better choice?
Virtual staging makes the most sense when most of the marketing happens online and the budget or timeline is tight.
- Vacant homes, where empty rooms make it hard to judge scale
- New construction and investor flips that need photos quickly
- Rentals, where physical staging rarely pays for itself
- Listings that need to go live within a few days
- Showing a room in more than one style, such as an office or a nursery
When is physical staging worth it?
Physical staging earns its cost when buyers will spend real time in the home.
- Higher-priced homes where expectations at showings are high
- Listings that rely on open houses and in-person showings
- Homes with awkward rooms that buyers need to see furnished in person
What does California's AB 723 mean for virtually staged photos?
Since January 1, 2026, California's AB 723 has required real estate licensees to disclose digitally altered images in their advertising, including virtually staged and decluttered photos. The disclosure must be reasonably conspicuous and on or next to the image, and buyers need access to the unaltered original, for example by posting it alongside the staged version or linking to it.
Routine edits such as exposure, color correction, white balance and straightening do not count as alterations. Keep the original photo of every room you stage, and check with your broker and MLS for their specific rules. This is general information, not legal advice.
Frequently asked questions
How long does virtual staging take?
Virtual staging and virtual decluttering are delivered within 48 hours. Rush 24-hour delivery is available for virtual staging for an additional fee.
Which rooms should I virtually stage?
Start with the rooms agents stage most often: the living room, primary bedroom, dining room and kitchen. For most homes, five or six staged images cover the rooms buyers care about most.
Can you virtually stage a room that still has furniture in it?
Yes. Virtual decluttering removes the existing furniture and clutter and then stages the room, for $60 per image.
Do I have to disclose virtual staging in California?
Yes. Under AB 723, in effect since January 1, 2026, virtually staged photos in real estate advertising must be labeled as digitally altered, and buyers must be able to see the original, unaltered photo.
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