Thinking about selling your Arlington home but unsure how to get it market-ready without stress or guesswork? You are not alone. With a clear plan and complimentary staging, you can present a polished home, attract serious buyers, and move on your timeline. This 30-60-90 day roadmap breaks down what to do, when to do it, and how to coordinate vendors so you launch with confidence. Let’s dive in.
Why a 30-60-90 plan in Arlington
Arlington sellers benefit from a structured timeline because Greater Boston buyer activity typically rises in spring and again in early fall. A phased plan lets you complete repairs, stage thoughtfully, and time photos and launch for maximum impact. It also helps you budget time for permits, contractor lead times, and condo rules if you live in a multi-unit building.
With complimentary staging, you can move from “living in the home” to “market-ready” without managing every detail yourself. The order matters: repair first, paint and prep next, then stage, photograph, and go live.
90 to 60 days out: Strategy and repairs
Start with a strategy session and a full property review. The goal is to confirm pricing, scope the work, and lock down dates with key vendors.
- Meet with your listing agent to review comparable sales, a target price range, and staging package details.
- Walk the home with a stager and a contractor to prioritize repairs, paint, flooring, and the staging plan.
- Get quotes and book contractors. If permits are needed in Massachusetts for electrical, plumbing, or structural work, build in extra time.
- Arrange short-term storage for excess furniture and personal items, and map out move and staging logistics.
- If your home was built before 1978, gather any lead-based paint records and prepare the required federal disclosures.
- Decide on scope. Small, targeted updates often return more value than large remodels when you plan to list soon.
60 to 30 days out: Cosmetics and staging prep
Now you move into visible improvements that boost photos and curb appeal.
- Complete contracted repairs and any exterior work.
- Paint interior spaces in neutral tones to photograph well and appeal broadly.
- Refresh flooring. Refinish hardwoods, deep clean, or replace carpet as needed.
- Tidy the exterior. Prune, mulch, mow, and power wash walkways and siding.
- Declutter and depersonalize. Remove personal photos and excess items so rooms feel open.
- Book the photographer and virtual tour provider for a date after staging is complete.
- Confirm the staging delivery date, rooms to be staged, rental period, insurance coverage, and pickup terms.
30 to 0 days out: Stage, shoot, launch
This final stretch is all about presentation and timing.
- Staging day. The stager places furniture, rugs, art, and accessories. Plan to be available for a final walkthrough.
- Deep clean 24 to 48 hours before photos so every surface shines.
- Photography day. Capture interiors and exteriors in the best light. Add floor plans, a 3D tour, and drone images if appropriate.
- Review marketing. Finalize MLS remarks, highlight staging and professional photos, and set your open house plan.
- Go live. Many local agents prefer launching earlier in the week to build momentum. Gather early feedback and adjust small items quickly.
Complimentary staging: what to expect
Complimentary staging typically means you are not billed directly for the furniture rental that elevates your photos and showings. Clarify the scope so you know exactly what is included.
- Rooms included, such as main living areas and the primary bedroom.
- Rental duration and any extension fees.
- What is provided, from furniture to art, rugs, lighting, and accessories.
- Insurance and liability details, plus pickup logistics.
Industry surveys commonly report that staged homes attract stronger buyer interest and spend less time on market. Physical staging is preferred for both photos and showings. Virtual staging can help when physical staging is not possible, but it is less effective for in-person tours.
Seller responsibilities during staging
- Remove personal items and clear countertops before the staging crew arrives.
- Store valuables and fragile items off-site.
- Maintain the staged look throughout showings.
- Follow stager guidance on using staged furniture during the listing period.
Vendor coordination and lead times
Arlington sellers often juggle tight streets, limited parking, and busy vendors. Book early and confirm logistics.
- Stager: 1 to 3 weeks. Confirm room count, rental length, and insurance. Plan for truck access and parking.
- Photographer and virtual tour: 1 to 2 weeks. Reserve prime light windows and allow time for post-processing.
- General contractor or handyman: 2 to 8 weeks depending on scope.
- Painter: 1 to 4 weeks. Complete before staging and photos.
- Deep clean and carpet clean: 3 to 7 days. Schedule within 48 hours of photography.
- Landscaper and exterior work: 1 to 4 weeks.
- Movers and storage: 1 to 3 weeks. Coordinate around staging delivery.
- Inspectors or specialists: 1 to 3 weeks when useful for pre-list planning.
Tip for Arlington streets and condos: coordinate parking permits or elevator reservations ahead of time. Condo associations often have specific rules for moves and common area use.
Photography and launch timing
Photos are your first showing. They should reflect the final, fully staged condition.
- Book interior photos for times with the best natural light. Aim for morning light for east-facing rooms and late afternoon for west-facing rooms.
- Consider twilight exteriors if they suit the property and schedule.
- Add floor plans and a 3D tour to help remote or busy buyers evaluate quickly.
- Allow 24 to 72 hours for editing and delivery, then launch your listing once all media is ready.
- If you use a coming-soon window, make sure public launch photos match the final condition.
Arlington rules and logistics to know
Local context can affect your prep timeline. Plan for these early to avoid surprises.
- Historic review. Some exterior changes in historic areas may need town review. Confirm before you replace windows or alter facades.
- Lead paint. For pre-1978 homes, provide federally required disclosures and any records you have.
- Condo rules. Ask about move-in and move-out scheduling, fees, and photography rules in common areas.
- Permits and records. Ensure major work has proper permits and any required certificates.
- Parking and access. Narrow streets and limited parking mean staging crews may need special arrangements.
Post-listing: keep momentum
Once you launch, your job is to keep the staged look and stay showing-ready. It pays off in faster offers.
- Follow the showing plan and keep surfaces clear.
- Remove pets for showings when possible.
- Address quick feedback, such as removing an item or adjusting a scent.
- Know the staging pickup timeline and any extension fees.
Quick checklists
90 to 60 days
- Agent walkthrough and staging consultation.
- Contractor quotes, schedule repairs, and permits if needed.
- Arrange storage and movers.
- Gather documentation: lead paint, warranties, recent repairs.
60 to 30 days
- Complete repairs and painting.
- Landscaping and exterior cleaning.
- Declutter, donate, or store excess items.
- Schedule staging delivery and photography date.
30 to 0 days
- Staging placement and walkthrough.
- Deep clean and carpet cleaning within 48 hours of photos.
- Photographer and virtual tour after staging.
- MLS launch, open house schedule, and showing instructions.
- Maintain staged condition and review early feedback.
Let’s get you market-ready
You can make this move with clarity, speed, and strong results. Our team coordinates staging, contractors, photography, pricing, and launch so you can focus on your next chapter. With 17+ years, 700+ transactions, and $450M+ in volume across Arlington and nearby suburbs, we pair white-glove service with data-driven strategy under the Advisors Living brand. Ready to see your path from today to launch day? Connect with the Marjie and Phil Team.
FAQs
When should a stager arrive before photography in Arlington, MA?
- Complete staging 24 to 72 hours before photos so you can deep clean and make final tweaks.
What does complimentary staging usually include for Arlington listings?
- Confirm rooms included, rental duration, what is provided beyond furniture, pickup logistics, insurance coverage, and any extension or add-on fees.
How should I handle family photos and valuables during staging and showings?
- Remove or store personal photos and valuables off-site before staging to keep spaces neutral and secure.
Will staging scratch floors or mark walls in my Arlington home?
- Ask about protection measures like felt pads and runners, confirm stager liability insurance, and document condition before and after.
Can I live in my staged home while it is on the market in Arlington?
- Yes, but keep surfaces clear, follow stager rules for furniture, be flexible for showings, and have a plan for pets.
How long should staging remain in place if my Arlington home does not sell right away?
- Typical included periods range from 30 to 90 days. Plan for extension fees if you need more time.
Do Arlington historic rules affect exterior prep or photos?
- If your home is in a historic area, certain exterior changes may require review. Confirm requirements before scheduling exterior work.
When is the best time to list in Arlington, MA?
- Buyer activity often increases in spring and shows a smaller spike in early fall, so plan your prep and launch to align with these windows when possible.
