Market-Ready and Memorable
making occupied homes
At Modern Mollusk, occupied home staging is our specialty. We focus on practical, professional styling that elevates property presentation and ensures your listing stands out in a competitive market.
we help sellers know exactly what to do to get market-ready. When needed, we add photo-prep support and staging enhancements with our curated collection of furnishings and décor. Every detail is designed to elevate property presentation so realtors gain a polished listing, sellers feel confident, and buyers can’t help but picture themselves at home.
Most occupied listings look just that — occupied. Personal items, everyday clutter, and lived-in layouts can distract buyers from seeing a home’s true potential. Our role is to bridge that gap.
With a step-by-step consultation and customized room-by-room guide,
Our Signature Approach
Need more than a plan? We’ll be there on-site to style and refine, rearranging existing furniture and decor to make every room photo-ready.
This hands-on support helps sellers feel confident and ensures agents have a stand out property to market and sell. (2-hour minimum)
When a listing needs extra impact, we bring in select pieces from our on-trend, neutral inventory — rugs, art, lamps, bedding, furniture, and more.
These enhancements elevate property presentation, create inviting spaces, and help buyers connect emotionally with the home. Many of our enhancement projects are also featured on our social media, giving your listing added exposure to an engaged local audience.
Investment Begins at $850
Investment Begins at $1,850
Photo Prep Package
Staging Enhancements
Think of this as your home staging blueprint. In up to 2 hours on-site with sellers and their agent, we provide expert recommendations tailored to maximizing the presentation of their home. We follow up after the consultation with a comprehensive, room-by-room report and checklists. It’s a premium approach that ensures no detail is overlooked.
Investment $350
Occupied Staging Consultations
On staging day, we style the home for photos and showings. After the successful sale, we return to destage—easy for sellers, elevated presentation for agents.
Style, Shoot & List
stage it
If you’d like hands-on help, we’ll quote photo-prep and/or staging enhancements, then confirm your date, agreement, and invoice so everything’s ready to go.
Prepare & Schedule
follow my plan
We start with a quick intake, then an on-site consultation (up to 2 hours). You’ll get a room-by-room assessment with prioritized recommendations and a detailed follow-up report.
Consult & Plan
get started
This family home, complete with toddler toys and pets, had great bones but needed help showcasing its potential.
Through our consultation, the sellers knew exactly what to edit and store, and we provided a few key enhancements — counter stools, nightstands, art, and décor — to elevate the property presentation.
With minimal effort, the home was transformed into a polished, buyer-ready space. The result? Multiple offers and a contract in just 5 days for $15,000 over list price.
Sold in 5 Days for $15k Over List
Have another one for me? I'd love to hear from you! Just click below to inquire.
6. When is payment due?
We require payment in full for staging installations 3 days prior to the stage. Much of the labor involved in a stage actually occurs during that period (shopping, planning, packing, loading). Most of the payment is refundable if for whatever reason, the stage needs to be cancelled. Cancellation within 48 hours incurs a $250 fee.
7. Can the sellers be home during the installation?
To reduce risk and the time required to complete the stage, only Modern Mollusk staff is allowed onsite during the stage. A plan should be made by the sellers to vacate themselves and their pets for 4-6 hours, depending on the scope of the installation.
8. Do the sellers use the towels and bedding you bring?
We typically bring towels for bathrooms, full bedding for any bedrooms that aren’t used, and partial bedding (throw blanket, extra throw pillows) for beds that are used. These items are for photos, open houses, and showings. We request they be set aside all other times.
9. How long is the staging contract?
The initial contract period is 30 days and that usually allows plenty of time for the home to go under contract and contingencies to clear before destage. Extensions are possible in the rare case they are needed.
1. Who all should be at the consultation?
It’s important for the agent and the decision makers among the sellers to be present. This way everyone is on the same page regarding the plan and its intent so it doesn’t go off the rails down the line.
2. What does the seller need to do to prep for the consultation?
Nothing! I actually prefer to see how the home is lived so I can help keep it functional for the sellers. And unlike most buyers, I can easily see beyond the average clutter of daily life. So please don’t feel obligated to go on a cleaning and purging spree. I promise I will not judge the way you live — the way we live in a home is way different than how we market a home and I would never expect it to be “photo-ready” prior to the consultation.
3. Do you make home improvement recommendations?
I can make some general “buyer-approved” recommendations regarding lighting, flooring, and paint, but specific and tailored guidance for larger projects is not our specialty.
4. Can you just use the sellers’ furniture?
For occupied listings, we try to use as much of the seller’s furniture as we can. Some pieces may be what we call “taste-specific” and we would recommend those be stored away and replaced by our inventory for maximum impact. The amount of inventory we mutually decide to bring in is commensurate with the price point of the home and the budget for staging.
5. Will you do a staging enhancement if there are small children and/or pets in the home?
In most cases, it is still possible for use to use some of our inventory even if children and pets will be present. It often depends on the size of the dogs (and whether they shed or not!) and age of the children. Even if we determine an enhancement isn’t wise, there’s still a lot of value in the consultation itself and the Photo Prep service.
Frequently Asked Questions
Trusted by Sellers and their Agents
- Kyle, realtor
"I was thoroughly impressed with Katie's exceptional work in preparing my listing. Her dedication and expertise played a crucial role in making my listing shine. I highly recommend her to anyone in need of a skilled professional who can truly transform a space."
- ashley, broker
"I am a real estate broker in Snohomish, and I've used Katie and Modern Mollusk for staging since 2022. Katie's professionalism, reliability, and attention to detail make her a key partner in my business. If you're looking for a stager, I cannot recommend Katie enough!"
- jamie, realtor
"Katie was absolutely wonderful to work with! She staged the house in Clearview I sold and truly has such an incredible eye for work with unique spaces. She made everything look stunning. I would highly recommend Katie to anyone looking for a talented, thoughtful, and professional stager."
