Your Smart Summer Guide to Staging and Open Houses

Sunlight, Strategy, and Sold

Downsizing your home can be a major life decision, but it’s also one that offers significant rewards, financial flexibility, reduced maintenance, and a fresh start. Whether you’re approaching retirement, transitioning into a new chapter of life, or simply tired of managing more space than you need, downsizing provides an opportunity to streamline your surroundings and focus on what truly matters.

Summer’s warm embrace brings with it the perfect opportunity to showcase your home in its most flattering light. As golden sunshine streams through windows and gardens bloom with vibrant color, the real estate market awakens with renewed energy. Whether you’re preparing to stage your home for maximum appeal or planning to host an open house that leaves lasting impressions, mastering these essential summer strategies will transform your selling experience from ordinary to extraordinary.

Staging for Summer: A Strategy That Pays Off

​​Home staging is about helping buyers emotionally connect with your home. Staged homes sell 88% faster and for 20% more than non-staged homes, according to Realtor.com, a number that speaks volumes about the power of perception.

1. Start with a Foundation

Begin your staging journey by decluttering ruthlessly. In the bright, revealing light of summer, every detail stands out: dust, clutter, and dark corners are instantly noticeable. That’s why creating clean, open spaces is essential. Buyers aren’t just purchasing square footage; they’re buying the feeling of space. A well-maintained, uncluttered home not only feels larger and more inviting, but it also signals that the property has been well cared for. Invest time in deep-cleaning every surface, from floors to ceilings, and consider removing up to half of your furniture to let rooms breathe. The goal is a space that feels both lived-in and aspirational. 

2. Embrace Summer’s Natural Advantages

Seasonal blooms, manicured lawns, and fresh mulch can do wonders for curb appeal, but in Kansas City, where the summer sun beats down relentlessly, keeping your exterior looking fresh takes real effort. Our long, hot days can quickly turn green grass brittle and flowers droopy if they’re not properly cared for. To maintain a vibrant, inviting yard, consider planting heat-tolerant, drought-resistant varieties like black-eyed Susans, purple coneflowers, and ornamental grasses that thrive in the Midwest heat. Adding a thick layer of mulch helps retain moisture and protects plant roots from extreme temperatures.

Water early in the morning, ideally between 5 and 9 a.m., to reduce evaporation and give your lawn the hydration it needs to endure the day’s heat. If your grass is already showing signs of stress, mow high (around 3 inches) to shade the soil and encourage deeper roots. Brown patches? Don’t panic, those can often be revived with proper watering, reseeding, and aeration. And don’t forget to clean and edge pathways for a polished, well-maintained look that buyers will notice immediately.

Inside, make the most of Kansas City’s long daylight hours by opening up curtains and letting in the natural light. Swap heavy fabrics for breathable, light textiles and add seasonal touches like fresh flowers from a local Farmers Market or a neighborhood garden stand to create a home that feels both summery and serene.

Farmers Markets around Kansas City

Open House Etiquette: Hosting That Feels Like Home

A successful open house requires thoughtful preparation, gracious hosting, and attention to details that create lasting positive impressions.

1. Preparation Excellence

Give your home a thorough cleaning before a party, including clearing kitchen counters, hiding bathroom toiletries, and stashing away personal paperwork. Your open house is indeed a celebration where your home takes center stage.

Timing is important when preparing for an open house, especially during summer when natural lighting showcases your property beautifully. Maximizing daylight not only enhances your space it also increases your chance of serious offers.

2. Prepare Like You’re Hosting a Party

Your open house is a showcase, not a show-and-tell. Treat it with the same preparation you’d give to a summer brunch with friends: spotless kitchen, no personal clutter, and fresh scents (think lemon or lavender, not bleach).

Visitors want to feel welcome without feeling like they’ve stepped into someone else’s daily routine. Strike the perfect balance between being available for questions and allowing people to envision themselves in the space naturally.

Pro tip: Small comforts make a great impression. We recommend offering simple, thoughtful refreshments. Water bottles, lemonade, or light snacks are easy summer touches that go a long way, especially in the summer heat.

3. Buyer Courtesy Guidelines

Creating a comfortable, respectful environment is key to helping buyers form a positive emotional connection with your home. Invite buyers to linger longer and envision themselves living in a space when they feel free to explore at their own pace without being rushed for the next showing. Let your agent take the lead and be ready to answer questions without being overbearing.

Pro tip, if you’re a buyer: As smart home technology becomes more common, it’s good to remember that many homes now have security cameras or smart doorbells that may be recording both video and audio. While touring a property, it’s best to assume you might be on camera. Keeping conversations positive and saving any personal opinions or negotiations after you leave.