Home Staging Tips from a Portland Pro

Ever wondered what really goes into staging a home that stops buyers mid-scroll? You’re not alone. We’re big believers that great design is about more than just aesthetics. It’s about intention, strategy, and that first impression that sticks. So for this Q&A, we went straight to the source: Emily Corning, founder of Hustle & Heart Homes and a go-to name in Portland real estate. With nearly a decade of experience and an eye for what moves homes and hearts, she’s sharing the expert insight every seller should know before hitting the market.

Tell us a little about Hustle & Heart Homes

I’ve spent nearly a decade in real estate, building a business that’s 99% referral-based and grounded in strong relationships, high-integrity service, and a genuine love for what I do. My passion has always been about more than just the transaction—it’s about guiding people through some of life’s biggest transitions with care, trust, and heart. That “why” is what ultimately inspired me to create Hustle & Heart Homes. Today, we’re a boutique brokerage of 10 agents serving clients across the Portland Metro area, offering personalized representation, exquisite marketing, and a collaborative, mentorship-driven culture that I’m incredibly proud of.

How do you approach staging a whole home from a design perspective?

For me, staging starts with the home itself—its style, era, and architecture—and also with who I believe the most likely buyer will be. I’m always thinking about the lifestyle of the buyer demographic and how to create spaces that feel both aspirational and approachable to them. My warehouse is fully stocked with a hand-curated collection of furniture and decor that allows me to be intentional with every piece I bring in. If I don’t have exactly what a particular space calls for, I’ll source or purchase it to make sure the design feels cohesive and elevated. Every home is different, and I want the staging to complement its unique character while showcasing function and flow.

I also approach every stage with my photographer in mind. I’m constantly thinking about how spaces will photograph and making sure key areas are framed in a way that translates beautifully in the marketing. Because at the end of the day, the photos are what create that first impression online. The goal is always to highlight the home’s best features, eliminate distractions, and create emotional connection the moment a buyer sees it.

What’s the most important room to get right when staging—and why?

It always starts with the kitchen, living room, and family room. These spaces are the true heart of the home. where people imagine themselves spending time, gathering with family and friends, and relaxing at the end of the day. Buyers instantly connect with how these main living areas feel, and if they can picture themselves living there, it sets the tone for the entire showing experience. These spaces are also typically the most photographed in the listing, so getting the scale, layout, and overall feel just right is critical for both in-person showings and online presentation. If we can create that emotional connection the moment they walk in (or even as they scroll through photos), we’ve done our job.

What are your go-to staging tips for kitchens and dining areas?

With kitchens, less is always more. The goal is for a buyer’s eyes to almost gloss over the staging and really focus on the beauty of the space itself, including the counters, cabinets, appliances, and overall flow. I’ll typically add a few simple, warm touches like a wood cutting board, a bowl of fresh fruit, or a vase with greenery to make it feel inviting, but never cluttered. We want the space to feel lived-in, but not personal. The same applies to dining areas. I keep the table simple and clean, maybe styled with a few layered place settings or a soft centerpiece, just enough to give buyers a sense of scale and function without distracting from the room itself. Ultimately, the goal is always to let the space speak for itself while creating a warm, welcoming vibe.

Any special considerations when staging bathrooms?

For bathrooms, simple is best. We want buyers’ eyes to gloss over the space and take in the overall cleanliness and freshness. I keep it very “vanilla”, focusing on neutral towels, minimal counter items, and clean, bright surfaces. The goal is for the space to feel crisp, calm, and move-in ready without drawing too much attention to the staging itself.

How do you decide what furniture and decor to keep, remove, or bring in?

It really depends on whether we’re working with an occupied or vacant home. For occupied listings, I bring in my listing manager, Morgan, who meets with the client and creates a detailed, room-by-room checklist. This gives the seller clear direction on what to pack, what to leave, and what we’ll be bringing in. We keep the pieces that support our overall vision for the space and supplement with our own inventory to create a cohesive, elevated look.

For vacant homes, the process is a bit different. We do a full walkthrough (often multiple) to get a feel for the home and to recommend any light improvements like paint or flooring before staging begins. From there, we build out a tailored inventory list from my warehouse to bring the vision to life, always considering the home’s style, architecture, and target buyer.

Do you stage houses to meet the trends or to be timeless?

I always aim for timeless with a touch of trend. The foundation of the design is neutral, classic, and meant to appeal to the widest range of buyers. But I’ll layer in small, subtle nods to current trends through things like artwork, textiles, or decor accents to keep it feeling fresh and current. The goal is for the home to feel elevated and inviting without ever feeling like it’s trying too hard or will feel dated in six months.

Do you recommend staging with seasonal elements (like cozy throws in fall)? Why or why not?

I really aim for a year-round, seasonless look. The market can be unpredictable, and while I have a strong track record of my listings going pending quickly, I always want the media and photos to feel timeless, no matter how long the home is on the market. I’ve seen listings with holiday decor or seasonal elements like Christmas trees, and honestly, it makes me cringe because it immediately timestamps the listing. My goal is for the photos to feel just as fresh three weeks or three months after going live. I may use textures or layers that feel warm and inviting, but nothing that ties it to a specific season.

Are there any design styles that tend to resonate best with Portland buyers?

In Portland, Scandinavian, mid-century modern, and clean, timeless design really reign supreme. We have so many older homes here with beautiful original character, and a more minimalist, intentional style helps highlight those details without overwhelming the space. Buyers here really respond to clean lines, natural textures, and a look that feels elevated but livable. The nice thing is, that kind of timeless design never goes out of style, which makes it a perfect fit for both the home and the market.

What’s one thing sellers often overlook when preparing their home for staging?

One of the biggest things sellers overlook is the impact of small cosmetic updates before staging. Things like fresh paint, updated flooring, modern light fixtures, and even just a really good deep clean can make a huge difference. Staging is meant to highlight the best features of a home, and the last thing we want to do is unintentionally highlight areas that feel dated or neglected. Taking care of those details upfront allows the staging to really shine and helps buyers focus on the positives, not the distractions.

What’s one small staging investment that has a big payoff in buyer perception?

Keeping inventory current is huge. You don’t need a ton of expensive pieces, but what you do bring in needs to feel fresh, intentional, and aligned with what today’s buyers are drawn to. Nothing dates a home faster than staging that feels like it came from grandma’s house. I’m constantly flushing out and reinvesting in my inventory to keep it elevated and on trend. It’s not cheap, but it’s necessary. And honestly, it’s the mark of someone who understands that staging is a true marketing tool, not just decor. Even simple updates like swapping out tables, accent chairs, pillows, and decor can completely shift the vibe of a home and have a huge impact on how buyers perceive the space.

What are some common staging mistakes you see homeowners make?

One of the biggest mistakes I see is homeowners trying to handle staging themselves, or relying on friends or family to help. The reality is, everyone thinks their home is the best home and that their personal style will naturally appeal to buyers. But when you’re emotionally connected to a space, it’s almost impossible to view it through the fresh, unbiased lens that buyers will. That’s where bringing in a professional makes all the difference. I can’t tell you how many times I finish staging and the seller jokes, “Ok, maybe I don’t want to sell after all!” — which is exactly the reaction we want buyers to have when they walk through the door.

Anything else that’s important for buyers and/or sellers to know?

I always tell people to take the time to find the right agent for them. It is easy to get caught up in fees or commission, but there is so much more that goes into getting the best possible result. Experience, marketing, staging, negotiation, it all works together to position the home in the strongest light and create the best outcome. Every home is different, and having an agent who brings a full-service, hands-on approach will make the process smoother, less stressful, and ultimately more rewarding.