Thanks Flo. I appreciate your quick response!

I agree with Flo. Probably best to stage as a dining room as it was originally intended to be. Most prospective buyers would prefer to see less of the current owners stuff in a room just so they can imagine what their furnishing would look like in a room. Would certainly remove almost all personal items (photos, brickabrac, etc.). Good luck!

Hi Maxandlindsay,

Can you please post a diagram of the whole house?

Maybe it's just me, but this room seems disconnected from the kitchen.

10 by 12 is going to be a very tight dining room with not much room to walk around a dining room table.

If you have seating in the kitchen, is turning this room into a bedroom an option?

Where will you work if you "convert" this room? Perhaps surface mount a pair of sliding doors, making it easier to envision it as a bedroom guest space or a real office.

Picture of the kitchen and its eating space, please?

Also, you do not mention a living room…is there one?

I think if you need to keep as an office, it needs to be 100x lighter, get rid of all the floor to ceiling storage, it makes the room seem smaller, one simple rectangular table maybe, and one really nice picture on the wall. If the cabinet with the glassed in area can be seperated from the other side, I’d maybe get that out at the least, it looks cluttery.

Agree with stage as a dining room but take pictures of a clutter-free office, to show flex space.

What does your market say? By that I mean, do the buyers in your neighborhood and price point look for a dining room or for office space? Your Realtor will be able to help you determine what works best.

I would keep it as an office if you have another designated area for dining, even if it is a more informal area. However, if your likely buyer is going to "need" a dining room, then stage it that way. Staging is all about showcasing the features of the home that benefit the buyer and will attract that buyer.

If I stage as an office do you have any ideas? I understand clutter free but keep the furniture?

Are your furniture pieces removable? If so, I would remove the top bookcase looking pieces on the back wall and that short piece by the door. Add art in small doses above the remaining short cabinetry to give color and personality. That piece by the door stops your eye when you are going through the door and gives you that "squeezed in" feel. Even from the photo.

You're selling square footage and in a smaller room, inches count. Make sure the horizontal areas, including the desk, are clear or have very minimal decor/work items. If you do have any remaining vertical bookcases/storage areas, minimize the items on those shelves as well. Clear out as much as you can off the shelves and desk areas. Remove any extraneous furniture - like the piece behind your office chair. Yes, it still is an office, but an office that showcases space.

I agree with Danita—what does your realtor say? He/she knows what sells homes in your area. FWIW, one realtor said some houses don’t need full-on staging but can still benefit from hiring a stager for an hour or two to do a walk-through and give suggestions.

I don’t think it’s going to make or break a sale as long as the room is completely decluttered and showcases a simple table area, but I‘m no real estate agent, it might depend on your market too, like are are you competing for buyers or is the other way around? And if your home has other serious faults.

Having sold many homes and staged dozens with great success, I can tell you that at least in the greater Houston area, buyers want functional spaces and don't want to have to fix much. So, the more "flexible" your home shows and the more "move in ready" the better. Neutral wall colors always a plus. Clean is most important including windows. Clean every closet and cupboard and reduce stuff as much as humanly possible. You will be surprised what you can live without! Buyers do open drawers and closets and cupboards, so that kitchen junk drawer, and cabinet with refrigerator storage containers unorganized and a mess, those all have to go. They make a buyer think "hey, there isn't enough storage in this house." For your dining room, even though many people either don't use a formal dining room, or don't think they want one, funny how people still seem to want to have them. They can imagine how they would use the space, if it isn't lined with furniture. No amount of removal will beat getting all that big furniture out of your space. You will sell faster and then you will have gone through all your "stuff" and gotten rid of probably at least 40% of it. I purged like crazy downsizing on this last move, and I still moved more than I should have! So, get brutal! This is about money and time. Money in your pocket and time saved in "showing" your home which is a royal pain. Best of luck.

Everyones' feedback has been so helpful...when I bought the house 10 yrs ago the room was staged as a den. There is a family room withing 10 ft...I didnt need a dining room so it didnt phase me, I was looking for a house where I could have my office on the first floor. That said, I agree that even if you dont use it as a dining room people seem to want one, so I agree all the heavy furniture needs to go and be staged as uncluttered dining room. Someone asked where will I work if I do that and that is a dilemma...

Space sells, so clear out anything that opens up more space for them to see.

Ok so I have listed all the furniture on Craigs list...wish me luck!

Good job taking the first step to listing the furniture. We would love to see the staged dining room updates later as well, as it is going to really open up and transform the space! Best of luck!

Couldn't agree more with choosing to take out the large pieces and make it a dining room. Best of luck to you!

Wow, it looks great! Congrats on the fast sale.

I think most people will appreciate the dining room over the office although you can always save the office photo and present it to a prospective buyer who actually needs an office

yes, great news on the quick sale...