PRE-LISTING. PREPARED. PROFESSIONAL.

Help Your Sellers Get Market-Ready

Without the Awkward Conversation

Occupied staging consultations for realtors and sellers who need practical, thoughtful, market-focused guidance before listing.

2021/2022 Maryland State President, RESA

2022 National Award Committee Member, RESA

2021 Top Ten Enhanced Occupied Stager of the Year US, RESA

2019 Chapter President, RESA Greater Capital Area

2018 President Elect, RESA Greater Capital Area Chapter

Hi, I’m Terri Smith Langdon, Your Partner in Preparing Your Occupied Listings for Market!

With more than 12 years of professional home staging experience, I now specialize exclusively in occupied home staging consultations, working with sellers who remain in their homes during the selling process.

As a former vacant home stager and a detail-oriented perfectionist, I know what it takes to maximize buyer appeal, increase perceived market value, and help homes sell faster.

My role is to be a gentle advisor—working respectfully with your clients to explain the why behind every recommendation. Drawing on my background in psychology, I meet sellers where they are, build trust, and guide them through the home preparation process with empathy and confidence.

I have a proven track record of convincing sellers to take steps that may not have previously embraced at your suggestion. The result is less stress for you, greater cooperation from your clients, and listings that are market-ready from day one.

Trusted by realtors across Northern Virginia, Maryland and DC

The Challenge

Realtors Know

Too Well

Sellers take feedback personally or become defensive.

Sellers miss what buyers notice before making offers.

Small issues become big delays before the home sells.

The home sits longer and becomes harder to show well.

THAT’S WHERE I COME IN

I Bridge the Gap Between You and Your Seller

I help Realtors bridge the gap with their sellers so the right changes get made—without creating conflict or damaging relationships.

Through a calm, respectful, and collaborative occupied home staging consultation, I explain every recommendation from the buyer's perspective. Sellers feel heard and understood, agents feel supported, and homes are professionally prepared to attract buyers, highlighting the selling features of the home, to maximize value, and sell faster.

Neutral & professional

Buyer psychology expertise

Tactical, actionable solutions

A partner in your success

What My Occupied Staging Consultation Includes

Every 2 hour occupied staging consultation is designed to help the seller use what they already have while making smart, strategic changes before listing.

Planning

Step 1

Every occupied home staging consultation begins with a conversation with, you, the Realtor. We discuss the reason for the sale, any specific concerns or goals for the listing, and—most importantly—the seller's mindset. Understanding these details allows me to tailor my approach, communicate effectively with your clients, and provide recommendations that are more likely to be embraced and implemented.

Preparation

Step 2

I meet with your sellers for a comprehensive 2-hour Walk & Talk Staging Consultation, putting them at ease from the start and assuring them there's no need to take notes. I begin each occupied staging consultation at the curb and provide both interior and exterior recommendations. I photograph each room and provide a detailed, room-by-room written staging report with expert recommendations for furniture placement, decluttering, lighting, paint colors, and the finishing touches that create a strong first impression. I have a proven track record of convincing sellers to take important steps that they may not have embraced at your suggestion.

Market-Ready

Step 3

Your clients receive a clear, actionable home staging plan with personalized, room-by-room recommendations to help them prepare their home for sale at their own pace. As their trusted Realtor, you'll strengthen client confidence by providing expert guidance that results in a polished, inviting, and market-ready home. Together, we create a home that appeals to today's buyers, enhances online listing photos, maximizes market appeal, and helps position the property to sell faster and for top dollar.

Services and Starting Investment

For occupied homes from $300 to $3 million, we tailor the

staging consultation to increase marketability.

*out of area may require a travel charge

Occupied Staging Consultation

$450

2 hour interior and exterior, room-by-room guidance to help sellers prepare their occupied home for sale. Includes detailed staging report

Photo Prep

Add-On

Starting at $200

Final styling and preparation before photography for better online presentation.

Office Sales

Meeting

Complimentary

Book Terri for your office sales meeting and receive 25% off your first booked consultation.

THE PERFECT ADD-ON

Photo Prep: Elevate Your Listing Photos

Ensure your listings are at their best with our Photo Prep service before professional photo are taken. This service can be an add-on to the staging consultation or on it’s own.

Ensure every key focal point is properly styled and showcased.

Finalize staging recommendations the seller may be unsure about.

Fine-tune every room for a polished, market-ready presentation.

Create bright, inviting, scroll-stopping listing photos that attract more buyers and generate stronger online engagement.

Experienced. Recognized. Respected.

Clear. Practical. Seller-Friendly.

A Home Preparation Guide Your Sellers Can Actually Use

Following the home staging consultation, your sellers receive more than a personalized, room-by-room home staging plan. They also receive our beautifully designed Home Preparation Guide, filled with expert home staging tips, practical checklists, and easy-to-follow recommendations to help them prepare their home for sale and keep it show-ready throughout the listing period.

As an added benefit, we can customize the guide with your branding and provide you with copies to present at your listing appointment, giving you a professionally branded resource that reinforces your value, strengthens your client experience, and keeps your business top of mind from listing through closing.

Grab a Copy of "Top Tips for Small Changes That Make a Big Impact"

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What Realtors and Sellers Are Saying

★ ★ ★ ★ ★

"I include a staging consultation by Terri Smith Langdon as part of my marketing plan because I want every listing to look its absolute best in photos, online and for showings. She understands that sellers are often emotionally attached to their homes and belongings, and she works with them respectfully and compassionately throughout the process. I’ve trusted Terri with many of my clients over the years, and she continues to highlight the strength of the home."

Paula Stewart

Weichert Realtors Residential Real Estate Professional

★ ★ ★ ★ ★

Hands down, Terri rocks. Whether it be overall knowledge of staging, or understanding people’s needs and sensitivities when leaving behind a place called home, Terri gets it. She understands the best options in today’s market to assist sellers and listing agents in putting their best foot forward. Terri has the experience, the knowledge, the credentials, and the testimonials from the sellers and agents who trust her with their business.

Mark Melikan

Long & Foster Realtors

★ ★ ★ ★ ★

“I did not understand why I needed a stager to come in and tell me how to prepare my home for market. We have nice decor and it looked fine to us. However, Terri changed that feeling within the first few minutes as she explained the reason behind the recommendations she was making. It made so much sense and we were happy to have her in our home.”

Marie & Jim S.

Satisfied Seller

★ ★ ★ ★ ★

"Terri Smith Langdon is easy to work with and very good at what she does. When I'm showing homes to my clients, I can tell when Terri's had her hand of guidance there for the sellers and the agents she works with. I've labored side-by-side with Terri and she is a pleasure to team with in preparing homes, designing solutions and working with people at a time that can be stressful and time constraining — she takes that away in the front of home preparation. Thanks Terri!"

Anthony Carr

Associate Broker-Director of Business Development at RE/MAX

★ ★ ★ ★ ★

Terri did a fabulous job for my clients. She worked with them to declutter, paint and arrange the rooms so they would show well. She turned a very nice house into a home that was an eye popper. She was quick, reasonable and knows what today's buyers are looking for.

Jo Ann Kennel

Realtor at RE/MAX Allegiance

★ ★ ★ ★ ★

Terri was instrumental in assisting us to prepare our occupied home resulting in a contract one day after the open house. She is knowledgeable, courteous, personable and extremely professional. We highly recommend her services and can assure you that you will not be disappointed!

Steve Ware

Satisfied Seller

Book Terri for Your Office Sales Meeting

Give your agents practical insight into occupied staging consultations and how to talk to sellers about preparing their homes before listing — and receive 25% off your first staging consultation.