Why Home Staging is Important in a Divorce Sale
Maggie Horsburgh • January 12, 2021

One of the most productive ways to move forward with your life is to handle the sale of the family home in a businesslike manner. The house is usually the number one form of capital in a marriage and treating it as such is critical.

Experienced agents can smell a divorce when showing a property to their buyers, and they may capitalize on your tragedy by offering less money for your house. A real estate professional who focuses specifically on helping people going through divorce can help protect you by eliminating those tell-tale signs.

Staging Your Home for Sale During Divorce

It’s important to present the home in its best light. In some cases, such as my own, couples continue to live in the same home while going through the separation. In others, one of the parties moves out and takes some of the furniture with them making it look suspicious, or even worse… the home is vacant and potential buyers sniff out desperation.

Good staging takes away all suspicion. Here are some of my best staging tips!

Remove the Emotional Triggers

Without a doubt, staging the house will help you both disentangle emotionally from the property.

Once family photos, keepsakes and valuables are removed, it becomes easier to see the house as an investment instead of “our home”. This tip is important because it helps maintain the focus on the business side of the transaction.

Repairs and Touch-Ups

The showing condition of the house is very important. Often, in a divorced house, there is deferred maintenance where nobody has the energy or the money to fix things.

Almost every single home requires some repairs and sprucing up before it is ready for showings and paying for it can cause anxiety.

A company that I work with called Prep’n Sell handles everything you could imagine to prepare a house for sale. They cover the cost of renovations upfront and get paid on closing through your lawyer from the proceeds of the sale. Coming up with the cash to deal with preparing the house is no longer an issue and removes a huge stress factor from the divorcing couple.

Depersonalizing – Sort Of

Stagers will encourage you to depersonalize the home, particularly removing personal photos. Although I agree with this in theory, I feel that one family photo in the principal bedroom – particularly a wedding photo – keeps suspicions at bay when it comes to sniffing out motives for sale. It suggests a happy home.

Decluttering Closets

This is crucial to demonstrate ample storage and space, but WHAT is in the closet is truly what matters here. Both spouses need to store their clothes neatly in the principal closet, including shoes and accessories, and shared personal items in the bathroom.

One spouse may be living in another part of the house, however you must share the main closet and bathroom demonstrating yourselves as cohabitating.

The Appliances

Appliances are often included in the sale price, so buyers will look inside. They must be clean as possible or it could demonstrate a lack of care or a stressful home.

Buyers look to see if the microwave and oven are clean. If the fridge contains very little food or just takeout boxes, buyers immediately inquire about the person living there. It’s an odd thing to think about but it happens all the time.

Curb Appeal

Long grass, weeds in the flower beds, dishevelled looking lawns, piles of garbage in the garage – all are indications of a neglected, unhappy home. Hiring a gardener to add flower urns, trim the grass, and pull the weeds is a fantastic way to remove the stress of added work, and it makes it easy for a buyer to imagine living there.

Removing the “Stuff”

Years and years of living in a home can creep up on anyone. In the situation of divorce, it can be exhausting to think about sorting through the bones of your life represented by the “stuff”, but it’s crucial to attempt this task prior to selling your home.

‘Mine to keep’, ‘yours to keep’, donate, trash. A junk removal company and donation drop offs can take the stress off your shoulders. Trust me, once you start this step, it gets easier and easier to part with the ‘stuff’!

Sparkling Clean

From shining floors and gleaming windows to clean counters and scrubbed grout, every surface should sparkle. Change the filter in the furnace, add salt to the water softener, make sure that there is no clutter in the utility room. This is the easiest way to help your home be in the spotlight. This step is key!

A Furnished Lifestyle Sells

Buyers will flock to a home that is staged and looking pretty. Pictures say a thousand words and if two of the bedrooms are empty and the dining room furniture is missing, buyers will immediately guess what’s going on. A staged home is really selling a lifestyle and you want them to imagine themselves living in your home, even if it isn’t your furniture.

And a final note…

Review Offers Together

In a time where offers are emailed and we see very little face-to-face negotiations, I feel it is still important to show a united front when it comes to reviewing offers. Many agents still like to present their buyer’s offer in person, and if they see you both sitting across the table from them it sets the stage for negotiations and a willingness to work together. After all, it’s a business transaction. Set your differences aside for this one transaction so that you get the most amount of money to move on in your separate lives.

While selling your home and getting divorced can be challenging and emotional, you can get through it. Surround yourself with the best team possible and focus on the business side of things. In ten years, you probably won’t remember the things that made you lose your cool, but you will definitely remember the money you made on the sale of the house, and what you did with it to move on.

As a Certified Divorce Real Estate Expert, I can help you close this chapter of your life so that you can focus on the next one. Reach out to me anytime.

The information provided on this website does not, and is not intended to, constitute legal advice; instead, all information, content, and materials available on this site are for general informational purposes only. Views expressed are my own. Please consult a lawyer for advice on legal matters.

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Man reading a book on a couch in a bright living room while another person uses a laptop in the background
By Maggie Horsburgh June 25, 2026
I remember sitting in my parents' living room, watching them go about an ordinary Sunday afternoon. My mother puttering in the kitchen. My father flipping through his horse magazines. They weren't unhappy. There was a certain comfort in the life they had built together, a familiar rhythm shaped by decades of shared history. They had become experts at coexistence. The sharp edges had softened with time, but so too had some of the wonder. They moved around one another with the ease of people who knew each other's habits by heart, yet I sensed a quiet distance between them. Not conflict. Not loneliness. Just an absence of curiosity, anticipation, or connection. Life seemed less like an adventure they were experiencing together and more like a routine they had mastered. And as I sat there watching them, a question settled heavily in my chest: Is this it? Is this what we're working toward? We fall in love, get married, raise our children, build careers, pay the bills, save for retirement, and then one day find ourselves sitting across from the person we've spent a lifetime with. If the children are gone, the careers are winding down, and the responsibilities have eased, what remains? Is the goal simply to endure together? Or is there meant to be something more? The question felt disloyal at the time, maybe even selfish. After all, wasn't this exactly what my parents had worked so hard to build? But once it appeared, I couldn't shake it. That question stayed with me for years. It turns out I wasn't the only one asking it. That uncomfortable question is driving a shift in family life right now. Across North America, more couples over fifty are choosing to end long-term marriages - a phenomenon researchers call grey divorce . Its rise has forced us to rethink some long-held assumptions about marriage, aging, and what we want from the second half of life. And if you're in that season of life, there's a good chance you know at least one couple it has touched. Maybe it's touched you. For many people, the children leaving home doesn't just create empty bedrooms. It creates space to finally look at life itself. Without the distractions, responsibilities, and busyness that once held everything together, some couples find themselves facing a difficult truth: they no longer recognize the life they've built or the person sitting across from them. We're Not Who We Were at 25 Here's the thing nobody says at the wedding: people change. A lot. The person you married at 27 may be almost unrecognizable at 60, and so might you. That's not a failure. That's just life doing what life does. Many grey divorces aren't dramatic. There's no affair, no blow-up moment, no single villain. It's more of a slow drift. Two people who built a life around kids, careers, and keeping the wheels turning suddenly find themselves across the breakfast table with nothing left to manage. Realizing they don't actually know each other all that well anymore. Or worse, they know each other perfectly, and that's the problem. Retirement Breaks Things Retirement was supposed to be the reward. The destination. You grind for 35 years, you get the gold watch, and then life begins. Nobody warned us that "life beginning" requires actually knowing what kind of life you want. Particularly for men, work is identity. Its structure, purpose, status, and social life all rolled into one. When it disappears, the vacuum can be enormous. Some guys handle it beautifully and discover themselves. A lot don't. And instead of confronting that loss of purpose, it gets directed at the marriage. Suddenly, couples who used to co-exist comfortably around busy schedules are home together 24 hours a day. Routines that held a marriage together evaporate. Tension shows up in places it never did before. I've seen perfectly decent couples unravel in the first year of retirement because they had no idea who they were to each other outside of the logistics of running a family. The Unfulfilled Dream Factor This part gets me every time. I've watched many people spend their best years waiting. Waiting until the kids are grown. Waiting until retirement. Waiting until then . And then "then" arrives and there isn't enough of it left. My mother may have had a list. Things she wanted to do, places she wanted to go, parts of herself she planned to explore "someday." I imagine if she had a list, she secretly kept it on a notepad in her bedside drawer. Maybe it existed only in her mind. If there were a list of things, I don’t know if she ever did them. That haunts me more than I'd like to admit, and I think it's part of why I can't judge anyone who, at 65 or 75 or even older, decides they're done waiting. I once worked with a couple in their early 80s who were separating after 60 years of marriage. Everyone around them was shocked. I wasn't. I could see that she had one chapter left, and she was not going to spend it the same way she'd spent the rest. What struck me wasn't the separation. It was the fact that she still had dreams. I was relieved that she still had dreams. The House in the Middle Okay, here's where I put on my real estate hat, because this is where things get genuinely complicated. In Ontario, the matrimonial home is treated as a joint asset, full stop. It doesn't matter whose name is on the deed, who paid the mortgage, or how long you've lived there. It's split equally. And that's just the house. Pensions, RRSPs, investments accumulated during the marriage — all of it goes into the pot. When you add legal fees into the mix, something shifts quickly. A couple who once had a comfortable retirement plan can suddenly find themselves as two individuals trying to build separate lives on what used to support one household. The financial reality of that change is often more significant than people expect. And perhaps what makes it even more complex is timing. There is no long runway to recover. Divorce in your 30s is painful, but there are decades of earning ahead. Divorce at 65 or 70 means rebuilding on whatever time is left, with far less room for adjustment. There's also the inheritance piece, and it's awkward but worth stating: when one or both spouses move on to new relationships, estate planning gets complicated fast. Kids who thought they understood what was coming can find themselves blindsided. That resentment is real, and it's worth thinking through early. These are not abstract financial structures. They are lived realities inside families. My husband likes to describe his work in his seventies as “laying fresh pavement” every day because the runway, as he puts it, technically ended, and he is simply extending it as he goes. I think about that often when I look at this stage of life and these kinds of transitions. Some people are still building. Some are beginning again. And some are doing both at the same time. That’s what makes this stage of life so complex. Not just emotionally, but structurally, practically, financially. Everything matters more because there is less time to absorb the impact. You Have More Options Than You Think When it comes to the family home, couples have real choices. Sell and split. One spouse buys the other out. There are creative arrangements that work when both parties approach the situation practically rather than emotionally… though I won't pretend that's easy when you're grieving a 40-year marriage at the same time. What matters most is getting the right people around you early. A family lawyer who understands late-life divorce. A financial planner who can show you what both paths actually look like. And a Realtor who has seen this before and won't treat your home like just another listing. Because it isn't. Grey divorce is often hard. It can be expensive and emotional, and for many people, it reshapes what they thought their future would look like. But it can also be the beginning of something you never allowed yourself to consider before. With eyes open, good advice, and honest support, some people find their way into a life they hadn’t yet imagined. What that life looks like depends on what people are willing to imagine next.
Leaky chrome faucet dripping water against a warm yellow background
By Maggie Horsburgh May 4, 2026
If you’ve just separated and you’re staring down a house that needs work… whether you’re preparing to sell or settling in for the long haul, this is one of the parts nobody prepares you for.