Seller Series – Preparing Your Home For Sale in 2026 – Part 2: Occupied or Vacant?

So, you’re thinking about selling your home in 2026.  This 5-part Seller Series – Preparing Your Home For Sale in 2026 – will give you a view of the multi-faceted process of selling your home. Part 1 focused on Starting Early and Making a First Impression.

Now that your home is looking its best…

One of the first decisions a homeowner faces when preparing to sell is whether to list the property while still living in it or to move out and present it vacant. It’s not just a logistical choice—it can shape how buyers perceive the home, how easily it can be shown, and how much emotional bandwidth the process demands. Of course, not all sellers are in a position to move before selling their current home.

Selling an occupied home has its advantages. It can feel warm and lived-in, which helps buyers imagine themselves settling in. There’s also the financial upside: you’re not juggling two housing payments or scrambling for temporary accommodations. And from a practical standpoint, an occupied home is less likely to suffer from neglect or security issues.

But there’s a tradeoff. Living in a home that’s “on the market” can feel like living in a museum. You’ll be tidying constantly, coordinating showings around your schedule, and trying to keep personal items tucked away. For some sellers, especially families or pet owners, this can be exhausting.

Vacant homes offer a different kind of freedom. Showings are easier to schedule, and professional staging can transform the space into a buyer’s dream. Without the clutter of daily life, the home can shine in photos and walkthroughs. Yet vacant homes can also feel cold or impersonal if not thoughtfully staged. And they come with added costs—utilities, upkeep, and sometimes staging fees.

There’s no one-size-fits-all answer. Some sellers opt for a hybrid approach: they move out but leave behind a few key pieces of furniture, or they stay put but stage select rooms to highlight the home’s best features. The goal is to strike a balance between livability and marketability—making it easy for buyers to fall in love while keeping your own life manageable.