I would put some pretty throw pillows on the cushioned seating at the fireplace hearth. It makes it look inviting and cozy.

Thank you all! for the suggestions. I especially love the suggestion to remove the texture off the ceiling- I hate it! I newly acquired drywall skills finishing the basement and I think I could convince my husband to tackle this as my next project. I love the baskets- but I think your all are right. Others won't feel the love.

So the hutch is completely functional dumping ground for our house so it can go when we get ready to list it. Do I need any for the space outside the kitchen? Our tv used to sit there before we finished the downstairs. It seems bare but I don't know what makes sense.

I would suggest moving out all the furniture and wall art/accessories.

what size picture for the dining room? and where on the living room fireplace wall should a picture go above the fireplace opening or on the space to the side? I know it doesn't go where I put it that is just where a hook already is.

You don't need art on the fireplace. In the dining room, maybe try the map thing on the hall wall.

To the curtians for the dining room. Looking for white white curtians like the trim or a more creamy white to match the fireplace? sheer or heavier weight? Looking at Ikea and I kinda got lost in options for white curtians

Try hanging the tree picture so that it's got the same empty space between ceiling and top of fireplace. If the proportions are off, well, it was worth a try, and it can go back where it was in the hallway. So then you can round up all the big, poster size (24 by 36 inch) or larger art you have bought in the last five to seven years, line them up in the dining room, and see what looks good.

Are you actually at Ikea store now? Everyone gets lost at Ikea. Buy some substantial weight curtains, at least as heavy as regular sheets.

Either white white or off white curtains would probably be just fine.

Thanks- not at ikea- our closest store is 90 minutes away. They are opening one here but not for three more months. For the price I like ikeas curtians b/c they are longer and I can hang the rod a bit higher and wider then the window. I don't really have much else in the way of art that would work for the dining room. I would have to buy something. . . So when I paint the living room right now it is a lighter color above the chair rail. . . should I match this with the fireplace or paint the entire wall the taupe color?

I'm confused- what taupe color?

I agree with you about the Ikea curtains- the price point and size will work well, especially if you take them with you.

You might try the big world map in the dining room. Might look fabulous, might look silly. Worth a try.

Spending $100 at a place like Home Goods or overstock.com would get a big enough colorful picture https://www.overstock.com/Home-Garden/Studio-212-Through-the-Mist-24x48-Textured-Canvas-Wall-Art/10642160/product.html?recset=cde1938b-6dcf-459d-aa48-27d70ff16dd3&refccid=CZ66H7WKZTIYOXCMFYZTG5B5VU&recalg=872,873,839&recidx=0

You are already getting lots of good advice.

I am looking at chair rail and it looks, to me, like either color would be okay. Uniformity will take away the focus on the paint color and help people look at the space itself.

To me, the goal is visually simplifying things. I wouldn't use the map at all or even a colorful image necessarily, because I want the buyer to be looking at the space itself. The map is too bold for this purpose, I think. I don't know if you can afford a mirror, which would add light and increase the sense of available space, but that is one thing, which would add light without drawing attention to itself.

I plan to paint the living room- the same color as the dining room not sure what to do with wall in the living room with the molding - what do I do with the space above the "chair rail.

I might be able to borrow a large mirror from my parent's house.

Sorry missed this question- None of the other rooms have overhead lighting. The lights in the bathroom are a matte silver.

Is the dining room taupe lighter or darker than either living room paint color?

Borrowing a mirror would be a seriously good investment. It would increase the elegance, lighting, "bling" factor and would make the room feel bigger.

Looking at the chair rail, if you can use the same paint as you are already doing, use it. The more uniformity, the better for this part. It will make things flow.

Don't be afraid to look boring. Neutral is good for selling.

Here is a professionally staged room, where even the art is aimed at neutral.

http://www.anewdaydesign.com/?lightbox=dataItem-is0sygym

I'd paint the living room wall the same as the dining room. Crisp Muslin? Paint the space below the chair rail a much lighter version of the same color. Keep the trim white.

First rule of "Staging", declutter! Remove the gold chairs and put in storage or sell. remove and store baskets. Lovely, but not for staging. Paint light colors. Light and bright sells. People don't care about your light. If you can replace carpet even with something like an inexpensive sisal it is better than leaving the old grungy one. Allowances don't sell houses they create questions. Get new light fixtures for sure. Bright. Stage outdoor deck better. Remove current furniture because it makes space look cramped. Get a small bistro type table and chairs and when showing, put placemats in colorful look with plastic glasses weighed down with colored marbles. Bright linen napkins. Make it look like ready for a party. Do the same with the dining table. Remove all wall hangings, they look small and unrelated. The large map is too dark so remove and store. Buy inexpensive piece on sale at Pier 1 or such store with loads of color. All paint should be same color and light. The house looks dark, and folks want LIGHT, LIGHT, LIGHT. You don't show pictures of kitchen, but declutter and clean, clean, clean. I would like the ceiling stuff removed, but that is a tedious and time consuming job and folks generally know in this type home, they are going to have to put some sweat equity in. It is the "feel" of the home by room sizes and colorful feel that sells. Pay attention to your front curb appeal as well. Really look critically at that. Today, folks hunt on the Internet and they will flip right by if the outside doesn't appeal to them. Very important. Same for people driving by. Hope these tips help.

The dining table looks a little big for the space. Is there a leaf in it that could be removed, to make the room look a little more spacious? Does your realtor work with a home stager? I think it would be very worthwhile to hire one. She can help with your artwork and furniture and decor throughout the entire house, while spending minimal amounts. One staged my last house, moved a lot of furniture and put tons of stuff into storage and I only ended up having to purchase a more modern mirror.

Thank you for all the wonderful advice I really appreciate everyone taking time to comment. I think I have a solid plan to move forward. I don't mind the grunt work and I have a bit of time over the next few weeks. 1) remove popcorn ceiling and paint living room and dining the same color. 2) look into carpet replacement(it really is stained pretty bad. 3)Remove: sideboard-hutch think in the dining room 4) borrow large mirror to hang in dining room 5) new light colored curtain for dining room.

The table does not go smaller but I might be able to borrow a smaller round one for staging.

Thanks for suggestion about the patio. . . the weird thing about the patio is that we are on a corner lot and the patio is street side. We love it b/c we have met most of our neighbors but it might be a negative for alot of buyers. It isn't private at all.

Your house looks of an age that it might have hardwood under the carpet...?

Yes, borrow smaller whenever you can! Smaller furniture makes the place look open and inviting! Can you borrow a potted plant or something to add nature inside or to draw visual attention away from the lack of privacy outside. You are right that, unless it is a gregarious person, lack of privacy will be what they notice as it is. An umbrella might help.

If you can borrow a neutral light colored couch, that would even help.

Don't forget adding an overhead light like the other one.

My electrician was just talking to me about how someone had a poorly lit house, which wouldn't sell. They fixed the lighting and it sold the very next weekend.

You don't have to add a lot, but your house reads dark adding one or two overhead lights or even wall sconces will change everything.

oh yes- I forgot about the replacing the light fixtures

what do you think of either of these? for the living room.

Kind of generic. What size are you looking at for light fixtures? Your fireplace has a midcentury vibe. Maybe a large semi-flush sputnik?

I thought I was going for boring? Sputnik style is too pricey for our getting ready to sell budget.

Not boring, but broad appeal. Something that makes most people like your space.

You could do this.

Clean out garage and sweep clean. Start packing, look for used moving boxes on Craig's list or local newspaper, marked boxes go in garage. Pack as much as possible, think of this time as "camping indoors". You want the closets and cabinets to look as empty=spacious as possible. Locate non-chain carpet store, they have rolls of carpet in-stock, decent Berber can be had for $7 per yard including pad. After carpet is installed no wearing shoes in the house!!! New, maximum wattage bulbs in all fixtures. Time to weed through the toys, I know it's difficult but it has to be done, do it when the kids aren't home. Good luck.

Sounds like you are well on your way with new paint and new lighting. Please post an update when you are ready.

Hope to get started next week with the ceiling!

Hi, I hope you are planning to cover the ceiling... and are not intending to try to scrape that texture off. That is a really, really messy job.. and for your sake, as well as your family's sake - you really don't need that mess... and especially when you can cover it. http://www.familyhandyman.com/ceiling/why-remove-popcorn-ceiling-when-you-can-cover-it-with-drywall/view-all

You should put the dining set where all of the molding is (that is the dining room) and put the chandelier in there. Easiest and cleanest looking for new dining area - paint all white below chair rail and match living above. Remove gold chairs from the formal living area next to new dining and place the beige looking sofa facing the fireplace. You can purchase a couple of toss pillows that compliment the drapes and dining chair fabric for the sofa and hearth. You can even duct tape sheets, fabric or drapery panels to your current fireplace cushions for an instant update.

Move the blue sectional with the big map above into area you are currently using as a dining room. You now have a family room.

Move brown bookcase outside of kitchen to wall with DAD picture. What color is big mirror you can borrow. Are there two of the larger tree pictures with the blue? If so, that should be your inspiration colors for the dining/living area.

Make furniture moves and post new pictures. Very difficult to tell how much room you have in the living space.

If bottom of new dining area is the color of the rest of the walls, leave it and just paint above the same darker color. What color is the sofa?

Post a picture from the fireplace looking into the living space - assuming front door is on the wall with the window but can't tell how much room you have. Also one from kitchen door looking into space. Might have to put sectional on wall where beige couch is and put couch in new family room space. Buffet from old DR probably on wall where the big map is.

we have considered that maybe where the molding is was originally dining space but we haven't figured out how to make it work or what to do with the other room. It really is quite small- sofa's won't fit in the dining room without covering the patio door. I'll have to take pictures tomorrow. Mirror is 37 by 74

sputnik light option- with cage removed? I think they could look cool but w/ the molding I think it could be competing? https://www.menards.com/main/lighting-ceiling-fans/indoor-lighting/shop-all-lighting/patriot-lighting-reg-elegant-home-blake-5-light-semi-flush-ceiling-light/p-1444424915995-c-1460466960158.htm?tid=-2613063599058407771

I don't think that light has broad appeal and its too small.

If sectional to big, can you put sofa under new FR window? Then swing sectional around for under living window.

Having both a living room and a family/tv room would increase appeal for buyers with families.. By the way, congrats on your new family..

The molding AND the overhead electrical were for the original dining room.

I do staging for realtors and try to utilize what the owner has..

Hey Allison, I am feeling your pain as we are getting our house ready to sell. I scoped all the houses in our neighborhood and a bit beyond that are up for sale in our price point and are not making any improvements that will not give a realistic payback on investment. We have hired a professional to fix any "love" bumps on the walls and are painting the main living areas Revere Pewter and trim a crisp white. I am reusing my existing curtains (I would have to buy 8 pairs of drapes to replace). I am not changing anything that is not broken. I am replacing the light fixtures in the bedrooms as they are usually overlooked and buyers notice them. Because I am getting a bit of the blahs with all this neutral going on, I have picked a favorite painting and am pulling a color to use as strategically placed accents to highlight particular features of our home but I am only purchasing things I will use in our new home. Our realtor's suggestions, make sure our house is super clean and keep it that way, fix what is broken, no scents (baked goods are fine), declutter and have it ready to show at a moment's notice. GOOD LUCK!

Allison, please get furniture placement down before you invest in anything other than carpet and paint. Once that is done, we can help you utilize your current artwork. The main thing you could use is an end table or two and lamps - which you can take with you. But place your furniture first=you can use most of what you have.

1) texture is coming down- done with the hallway and the dining room(almost). Living room is next. I have it narrowed down to these two light fixtures for the living room and hallway.

I really like the first one. My husband really likes the second one. I'm also getting rid of the couches and keeping the gold chairs. I have a newly acquired green couch. Is a faint dusty/taupe pink to "bold" for getting house ready to sell.