Design & pricing
Here's what it costs.
Most designers make you request a quote to find out if you can afford them. We'd rather you knew before you called. Every price below is what you'd actually pay.
Start here
Everything begins with an hour in the house
You can't plan a room from photos. The walkthrough is where we see the light, the ceiling heights, and what's actually wrong. Every one includes what the changes are likely to cost and what they're likely to return — whether you're staying, selling, or renting it out. Plenty of people take the plan and do the work themselves.
One property
The Walkthrough
- An hour on site, room by room
- Written plan within one week
- What to fix, what to skip, what order
- Estimated cost for each change
- What each change is likely to return, with comps
- Credited toward any package booked within 30 days
Two or more
Portfolio Walkthrough
- For landlords and investors with more than one door
- The same walkthrough at each property
- Priced as a set, not per visit
- One ranked list across the whole portfolio
- Where the next dollar does the most work
Over 3,000 square feet? Same visit, quoted by size. Ask and we'll tell you.
Design packages
Three levels, named for how much gets torn out
The difference isn't how nice it looks. It's how far into the walls we go.
Nothing gets demoed
No Reno
Same walls, same fixtures, entirely different room.
You get
- Mood board per room
- Paint schedule
- Furniture layout plan
- Sourcing list with links and quantities
- Lighting and textile selections
Surfaces change, walls don't
Mini Reno
New tile, floors, vanities, fixtures. Nothing structural.
You get
- Everything in No Reno
- Full material selections — tile, floors, counters, vanities
- Fixture and hardware specs
- Quantities and vendor links for every line
- Shortlist of trades we'd use ourselves
Walls move
Full Reno
Layout changes, additions, gut jobs, new builds.
You get
- Everything in Mini Reno
- Space planning and layout drawings
- Cabinet design through our partner
- Documents your trades can build and price from
- We stay on call through the build
Staging
Priced by the size of the house, not the mood of the day
Every price includes design, delivery, install, and pickup. The first sixty days are in the number. If the house is still on the market after that, the monthly rate below is all that changes.
Lived in or empty
Soft staging
No movers. We bring the finishing layer that makes a house photograph like a home.
You get
- Large art and canvases for the fireplace and entry
- About 20 plants, placed where the camera sees them
- Dishware, table settings, and a styled kitchen
- Towels, throws, and pillows
- Install and pickup
The house is empty
Vacant
Main living spaces furnished from our inventory, start to finish.
After 60 days: $350 living room only, then $600 / $850 / $1,100 a month
You get
- Living, dining, kitchen, and primary bedroom
- Furniture, rugs, art, bedding, and accessories
- Delivery, install, and pickup
- Styled for the listing photos
Listing with us
Included
If we're selling the house, staging is part of the listing. You don't pay for it separately.
You get
- Pre-listing walkthrough
- Soft or full staging, whichever the house needs
- Photos, video, and the listing itself
Each extra bedroom furnished is $650. Moving is the biggest cost in staging, so every price above already includes delivery and pickup. Only need photos? Virtual staging starts at $45 an image.
The fine print, up front
What counts as a room
So nobody's surprised at invoice time.
Counts
- Kitchen
- Living or family room
- Dining room
- Primary bedroom
- Primary bathroom
- Office or study
- Entry or foyer
- Secondary bedrooms
Doesn't count
- Hallways
- Closets and pantries
- Laundry rooms
- Powder baths
- Garages
- Outdoor spaces
These get folded into whatever room they open off. A pantry comes with the kitchen.
How we work
Four things worth knowing before you book
Everything is delivered digitally
Mood boards, spec sheets, and sourcing lists with links and quantities. We don't do sample runs. You order it yourself or hand the list to your trades — which is a large part of why these prices are what they are.
Two rounds of revisions
Included in every package. After that it's $150 an hour, agreed before we start. We'd rather publish the number than have an awkward conversation about it later.
You hire the trades
We give you a shortlist of people we'd use ourselves, and a plan they can build and price from. You contract them directly. We're not the general contractor and we don't take a cut.
Nothing gets ordered without you
Every selection is priced and approved before anyone buys anything. No surprise invoices, no furniture arriving that you didn't sign off on.
How it goes
Four steps, start to finish
Walkthrough
Sixty minutes in the house. We talk about what's working and what isn't.
The plan
A written scope with real numbers, in your inbox within a week.
The work
We give you a shortlist of trades and a plan they can build from. You hire them, we stay on call.
The reveal
Styled, photographed, and listed — or lived in.
Questions we get
Before you ask
Can I just get your opinion on something?
That's the walkthrough. It's an hour of exactly that, plus a written plan you can act on. It's the cheapest thing we offer for a reason.
Do I have to be an investor to get the numbers?
No. Every walkthrough includes what things cost and what they're likely to return. Homeowners sell eventually too, and knowing which $9,000 comes back and which doesn't is useful either way.
What if I'm selling instead of staying?
Then you probably want the Sell page. Listing with us includes pre-listing prep and staging, so you wouldn't book a walkthrough separately.
Do you shop for me?
We source and spec everything, with links and quantities. You place the orders. It keeps the cost down and keeps you in control of the budget.
What if I only want one room?
That's the most common way people start. One room at No Reno or Mini Reno, and you can add rooms later at the package rate.
Where do you work?
Dallas–Fort Worth is home — that's where most of our work is. We're also MLS members in Austin and take listings there. Design packages and virtual staging go anywhere, since everything is delivered digitally.
How long does it take?
Plan within a week of the walkthrough. Full selections in two to four weeks depending on the tier and how fast approvals come back.
Ready when you are
Start with the hour.
Everything else follows from it, and it comes off the price if you book a package within thirty days.
Got it. We'll reply within one business day to set a time.