Staging Cost Guide for Mid‑Rise Office Units

Staging Cost Guide for Mid‑Rise Office Units

When marketing mid‑rise office space for lease, staging can be a powerful tool to help prospects visualize the potential. But staging also comes with a cost — and that cost depends heavily on the size of the suite, which floor it occupies, and how many functional zones are staged. Below are three common scenarios, along with ballpark cost guidance and important considerations.

Scenario A: Ground‑Floor Unit, 2,500–10,000 sf (Lobby, Break Area / Kitchen, Several Executive Suites, Conference Room)

What’s Included

• A furnished lobby / reception area
• A furnished breakroom / kitchen or café‑style area
• Multiple executive offices / suites
• At least one properly staged conference or meeting room
• Furniture, décor, lighting, possibly rentable pieces for communal zones

Estimated Cost Range

Because of the larger size and multiple zones, staging a 2,500–10,000 sf ground‑floor suite will typically resemble what commercial stagers call a “spec suite” or “show suite.” While published data for large commercial suites is limited, we can extrapolate from residential staging metrics and interior‑fit‑out benchmarks to generate a rough estimate:

• Residential staging firms often price “per square foot” and sometimes charge $1.50/sf on average.  
• Other sources suggest full-service vacant staging can run from $3–5 per square foot, especially for larger or luxury properties.  

Applying these ranges:

• On the low end: 2,500 sf × $1.50 = ~$3,750 (for minimal staging)
• On the high end: 10,000 sf × $5.00 = ~$50,000 (for full, high‑end staging across multiple zones)

Given the scope (common areas + breakroom + offices + conference), a realistic budget for a mid‑rise ground‑floor suite likely falls somewhere between $15,000–$30,000 for a typical 4,000–6,000 sf spec suite staged for lease, including furniture rental, accessories, delivery, styling, and removal.

Why the Wide Range?

• Larger floor plates require more furniture, lighting, and decor.
• More rooms = more labor (delivery, install, styling, removal).
• Quality of furniture and décor: basic vs. business‑class vs. premium.
• Lease term for staging: short‑term showings vs. longer hold periods.

This type of staging is often a worthwhile investment — it transforms a large, empty floor into a credible, functional workplace that helps prospective tenants envision how they could use the space.

Scenario B: Ground‑Floor Unit, Under 2,500 sf (Lobby, One Executive Suite, Conference Room)

What’s Included

• A compact lobby / reception area
• One furnished executive office / suite
• A conference / meeting room
• Possibly minimal furniture and styling for common or entry zones

Estimated Cost Range

Because of the smaller size and limited scope, the cost to stage such a space tends to be lower — yet still meaningful, especially for a professional or boutique user.

• In residential staging, smaller homes or condos up to 2,500 sf are sometimes priced as low as $450 (for minimal staging).  
• On the more robust side, staging a vacant property — even if small — can run from $1,500 to $5,000 depending on furnishings, styling, and market.  

Given that commercial staging tends to be more involved than a single‑room residential staging (because of conference room, professional furniture, potential rental term), a reasonable estimate for a small ground-floor office under 2,500 sf is $3,000–$7,000.

If the space is truly minimal — just a reception area, one office, and a conference room — and if you opt for modest furniture, you might be able to stage for as little as $2,000–$3,000 (especially if rental furniture is used and staging duration is short).

This makes staging relatively cost‑efficient for small suites, potentially offering good value if the unit is expected to lease quickly.

Scenario C: Upper-Floor Unit, Under 5,000 sf (Lobby/Entry Zone, Several Executive Offices / Suites, Conference Room)

What’s Included

• A furnished entry zone or “reception nook” (since the upper floor may not have a true ground‑floor lobby)
• A handful of executive offices / private suites
• A conference or meeting room
• Possibly minimal common-area furnishing (corridor vantage styling, signage, etc.)

Estimated Cost Range

Upper‑floor suites bring their own challenges and opportunities. While you may avoid lobby-level ground-floor furniture, you still need to create a believable workplace and circulation layout.

Because the square footage is under 5,000 sf, this scenario falls between the small-scale and mid-scale staging categories. Using the same per‑square‑foot and per‑suite logic:

• At a modest rate of $1.50/sf: 5,000 sf × $1.50 = ~$7,500  
• At a more involved rate of $3–4 per square foot (commercial-quality furniture, more rooms): 5,000 sf × $3 = $15,000, or up to $20,000 if high-end finishes are used.

Because the area is smaller than the large spec suite but still involves multiple rooms, a realistic staging budget for an upper-floor 4,000–5,000 sf unit would likely be $10,000–$18,000 — enough to furnish several executive suites, a conference room, and a reception/entry zone, while balancing cost and impact.

Key Factors That Drive Staging Costs

Whether it’s a small ground‑floor suite or a larger upper-floor unit, several major factors influence the final cost:

• Square footage and number of functional zones. More offices, common areas, conference rooms, and amenity zones add complexity.
• Quality and type of furniture/furnishings. Basic rental furniture costs less; high‑end ergonomic, commercial-grade furniture costs more.
• Logistics: Delivery, install, removal, and storage. Transporting and installing furniture in mid‑rise buildings — especially upper floors — adds labor, elevator coordination, possibly temporary storage.
• Duration of staging. Short‑term staging (for a month or two) can be less expensive than long-term hold periods. Many residential stagers charge on a per‑month or per‑room basis if staging extends over time.  
• Market location and demand. In high-cost metro areas, labor, storage, and furniture rental costs will be higher; in more cost‑efficient markets, staging may be cheaper.
• Scope of styling and finishings. Simple furniture and minimal décor is least expensive; fully furnished suites with art, high‑quality finishes, and multiple zones are more costly.
• Stager’s business model. Some stagers maintain large inventories and pass on rent/overhead; others outsource furniture rental or charge by room or square foot.  

How This Applies to North Texas Mid‑Rise Offices

For a mid‑rise building in North Texas — whether in Dallas, Plano, or surrounding suburbs — the above estimates provide a reasonable starting point. Compared to coastal or high-cost cities, North Texas generally has lower labor and furniture‑rental overhead, which could put you toward the lower-to-middle end of these ranges.

Realistic staging budgets for common leasing scenarios:

• Small ground-floor suite (< 2,500 sf): $2,500–$7,000
• Mid-size spec suite (4,000–6,000 sf, ground level): $15,000–$30,000
• Upper-floor suite (~4,000–5,000 sf): $10,000–$18,000

Of course — custom finishes, premium furniture, or long-term staging would push costs higher, while minimal décor and basic rental furniture could bring costs down.

Why Investing in Staging Often Pays Off

Even with the above costs, many property owners and leasing brokers view staging as a strategic investment. Staged suites help prospective tenants visualize a functional, professional workplace — especially within the context of a “mid‑rise” office environment where shell spaces often feel raw or dated.

As one overview of commercial staging notes: the purpose of staging is less about luxury decoration, and more about “showcasing a property’s potential as a powerhouse for business.” 

By staging critical zones — reception, offices, conference, amenities — you create a compelling first impression. That can lead to: faster lease-up, fewer concessions, better-quality tenants, and a stronger long-term image for the building.

What to Do Next When Budgeting for Staging

1. Define your staging objective. Is the suite meant to be a show suite for quick lease-up? Or a long-term furnished option for short‑term tenants? This drives the scope and quality level.
2. Survey comparable buildings in your market. Ask other landlords, brokers, or local stagers what they charge for similar-sized spaces — that helps calibrate expectations for North Texas.
3. Choose a staging vendor with flexibility. A stager who offers furniture rental (not purchase), short-term holds, and modular setups may give you more control over costs.
4. Estimate all costs: furniture rental, delivery, setup, styling, maintenance, and removal. Don’t forget to account for elevator logistics, delivery windows, possible storage fees, and cleaning or refresh costs if the space sits vacant.
5. Weigh staging cost against expected lease-up speed, rent premium, and concession savings. If staging helps rent faster or at a slightly higher rate — or reduces free rent or incentives offered to tenants — it often pays for itself.

Conclusion

Staging an office suite in a mid‑rise building is not a one-size-fits-all endeavor — costs vary widely depending on size, layout, floor level, and staging scope. For ground‑floor spec suites of 2,500–10,000 sf, a realistic staging budget might range from $15,000–$30,000, whereas a small < 2,500 sf ground‑floor unit might cost $2,500–$7,000. For an upper‑floor office under 5,000 sf, expect $10,000–$18,000 for a professionally staged environment.

Ultimately, the decision to stage and how much to spend should align with your leasing strategy. When done thoughtfully, staging can significantly enhance a building’s appeal, shorten vacancy periods, attract quality tenants, and improve overall leasing performance — making it an investment worth serious consideration for any mid‑rise office owner or asset manager.