Beautiful Homes Begin with a Great Game Plan
About Game Plan Properties
Janet Henrichs, Owner
Janet Henrichs, owner of Game Plan Properties, has spent her decades-long career turning "I don't know where to start" into finished spaces people love to live in — and can sell for more down the road.
As both an experienced interior designer and a licensed real estate agent, Janet sits at a rare intersection: she understands not just how a home should feel, but how it should perform in the market.
Her approach is practical and collaborative. No overwhelm, no decision fatigue — just a clear game plan tailored to you, your timeline, budget and your lifestyle goals.
Interior Design
New Builds & Renovations
From blank slate to finished space. Finish selections, design development, contractor coordination — Janet manages the decisions and the details so your renovation stays on track and on vision. Whether you're building new or transforming what you have, you'll never wonder what comes next.
Project Consulting
Need help on smaller design issues like choosing a new paint color, selecting new furniture or changing up your room layout? Game Plan Properties is available to provide consultations on an hourly basis.
YOUR HOME
Open any design magazine right now and you'll see the same kitchen. The same backsplash. The same fixtures. And in five years, you'll see the same regret.
YOUR STYLE
Janet believes your home should be a reflection of you — how you live, what you love, and what makes you feel at ease the moment you walk in the door. Trends are useful as conversation starters, not as blueprints.
YOUR PLAN
The goal is a space that feels right to you -- now and for years to come.
Downsizing & Move Planning
A thoughtful next chapter, not a stressful one. Letting go of a family home is emotional. Moving to a smaller space is logistically complex. Janet handles both — helping you curate what comes with you, plan your new layout, and arrive somewhere that feels like home from day one.
The Decision Points Janet Helps You Navigate
What stays. What goes. What you're not sure about.
Every downsizing starts with a reckoning — a house full of accumulated life and a new space that won't hold all of it. Janet helps you develop a clear-eyed curation strategy so the decisions don't pile up into paralysis. She'll help you think through what earns a place in your next chapter, what belongs with family, what can be donated or sold, and what you've simply been holding onto out of habit.
Figuring out what your new space can actually hold.
A floor plan on paper and a livable room are two different things. Janet creates detailed space plans for your new home before you ever move a box — mapping out which furniture fits, how rooms will function, and where the pieces you're keeping will actually land.
Right-sizing your furniture without starting from scratch.
You don't necessarily need all new furniture — but you may need different furniture. A sectional that worked in a 20x20 family room may overwhelm a condo living space. Janet helps you assess what to keep, what to scale down, and where investing in a few new, better-suited pieces makes sense.
Managing sentimental items with intention.
This is where downsizing gets genuinely hard. The dining table where holidays happened. The furniture that belonged to a parent. The collections built over decades. Janet approaches these conversations with care and without judgment. She helps clients think through which heirlooms can be incorporated meaningfully into the new space, which pieces might be passed along to children or grandchildren now rather than later, and how to honor the memory of an item even when there's no longer room for it.
Setting up the new space so it actually feels like home.
Arriving somewhere new with boxes and no plan is disorienting at any age. Janet develops a placement plan for your new home before moving day — furniture positions, traffic flow, where everyday essentials land — so the space comes together quickly and intentionally.
Styled to Sell
Your home has one chance to make a first Impression.
Most sellers underestimate how much work goes into getting a home market-ready. The good news: the right preparation doesn't have to be expensive or overwhelming. It has to be strategic.
Seeing your home the way a buyer will.
This is harder than it sounds. You've lived here. You've stopped seeing the scuff on the hallway wall, the dated light fixture in the dining room, the way the furniture arrangement makes the living room feel smaller than it is. Janet walks your home with fresh, experienced eyes — the same critical lens a buyer will bring on day one — and gives you an honest, prioritized assessment of what actually needs to change and what can stay.
Decluttering with a purpose, not just a trash bag.
Decluttering for a sale is different from a general clean out. The goal isn't just tidiness — it's creating visual space that allows buyers to imagine their own life in the home. That means thinning bookshelves, clearing countertops, editing furniture, removing excess from closets so they read as spacious, and scaling back anything that makes a room feel busy or small.
Depersonalizing without sterilizing.
There's a common misconception that staging means stripping a home of all personality until it looks like a hotel. That's not the goal. The goal is neutralizing — removing the highly personal so buyers can project themselves in, while keeping enough warmth and character that the home still feels livable and appealing.
Deciding what to repaint — and what color.
Paint is one of the highest-ROI moves in pre-sale prep, but only when done right. The wrong choices — painting everything a cold white, or holding onto a bold accent wall that divides buyer opinion — can actually hurt. Janet assesses which rooms genuinely need fresh paint, which just need a good clean, and which colors will photograph well, read as neutral to the broadest pool of buyers, and make spaces feel larger and lighter.
Identifying what to repair versus what to leave.
Not every flaw needs to be fixed before listing. Some repairs are essential — things buyers or their inspectors will flag, items that create doubt about the home's condition, or visible damage that undermines perceived value.
Old hardware on otherwise solid cabinets? Swap it — it's inexpensive and high-impact. Dated but fully functional appliances? Probably not worth replacing. Carpet that's worn in the primary traffic areas? Worth assessing against the price point and buyer expectations. Janet has a practical, experienced eye for where dollars spent translate to dollars returned — and where they don't.
Furniture layout and flow.
How a room is arranged tells a buyer a story about how livable a home is — whether it flows easily, whether rooms feel purposeful, whether the scale feels right.