I think from all the years I've sold real estate the thing that annoys my buyers and myself the most are over priced homes, with signs and tags throughout the home.  New homes with granite, tumbled stone back splashes with under counter lighting, stainless new appliances, gourmet kitchens, Brazilian hard wood floors, a Jacuzzi shower, and designer lighting and paints do not have signs all over the place tell you about the features and upgrades.  The reason they do not have to is they are self evident.

Meanwhile whan I show some overpriced resale homes, I am confronted with little tags all around some homes that tell you... what does not come with the home.  The scariest things are dining room chandeliers that looks like they were rejected from Goodwill.  They are usually the tackiest things I have ever seen, and many are just regular builders grade fixtures.  However, those are the same items that will have a tag that says "This item does not convey!"  Most of my clients always think it is very tacky and it is followed by "Who'd want it?"  The interesting thing is most buyers become very annoyed with his after a period of time and ask to leave the home.  They feel they are insulted when they see notes all over the place.

The next thing that goes hand in hand with this tacky marketing is the seller leaves signs like..."The pool table in the basement recreation room conveys with a full price offer", or "The swing set in the yard conveys!"  The reason the pool table can be negotiable the sellers do not want it, they cannot give it away, and they've already had quotes for the mover and it will cost too much money!  The swing set  belonged to their children that have since graduated collage!  In other words it is their personal trash they want you to remove!  It is so transparent  that buyers are really keen at goin on the next homes.

Personally I feel it is smart marketing is to remove those personal items (Chandeliers, light fixtures, and replace them before you put your home on the market!