A staged house made me wake up!

David, I bet if you post this in the Stager's group you will get a lot of response to this.

I'm sold on staged houses too...I recently wrote an offer for buyers on one that was vacant and staged just like the one you are talking about.  Staging works!

David:  I have no question that staging works, but do question that it's appeal to sellers would be universal.  I know some who would consider it an insult if you brought it up.  Of course, that is probably a house that will still be on the market next year.

It's been my experience, in my area, it's a case by case situation.  A savvy, veteran home buyer, one who has purchased in the million dollar plus range on more than one occasion, seems to prefer a vacant home.  I recently sold a $3,350,000 property, new construction less than 100 yards to the beach.  One of the things that sent my clients over the top was the distressed Hickory hardwood flooring, and the abundance of it. 

They became more comfortable each time they saw it (four times before picking up a pen), and part of that comfort level was achieved by the fact they could see all that flooring they love so much, and picture their own furniture in all the vacant space.  In fact, these same clients had seen a staged home in virually the same location, and closer to their desired price range (they didn't want to spend more than 3 million).  The fact that Mrs. Buyer hated the decor, specifically the paintings and fake flowers, kept her from looking beyond what she referred to as "the tacky props" and never stopped to take in the Malibu to Catalina Island view.

Now let me be clear, I said a case by case basis.  I've shown other vacant homes to seasoned buyers, and they hated it.  They've even commented: "Why didn't they stage this place?"

As for my own listings, again, it depends.  Of course, each of my clients KNOW their home is the best in every way... (eye roll).  But tell that to a FORMER client I recommended staging to.  I tried as diplomatically as possible to point out to them not everyone is as "close" as they are, and probably wouldn't have made the decision to put their spa tub... IN THE CORNER OF THEIR MASTER BEDROOM! 

Even if they'd taken my advice, that was a design flaw I doubt even the most experienced staging team could have overcome.

I guess what I'm trying to get across in my response to your post is one man's tea is another's poison.  You have to assess the situation, and decide what's necessary, again, on a case by case basis.