For a reasonably high-end listing.

Although I believe in staging, I've yet to use one professionally. The costs are extremely high. I pick up what tips I can and pass them on to my sellers.

Some of my clients are pros at this.

One should - always.

When the seller is willing.

Hank,

We have a client who bought appartment units and turned them into condos with all high end finishes and appliances.  He always staged them professionally.  They usually sold within 45 days or less, and more often than not, the buyers wanted to buy the furniture from the stagers.  The same goes for our client here in Santa Barbara.  His stager is so good that we were fooled when we were told that a home that was built in a Chinese Pagoda style was staged, and the furniture did not belong to the owner of the house.  It takes talent to make it look lived in.  A

Never have.  I go through the the home with the sellers and tell them what I would like to see.  I still want the home to feel inviting and warm...NOT STERILE.

When it is a new house or the house is out of control. On those out of control homes it is helpful to have an outside expert come in and deliver the verdict of what needs doing. Sellers respond better to an expert in that field.

Hank Dugie ideally, all the time.

However, some sellers keep their home in excellent condition and anyone can fall in love with those homes.