Ask them if they would like some advice on how to make it sell faster.

Show them some homes that are up to date.

The most effective way that I know is to take them to new construction model homes and explain the how and why of the decor chosen by a professional seller  - the builder.  I emphasize that each Buyer has their own personal taste and the neutral and simple decor will speed the sale at a higher price.

I like to tell them that the moment they sign the listing agreement, it is no longer their home, but a product to be sold.   We need to remove everything that will be a distraction.  I have listings loaded on my ipad to show them what I mean.  I have them begin to focus on where they're moving to and cutting the attachment to where they've been.  It doesn't always work though and some Sellers just will not buy into the concept.

Some buyers will be distracted by your beautiful decor.  The way to get the most money for your home is to treat the sale as a business, so let's scale back so buyers can apply their own vision and style to the property. 

Good morning. There is no perfect answer, I'm sure different people will respond differently to any suggestions, hopefully they are open to getting their home sold relatively quickly.

You have to be honest. It is difficult, I know. I lost listings in the past because I felt that the seller would be too sensitive to hear the truth. One of the solutions: invite the stagger or more experienced agent for this conversation.

you have a brokers open with surveys about what needs to be changed. LOTS of people telling a seller what you are trying to tell them speaks volumes

I suggest that they take a Sunday afternoon to look at their competition at Open Houses (which we do a lot of here).  Professional staging is the norm in these parts.

I say it like this, Buyers today prefer lots of daylight and a lighter look. My other sellers have removed their custom draperies and it made a huge difference in getting positive buyer reactions. I recommend that you give it a try too.

Think "vanilla shell" that's what they say in commercial, but all cream isn't what I mean. Perhaps you get them to agree to pack up EVERY nick nack into a POD (or XYZ container company) then they go away for an overnight while you and stager remove more into another POD. Clean, doubledown scrub, painter rushes into a couple rooms, bring in neutral items then take photographs.

This is very good question.

I will say to my seller's do you want to get the highest price for you home?

They will say yes - then show them homes that sold that have been updated.  Then show them homes that look like theirs.

They will get the idea!  But you can push them if they will not update maybe you are not the agent for them.

I typically start by identifying myself and how I can be contacted. That doesn't seem so hard.

Then I pack up those buyer and go house shopping.

Then we look at the competing homes that have sold either in person or online. 

Then I roll up my sleeves, stop making excuses and bring in an offer from a buyer. 

Since the seller is not paying any attention to your instruction, could be because they don't know who you are, perhaps they can listen to the action of a buyer and the buyers agent.

To be frank, I don't pay any attention to what agents say either. They are too often looking for convenient and easy, NOT what is best for the seller.

Let me make my point. What is the cost to the seller of heavy window treatments or other expensive decor? Convey that cost with authority...in your response.

Let the visitor voice their opinion and seller will cooperate.

I ask they de-clutter and remove most all personal items, and let them know the buyers can be brutal with staging issues.   Just remind them they are moving anyway, they will need to pack it up. 

It's always the sellers choice to sell as is or do repairs ? It's up to you to explain to the seller which repairs will give them a good return when they sell . Many repairs do not give returns and thus seller usually will decide not to do them . Why not virtually stage the house to show buyers what it would look like ?

Speak in a matter of fact voice and tone.  Don't leave any wiggle room or show weakness.  If they don't take your suggestion or get offended back off.