how many pictures do you think should be included with a listing in the MLS ?

Asked by Rick Stroud, Greenville, SC Mon Sep 17, 2012

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20
John Souerbry, Agent, Fairfield, CA
Tue Sep 18, 2012
There should be a picture to support each "claim" made in the written description. If you say "open floor plan", "updated master bath" or "infinity edge swimming pool" - have pictures to prove it.
2 votes
Laura Feghali, Agent, Stamford, CT
Tue Sep 18, 2012
Hi Rick,
I'm in agreement that it is not the number of photos but the quality of them. A dark photo or pictures of a bunch of empty bedrooms showing only the walls and floors does not show the actual size of the rooms and is not very appealing. Agents that 'hone in' on shots of the beds in bedrooms are not showcasing the room but the bed and the beds are not what is for sale.

I notice that some agents in my area neglect to include photos of the outside yard space or the back of the house which can show potential buyers the outdoor living space or if the land is level, sloping, heavily wooded, etc.

I believe that it's quality over quantity.

Best wishes to you!

Laura Feghali
Prudential Connecticut Realty
1 vote
My NC Homes…, Agent, Chapel Hill, NC
Tue Sep 18, 2012
25 or as many as your MLS allows. Have a professional shoot them. Marketing is all about the Internet nowadays and buyers all start on the net, Great pictures are what their looking for and the more the better. The objective is to give them the information they want so that if they schedule a showing it's not to see if they like the property . its to confirm that they do and that the house wasn't being misrepresented.
1 vote
I agree with you Larry. The more the better. But please, no phone pictures!
Flag Wed Sep 19, 2012
Barbara Gran…, Agent, Anaheim, CA
Mon Sep 17, 2012
Hi Rick

I don't think the number is as important as is the quality of the pictures posted. I would rather see ten good pictures of a property instead of twenty pictures that are either too dark, repetitive or of something that is totally irrelevant to the house such as a flower in the garden or the homeowner's cat!

Best of luck!

Barbara Grandolfo
1 vote
Terry McCarl…, Agent, Cape Coral, FL
Wed Sep 19, 2012
Ad many as your multiple listing service allows - the more the better! Nothing is worse than a listing with no pictures or just a picture of the front of the house.
0 votes
Carmen Brode…, Agent, Scottsdale, AZ
Wed Sep 19, 2012
At least a dozen professional photos should be used for all listings. Bad photos can really harm a seller.
0 votes
Linda S. Cef…, Agent, Franklin, WI
Wed Sep 19, 2012
I used to take all my own pictures and I was always of the mindset that more was better, but over the years I am starting to rethink that opinion. Recently I cam across a listing that used a certain photographer and the pictures were fantastic. The ambiance was great. I contacted this photographer and he explained that he has a trick he uses. Whatever it is, it's working. He will do a certain number of pictures for a price and I think it is fair. I will be using him soon and testing my NEW theory.

I'll let you know how that works out.

Otherwise, I never use pictures that distort the size of the room, there is no better way to detour a buyer. It is a waste of time for everyone.
0 votes
Carla Pennin…, Agent, Georgetown, TX
Wed Sep 19, 2012
I just had a deal fall through because my client felt the house was misrepresented in the pictures. She felt the angles and/or wide angle camera lens made the rooms look substantially larger than they were. She was moving from out of town and relying on pictures to make a decision about which house to pursue. Thinking she had a decision made, she was really disappointed when she arrived and saw it in person.

One more vote for staging an empty house before taking pictures! Just a little something in the room to provide some perspective on size helps a lot. Then take LOTS of pictures from different angles!
0 votes
John Bourassa, , Fort Lauderdale, FL
Wed Sep 19, 2012
"A picture is worth 1,000 words." they say. Always load up as much as you MLS provider will allow. Do not trick the pictures with color enhancement or widen a room to create illusions of something better than what it actually is. You are only deceiving customers when they see the place. However, when listing a home lived by very horders, cluttery, untidy and sometimes filthy people (and yes, some of those people can be living in million $ homes), it is better to not put inside pictures except for at least the outside. But, if you can (and that is not easy a task) try to make those people to clean up, unclutter, and maybe stage their furniture.

Avoid taking cell phone pictures unless you know that your phone has the capability to shoot photos with very high pixel resolutions.
0 votes
Akil Walker, Agent, Upper Marlboro, MD
Tue Sep 18, 2012
The max! the more pictures the higher you are on realtor.com. good luck
0 votes
Carla Pennin…, Agent, Georgetown, TX
Mon Sep 17, 2012
Our MLS allows 25 pictures and I make it a point to use them all. I order them in order of importance so that when they import to other sites, if the number is limited, it will pull the most important. I keep any I take, because I do get requests for additional pictures. I take them of as many elements of the house as I can think of that someone might ask about.
0 votes
Suz A, Agent, Longmont, CO
Mon Sep 17, 2012
The number that tells the best story of that house. Every house is unique. So, I never go to a house with a set number in mind. I walk the house and grounds and take plenty of wide shots. I might take a few close shots if I think it will make a good accent to the rest of the photographs.

Photos should photographically display what is in the description of the house. If you lavished attention in the comments on the great kitchen in a home, there should be multiple photos that the buyer can imagine putting themselves into. If the grounds are landscaped well, then you might have five to 10 more photos.

You can document what is there, but I believe everyone finds the best photos and the best angle for their shots. There is no right number to best showcase a home. If you need a lot of photographs to accomplish that, then more is better. If fewer photos accomplish telling what the house is about, then fewer should go up.
0 votes
Carmen Brode…, Agent, Scottsdale, AZ
Mon Sep 17, 2012
A minimum of 10-20 for a moderately priced home. Anything over $1 million should have at least 35 photos.
0 votes
Annette Law…, Agent, Palm Harbor, FL
Mon Sep 17, 2012
As many as needed --- to get a serious buyer to call. 6 shots of an empty bedroom is unlikely to add anything of significance.
-
Just because you can get the "Jumbo Size" it does not mean you should.
Like everything else. use common sense. .
Barbara seems to have a realistic grasp on this idea.
0 votes
Dixon Wong, Agent, Dallas, TX
Mon Sep 17, 2012
In realtor.com you can upload up to 25 pictures and you should take advantage of that! The more pictures you have, some website will take it further up on the listing!

Dixon
Realtor
JP and Associate
http://www.findyourtexashome.com
dixondfw@gmail.com
0 votes
Pamela Shemet, Agent, Crystal River, FL
Mon Sep 17, 2012
The maximum number your MLS will allow.
0 votes
I agree.
Flag Mon Sep 17, 2012
Yvette Marie, Agent, Rockville, MD
Mon Sep 17, 2012
Hi Rick - I find that a minimum of 10 pictures should be uploaded for a listing and if at all possible a virtual tour should be provided. However, I do find it best to be cognizant of overloading the Buyer where they feel they know the house and do need to go see the house. While pictures are great they don't always tell the full story so a great listing summary is paramount! Good luck!
0 votes
Judi Monday,…, Agent, Green Valley, AZ
Mon Sep 17, 2012
While it depends on the house, I think a minimum should be around 20 but definitely more if your MLS allows it. With 90%+ of all Buyers starting their search on the internet they are using what they find there to decide whether or not to view the property. As such, the pictures should include different angles of each area of the house so the buyer has a sense of how the floor plan flows and they should highlight the best features of the house to entice them to take a look.
0 votes
Lee Taylor, Agent, Decatur, GA
Mon Sep 17, 2012
As many as is necessary to properly showcase the property.

At a minimum, 6-8 photos.

Otherwise, as many as the platform will allow.
0 votes
Alan May, Agent, Evanston, IL
Mon Sep 17, 2012
As many as your local MLS will allow.

In today's market, the online marketing is your very first showing. Make sure that showing is good by publishing high-quality photos and as many as are allowed, as many of the other "feeds" (including Trulia) come from that MLS listing.
0 votes
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