Do- Realize that listing photos are as important as price and location, because they get a home shown (or not shown, if they are not good). No showings- no sale.
Do- Understand buyers are looking for openness and space- which is why you must use a wide angle lens camera. 18mm is optimal, but inexpensive point and shoot cameras with 23-24mm work fine, as long as they have ample megapixels (12 or higher) and optical zooms (10X or higher).
Not Do- No matter what anyone tells you, never use a phone to take listing photos. They just aren’t as good as digital cameras for taking real estate photos at this point.
Not Do- Don’t think of taking listing photos as doing an inventory. You are not documenting the home. You are taking photos from its “best angles” to make it look good. It is very okay to leave unflattering features out.
Do- Take a couple of minutes to optimize the photo by removing “stuff”. (Ask the seller’s permission to do this beforehand). Buyers do not want to see the seller’s stuff; they want to imagine their own stuff there. Clear countertops and vanity tops. Take stuff off the front, sides and top of the fridge. Remove towels over chairs. the sink, etc. Goodbye garbage cans. Au revoir ugly afghans, blankets and pillows. Roll the toilet paper up. Close the toilet seat. Look again: What in each photo frame detracts from it? (These tasks should be minimal if you explained to the seller beforehand how to prepare for the listing photo session).
Not Do- We are not selling pavement or concrete. Get out of the car to take the shot! The less road, driveway or sidewalk in the photos the better.
Do- Take a moment to think where the best place to stand is to take the photo. Where is the best angle to get the most attractive features in the photo?
Do- Look at the photos you took before you leave. Make sure they are up to the task of getting the home shown. If they aren’t, you are still there to take good ones that will.
Do- Think “why?” before taking each shot. Is this photo going to get the home shown? The narrow hall? The nasty looking paneled bedroom? The fragment of door and wall with ugly lamp? (Avoid “fragment shots” unless there is something very special in it, like a fireplace or built-in). You don’t have to fill all the MLS picture slots allowed. Just do the good ones.
Not Do- No people. (Including yourself unintentionally caught on camera in that bathroom mirror). No pets. They fall under “seller’s stuff” even if the buyer likes animals.
Do- Realize the first photo, which shows up on all websites, is crucial. Unless impossible, take it at an angle on the non-garage side. This way the actual living space part of the home is optimized in the photo.
Not Do- Never post a hazy, washed out or out of focus photo. They make an attractive listing look terrible.
Not Do- Don’t let the camera’s flash show in a photo. Angle the shot until it is gone, if possible.
Not Do- Obvious but a common mistake: Make sure the photo is not tilted. This is very disorienting to the viewer.
Do- Know that light is your friend or not your friend. Too much light or too dark is not going to help get the home shown. Be careful not to shoot into sunny windows; they wash the photos out by overwhelming the sensor with too much light.
Do- Sequence the MLS photos well. One way: exterior shots- interior shots- then, if desired, utility shots like breaker box, furnace, unfinished basement, or garage last. In that order. Great photo of the front of the house first. Utility photos, if any, always last. (In some areas, remember to photograph the fuse or breaker box for the buyer’s insurance company. That way you won’t have to go back to do it later). Again: Only include photos that will make buyers want to see the home. You are selling here.
Do Not- Take photos down the stairs. Vertigo! If you take the stairs, do it from the side with an open stairway (if it is nicely built) and from the bottom with all others.
Do- Ask the seller(s) to make sure all light bulbs are working. Nothing provokes a “what?” like a chandelier or other nice lighting fixture missing a bulb or two.
Do- Realize that taking great listing photos is the best and cheapest way to be successful in your real estate career. Your listings will sell faster. The seller will love you. They will refer you and help you build your business. And you will have a short DOM (days on market) average to brag about. Isn’t that a bunch of wins for everyone? For something so easy?
Do If you have an exceptional listing you want to really stand out online, consider using the services of a good professional real estate photographer.
