The new AZ Regional Multiple Listing Service has launched the FlexMLS system which vastly improves the ability to view listing photos and virtual tours.
Good Phoenix area Real Estate agents will do well by their clients if they take advantage of this system to layout pictures/virtual tours to get them inside your home.
Ultimately, (i think) the goal of MLS Listings is to advertise (quickly) a snapshot of your home so buyers want to go see more for themselves and ask why they should buy your home (hopefully).
Here are 6 important tips to best showcase your home to prospective buyers.
- Front View Elevation pictures - make sure you take pictures past noon with the sun at your back to provide the best lighting
- Do Not have the Realtor for sale sign in the front yard when taking the MLS photos
- Take the elevation so it takes up the majority of the photo - no one cares about the driveway and street in front of the home
- All interior lights on and windows open - think bright and cheery
- Remove unnecessary furniture to add size and space in the rooms
- Leave something to the imagination so people will come look for themselves.
I do highly recommend you ask your real estate agent to spend the $79 to hire a true professional who prepares a virtual tour and provides the MLS photos.
Though, make sure you are at the home and instruct them with the above important tips to best showcase your home.
There is one extra step that statistics do prove that help homes sell more quickly and at better prices. That tip is professional staging.
The tips may sound the same as how you layout the MLS listing photos and is why I mention them that can help ensure your home stands out from the others on the market.
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Focus on the front entry. This is literally the "first impression" a buyer has to your home.
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Clean and clean and Clean. A clean home smells good - think new car smell
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Remove personal items like family photos and unique collectibles. You want the buyers focused on your home.
Please contact one of the mnay excellent professional staging company here on Active Rain in your area, to stage your home:
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Copyright © James Wexler *6 MLS Photo Tips to Attract Buyers*
Contact James Wexler (480) 221-8080 for your Phoenix AZ| Scottsdale AZ Real Estate needs
If you are listing your home as a short sale in Phoenix Arizona or Scottsdale Arizona make sure you hire a Phoenix Realtor or Scottsdale Real Estate agent who is experienced with short sales and bank owned transactions.
Good advice James. I am trying to convince sellers in our market that staging can really enhance their chances of selling quickly.
Judy - there are a lot of homes for sale.
And if there are 2 priced the same and one is staged and the other is not, more times then not, the staged home sells more quickly and an offer closer to asking price
I recently started looking for a home, and it is amazing the poor quality of photos on some listings.
In a market where there are so many homes for sale, I just skipped the ones with poor pictures.
Mike - good point.
If you have so many homes to search through, Why even go preview the homes that have no pictures or very poor pictures?
There are too many others to choose from. At least, here in the greater Phoenix area
I found this picture on MLS today while doing a CMA. Believe it or not, this home Sold. The buyers must have really been looking for a nice garage.
Thanks for the excellent photo tips. I have been thinking about hiring a professional. At $79, you can't go wrong.
I think it is great that you have the ability to showcase homes on your MLS. Too, many pictures are not representative of the home. What a great tool!
Yeah, so good to hear you talking about how staging can make a difference. It really does work. I've had a house sell in 4 days after staging, one in 9 days and one in 1 day. Even the rest are at average 37 days to sale. I think it's crazy to not stage but then I'm a stager too! :) I've worked with some excellent realtors which makes for a great team.
As you said, photos are key in bringing the buyer traffic in. I've been looking for investment properties and even though I want a good deal, most of those photos I see are history in about 2 seconds. I just don't understand folks leaving their dirty laundry everywhere when they know it's going to be photographed. I'm guessing if they were entering a beauty contest like their house is, they'd clean up a little...........right? You "guys" have probably seen it all by now.
Thanks for thumbs up about staging.
Do you have a professional photographer that you recommend? I've been wanting to offer that as part of my service but having a hard time finding someone. (Phoenix area)
Bob - thanks for the photo. I laugh, because like you, I scour the AZ MLS and see pictures after pictures that make this one look professionally done.
I agree , just spend the 79 buck, or dont take the listing!
Joan - I cannot speak for all the members of the AZ regional MLS . However, I think the new system launched this summer is fantastic in its ability to better showcase the homes.
Pictures are not everything, as the old you cant read a book by its cover adage goes, but they sure help narrow down the search amongst the more than 50,000 homes for sale on the MLS
Robyn - I am a firm believer that if you are selling a home that is priced similarly to your neighbors (the competititon) that you will be the first to receive offers if you are staged.
In AZ, with more than 60,000 homes for sale in greater phoenix (if you count FSBO and foreclosures), you need to separate yourself.
If anyone is reading, contact Robyn Guinn , she has a great repuatation as a home staging expert.
James, that is very nice of you, thank you. You are the go to guy in town for those luxury homes, you have been around for awhile!
I just bought a property out of foreclosure, it's a wreck but it's my baby now. It's a diamond in the rough that I'm sure a lot of people passed by. 4 bedroom, 2000 sq feet, pool, fire pit, built in BBQ, huge back yard, $159,000 can you believe it! It should sell for $220,000 all fixed up and staged I know, I know, not luxury by any stretch, but a nice "guest house" maybe? :) The wrecks are moving, just not moving as fast or for nearly as much. We'll probably put around $15,000 in it to make it right and then it will be a very nice home for a family.
This latest venture has catapulted me in taking my business up another level. In a situation similar as I mentioned above.................. where a vacant property can benefit from simple improvements, like paint, tile, carpet. I'll do the fix up, stage and defer payment till COE. Call me crazy but it needs to be done to bring these values up to where they should be. It's not for everyone, or for every house but too many can benefit from some basic repair. I know a lot of people are just tapped out in this crazy market and there but for the grace of God go I. It's a wake up call, and a call to action. It's time to give back, whenever and however we can. Crazy uh?
Where are the bankers and lenders that believe in staging and fix up rather than just dumping. Oh, I am greatful for my new baby investment because the banks and lenders don't care or don't have the time or money but it's time to turn it around one house at a time. Start with beautiful pictures!! Did you like how it all tied back to your original blog.! Sorry to take up so much space and time!! But thanks again.
Hi James,
Clean, decluttered, professionally staged and beautifully photographed, that gets you off to a great start and if you price it competitively you'll have a great finish!
Hi James: Great advice. The only thing that I would disagree is the idea of not showing the driveway in the photo... I've taken MANY clients to see a home only to find out that there is a VERY STEEP driveway and they didn't even want to go inside. Also, the number of cars that can be parked in a driveway is a consideration for some people. So, I think that people do care about the driveway.
Susan - you know I follow the old saying that 90% of selling a home is price! and the other 10% is price.
Though, if you have 2 similar homes priced the same, you need to do everything you can to set yours apart from the competition and staging has proven quite successful
Cheryl - I guess we only have flat land and more flat land so I never considered a steep driveway. Of course, if you have more than 6 photos, then it makes sense. usually, if you have a limited amount of photos, that may not be one of the 6
james , cheryl - our new MLS , called the FlexMLS seems to have unlimited amount of pictures.
I think 24 is the actual number of photos you can enter.
With that many photo options, you can put pictures of everything and the kitchen sink , literally and figuratively.
Barbara - Good option to have.
my feeling is that you should only put as many good pictures as you have. If 6 is the number, then use 6. If 24 photos is the number then use 24.
I dont suggest putting in photos for the sake of putting in photos,
almost every builder uses professional photograpy. It is not becuase they have the money, (though it helps_, it is because it works.
You dont need to spend thousands like builders. spend $70 bucks or less.
Primetime Lending (Nick Rausch) -
if you are going to be in the business of selling and marketing homes to sell (that's us - Realtors !) , you need to invest the small amount of money to showcase it.
For 3% on even $100K home is enough to make it worthwhile. No less a $300K home which can pay nearly $10 Grand
james ,
less (photos) can be more. no one, needs to see every bathroom, every closet, every fire place, just the most attractive photos, features and then let them come preview the home and get a feel for how it is to each buyer personally
Jason - thats funny. LOL,
most homes, dont have enough features that are so important that you need to have 24 photos.just show the best pictures. If it is 6. That plenty. If there are 20. Well go ahead.
I think, what Jason is saying, is you dont have to use 24 photos, just cause you can.
I have sold a few homes with realtors. The first thing I make sure of are professional photos and a virtual tour. Are you serious they are less than 100 dollars!
If I had know that it was so cheap I would have fired a realtor who didnt pay for it considering they may make $9K on my $300K home.
Hech, I would have paid for it myself.
Kent - I dont blame you at all.
If a realtor is not willing to do their job. Which is a large part market your property. and is not willing to spend what amounts to be under $100. Then you probably are right, you may need someone a little more committed to doing whatever it takes to get the property sold.
James, Photos are important, Especially, remember to take new ones as the season's change. Imagine seeing no snow on photos in the middle of winter?
It's a Good Life!
Fran
James, Good post. I'm always amazed when I see a listing with one picture or badly composed photos. Presentation is very important.
Good advice and worth repeating. Thank You. I'm going to re-blog to my group "You Blog".
Lisa - thanks for the Re-Blog. That is really nice and flattering. I hope it helps everyone sell some homes!
Francis - good adivce. Though, being in phoenix and all ,m I am not sure what snow is :)
Wexler - glad someone mentioned snow.
Do you think it is advisable to show inclement weather.
Snow could or could not be in that category. If you were a skiing area, snow proabaly is a selling point. If you are in Boston, probably not a good idea. Thought???
Rich Quigley - thanks for the comment. It is amazing to see any poor photos.
I know there are sites and blogs dedicated to the Bad MLS photo of the day. Its a comedy and a tradgedy
James, great tips! Thanks for sharing!
Don - thanks for taking the time to read and comment. I hope the tips help. every little bit counts these days! - good luck and happy selling!
James,
Absolute, positive advise for any seller or agent! Internet photos are such a big part of marketing any listing that these steps are a must...that is, if your ultimate goal is to sell!
Michelle - I completely agree.
You only have one chance to make a first impression and you have to get the buyers in the door. You need the best photos you can offer to potential buyers.
This is not an area to skimp!
Hi James: Our MLS which uses the Tempo system, allows 8 photos... but also allows an unbranded Virtual Tour link (I prepare one for all of my listings). I know why agents don't want to show a steep driveway... they want to get showings! Your blog is about "Attracting Buyers" after all and a steep driveway definitely won't do that. :-)
Showing a long or wide driveway is a good thing in our area though, because parking space is important to many buyers and with the small lots they are building on today some homes only have room for 2 cars in the driveway.
Cheryl - here an extra garage is a good thing. So , a three car garage would be a valuable picture for some people.
thanks for highlighting the importance of local differences
James, great tips. I agree to only post the best pictures, don't post them all just to have the max number of pictures in. As a seller's agent it is our job to show the property in it's best light.
Debra - I hope they help. Listing agents seem to think more is better. If the home really can highlight the max amount of pics then use tehm. Otherwise, less is usually more
I agree, James. I find it incredible to see some of the pictures seller's agents post in the MLS of the homes they list for sale. Corners of rooms, pictures with people in them, blurry pictures...etc
It makes me wonder...don't the sellers ever review what their agent is posting? I have my sellers look everything over and I just wonder how some of these agents get away with such poor quality marketing.
Debra - great point that hasnt been mentined. Do agents review the actual Live Listing once it is on the MLS with their agents ?
Thanks for the photo tips!
Lisa Begeny - thanks for stopping by, hope these tips help, seem to give people a little bit of an edge in a market where everything helps
Hi James,
Good tips!
Catherine
thanks a lot catherine for stopping by and leaving a comment on thansgiving. Hope you had a wonderful day with friends and family
Good advice. May I add one suggestion. Resize and make any necessary adjustments to your photos before you upload them to the MLS. If the MLS system does it for you the results may be less than satisfactory to you and your sellers.
George B- I appreciate the suggestion, resize is something important , as you need to make sure the resultant picture show appropriately
James-
Great advice and your comment to Susan was so true. Sellers really need to maximize the first impression that potential buyers receive when they enter a home. Terrific post!
James - That is a really great post. Photography has been a weak spot for me. I have even hired a photographer sometimes. I should take a course. I should do a lot of things but it is whether I want to or not.
Poor photos are my pet peeve!
I tell my sellers that I will be moving items around so that things like dishes, clothes, trash cans, etc. aren't in the pictures.
I learned from a professional photographer to take early morning or early evening photos because the light is the most balanced. This REALLY works.
I like to take angled pictures. They look great.
If I don't have enough good pictures of the house, I will take pictures of community features such as a pool, playground, etc.
It is amazing how many listings on my local MLS that have blurry, out of focus pictures. The picture is often the first impression. Thanks for the article, good advice!
Thanks for the great advice.
Our mls will allow us to take many overlappy shots which then when downloaded can be a virtual tour and it looks good. Just takes time. I like that idea. Funny when you mention moving furniture. I mention I might want to move things and am told fine. Then there I go clearing tables onto a chair behind me and shoot a photo, then replace the papers, then on to move a chair, take pillows off couches, etc. Even makikng beds. What ever it takes. I love going through a staged home, but getting some sellers to agree is most difficult when they are already in financial trouble.
Good post.
Sue from Maine
James - Your comprehensive list is quite useful. I would add, the Virtual Tour should include a 360 pan of the streetscape. And the neighborhood park, if it evokes idyllic feelings. Buyers enjoy seeing the neighborhood as much as the kitchen.
Great post. In this market first impression will make or break listing sales.
Great post. Thanks for the advice!
Very good advice James. Can't tell you the number of times I see photos in the MLS and say to myself "what were they thinking". In today's age of digital everything, there is no excuse not to have multiple photos that show the features of the property you are marketing.
James.....great advice and tips. With the technology of photo packages cropping, color adjustment and other features that agents can enhance their listings in a matter of seconds.