Whether using a flat fee mls service or marketing strictly as a “for sale by owner”, having high quality, and well thought out, photos is one of the most important things you can do.
Most home buyers today do their house hunting online and they can quickly eliminate properties from their consideration by simply seeing a poor quality photo or a photo that should not have been posted in the listing. If you are selling using a flat fee mls or for sale by owner service, then it is likely that you will be responsible for the photos that will be posted.
The main exterior photo is the one that is most widely distributed and often the only one that initially displays on a listing.
Although flat fee mls companies may send someone out to take pictures and get your listing set up, make sure you have the ability to add or change photos at anytime without charge.
An ideal exterior photo is one that has sunlight on the house with the sun either above or behind the photographer. If the sun is in front of the photographer or behind the house, it is likely that the front exterior will be in the shade and will not show much detail.
If your house has been marketed on a flat fee mls or for sale by owner website through a change of seasons, make sure you submit a new and seasonally appropriate photo. Buyers in the midwest who see a nice summer photo in the middle of January may feel a negative impression of the listing and may automatically wonder “how long has this home been listed?”
Interior shots should be well thought out and staged. Only large and well lighted living space should be photographed. The best spaces are usually living rooms, great rooms, kitchens, family rooms, master bedrooms, and master bathrooms. Other possibilities would be a large foyer, sunroom or porch, or large dining room. Rooms with dark paint or wallpaper should not be used.
Like the outside shot, take the sun into consideration and shoot at a time when you have the most natural light in the room. The best interior shots are those that do not require a flash and which give are bright and clear.
More is not better
Many flat fee mls and for sale by owner companies will talk up the number of photos that you can use on your listing.
You are better off focusing on 6- 12 high quality photos rather than using the 20 or 25 maximum allowed.
Although no buyer may decide to buy your house based on the photos, there is a strong chance that they will not even consider it if the photos leave a bad impression.
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