Smart home sellers want as many buyers as possible to see their home. That means the home has to look great not only in person, but also in photographs.
Making a house shine online starts with choosing a Realtor who prioritizes photography, says Barry Bevis, broker/owner of Bevis Realty in Tallahassee, Florida, and author of a blog at BadMLSPhotos.com.
“If (a Realtor) doesn’t take good pictures or pay somebody to take good pictures, you should reconsider listing your house with them,” Bevis says. “Most people find their home online. Even if they’re working with a Realtor, they find that house and look at the photos.”
Some agents post dozens of photos while others are more selective, says Lee Manning, owner of Lee Manning Photography in Ventura, California.
Manning says he prefers to limit the number of views, letting buyers use their imagination and allowing more time to capture the best shots.
“There’s always a danger that if you show too much, buyers will find out what’s wrong with the house to them and eliminate the house instead of exploring it further,” Manning says. “And at a certain point, you’re taking 3 pictures of the laundry room. That just doesn’t make sense.”
If a room doesn’t photograph well, Manning says it’s fine to just leave it out. An example would be a room that’s so small that the best angle features the doorway rather than the space.
Sellers unwittingly do plenty of things that annoy photographers: dictating when photos should be taken, hovering around while the photographer works and even trying to tell the photographer what to photograph or how.
Rather than micromanaging, Manning says, sellers should step back and “trust the person who takes photos for a living.”
If you’re painting the interior of your home for resale and want a look that’s light and bright, don’t use dark colors, which make rooms feel smaller and are a bit harder to photograph, Manning suggests.
It’s fine to use white, other neutrals or even strong colors, if they complement the home’s architecture.
If you’re remodeling for resale, don’t put in black marble countertops or black kitchen cabinets.
“It’s really difficult to make that look good,” Manning warns.
If you’re staging your home, keep in mind that what looks best for open houses or showings isn’t necessarily right for photography, says John F. Walsh Jr., a realty broker and owner of Hearthtone Video and Photo in Minneapolis-St. Paul.
Walsh likes to remove or hide things like dish towels and electrical cords that can be distracting in photographs.
But he also likes to add things like a coloring book in a child’s bedroom that show how the seller uses the space.
What gets changed is a matter of trusting the photographer’s eye.
“Let’s say somebody has a set of lipsticks all in a row,” Walsh says. “If it looks visually interesting and adds an emotional response, it’s a good addition. If it just looks like clutter, take it away.”
Bevis, who has a sharp eye for what works and what doesn’t, offers these other tips:
Hire a professional house cleaner and landscape crew. A bit of dust doesn’t show in pictures, but smudges on doors or countertops can reflect light oddly and dirty tile grout attracts the eye and creates a negative perception, Bevis says.
Remove evidence of pets. Many people are allergic to animals or believe pets cause added wear and tear in a home.
“Dog bowls, cat bowls, play toys — any of those kinds of things are going to turn off a large segment of buyers,” Bevis warns.
Take down seasonal decorations. What looks right in December will look very wrong if your home is still on the market in March.”Some homes are more difficult (than others) to sell,” Bevis says.
“The market goes through fluctuations. Christmas tends to be the slowest time.”
Move cars out of the driveway so they don’t block the front of the house or create a distraction through the windows.
Turn off TVs. “Nothing distracts more from looking at a room than trying to figure out what’s on a TV screen in a photo,” Bevis says.
Turn off ceiling fans. “You see tons of pictures with blurry ceiling fans,” Bevis says. “Buyers won’t assume a fan doesn’t work if it’s not moving in a photo.”