Last updated on December 1st, 2024 at 02:21 pm

The internet is the first place buyers go to start their search for a new home.  High-quality photos posted on property listings are essential if you want to attract the attention of more buyers.  Some real estate agents who have skills can take high-quality images without the use of a professional real estate photographer.  The decision about who takes the listing photos should be based in part on the selling price of the home. Learn what it takes to create great photographs and 360-degree videos of your client’s house. 

Home buyers want to see great photos

All potential home buyers want to see good photos but buyers looking at lower-end homes and fixers will not be as critical about the quality of photos.  According to the National Association of Realtors, high-quality photography gains 118% more views.

If you are offering a home in a high net-worth area, it’s best to exhibit professional photography.  Listings in higher price ranges sell 32% faster with professional photos.  Often these are larger homes with many angles and rooms.

 Professional photographers have the skills necessary to show difficult spaces in the best light.  Lighting is also important and most real estate agents with good skills do not have the right equipment to improve on low-light homes.  

I have seen many smaller ranch-style homes with few windows and many of them have window coverings that do not let much light in even when moved open.  Until the past few years when mobile phones improved their cameras and added wide-angle lenses, photos taken by many agents left a lot to be desired.  

Also, the resolution on mobile phones and computer monitors shows every scratch and nick in a wall.  Every agent wants to show their for-sale property in the best possible light.

On occasion when I have taken photos of vacation rentals, I will miss something and have to go back and take another photo.  One time a bed was not made properly, it looked wrinkled.  Another time I did not notice a soft drink can on a living room table.  My advice to any agent planning to take photos is to walk through the house first.  Look for anything out of place.  Use

our keen eye to find anything that is out of place.  If you are using a real estate photography company, expect them to go over the house before they take photos.  

Get ready to take better photos

1. Initial Preparation

• Conduct a walkthrough with the homeowner to assess the property’s current condition.
• Make recommendations for repairs or updates to enhance the property’s appeal (e.g., repainting, patching walls, fixing broken fixtures).
• Schedule any necessary cleaning services, such as deep cleaning or carpet cleaning.
• Arrange for any staging, if necessary, including furniture rentals and decor setup.

2. Exterior Preparation

• Ensure landscaping is neat (mow the lawn, trim bushes, remove weeds).
• Clean sidewalks, driveways, and patios with a power washer.
• Arrange for fresh mulch in flower beds.
• Clean or repaint the front door, if needed, and add a new welcome mat.
• Remove any personal items, such as lawn ornaments or children’s toys.
• Check exterior lighting and replace any burned-out bulbs.

3. Interior Preparation

• Declutter and depersonalize (remove family photos, personal items, and excessive furniture).
• Clean windows inside and out to let in more natural light.
• Remove or cover any visible cords and electronics.
• Ensure all surfaces are spotless (dust furniture, clean mirrors, wipe down counters).
• Arrange furniture to create open, inviting spaces.
• Remove or hide items that may be distracting or unappealing, like pet bowls or litter boxes.

4. Staging and Styling

• Stage rooms to highlight their functionality (e.g., add fresh towels in bathrooms, and a bowl of fruit in the kitchen).
• Add subtle touches like flowers or plants to create warmth.
• Open all blinds and curtains to maximize natural lighting.
• Place any necessary lighting in darker areas to improve visibility for photos.
• Ensure bed linens are fresh, and pillows are fluffed.
• Add seasonal decor if it enhances the home’s appeal without being too personal.

5. Final Touches

• Set the thermostat to a comfortable temperature to create a welcoming atmosphere.
• Double-check all light fixtures and replace any dim or burnt-out bulbs.
• Inspect all rooms for minor details (fluff pillows, adjust decor, check for smudges).
• Confirm that each area is clean, organized, and ready for presentation.

6. Prepare for the Photography Session

• Create a list of angles and features to capture for each room (important for showcasing the property’s best aspects).
• Arrange for professional real estate photography if not take photos yourself.
• Coordinate with the homeowner for a time when they and their pets are out, ensuring no distractions during the shoot.

These steps will help make the property look its best and ready for a successful listing photo shoot.

Types of photography

And you thought that just taking photos was all there is to it.  Technology has exploded and has worked its way into real estate listings.  Professional real estate photos, videos, and aerial photography are considered normal and necessary.  The types of photography listed below can be combined with each other to generate great marketing materials.  

1. Aerial Photography: Taken from drones or helicopters, these shots provide a bird’s-eye view of the property and surrounding area. Useful for showcasing large properties, proximity to amenities, and scenic views.
2. 360-Degree Photos: Allows potential buyers to explore rooms in an immersive experience, seeing every angle and detail within a space. Often used in virtual tours to offer a comprehensive view.
3. Walkthrough Video Tours: These guided video tours take viewers through the home, giving them a sense of the flow, layout, and feel of the property. They can be narrated or set to music, and are popular for online viewing.
4. Wide-Angle Photography: Captures more of the room in a single shot, making spaces look larger and more inviting. Ideal for living areas, bedrooms, and kitchens.
5. Standard Photography: Provides a clear, straightforward representation of the property. These shots are typically the foundation of any listing and focus on showcasing each room with accurate colors and lighting.
6. Twilight or Dusk Photography: Captures the property during “golden hour” to showcase its evening appeal. The lighting at this time creates a warm and inviting atmosphere, especially for properties with attractive exterior lighting.
7. Detail or Lifestyle Shots: Focus on unique features, finishes, and amenities, like a cozy fireplace, luxurious bathroom fixtures, or an upgraded kitchen. Adds emotional appeal by highlighting lifestyle elements.
8. Virtual Staging Photography: Uses photo editing software to add furniture and decor to vacant homes, giving buyers a sense of how the space could look furnished.
9. Floor Plan Photography: Uses 2D or 3D images to show the layout and dimensions of the home, offering potential buyers a clear idea of room sizes and overall flow.
10. HDR Photography (High Dynamic Range): Combines multiple exposures to capture details in both bright and dark areas of the image. Useful in rooms with natural light to avoid overexposure or shadows.

Each type of photography enhances specific property aspects, and combining several creates a comprehensive and appealing marketing package.

If you are selling property in areas with unique settings such as a beach, mountains, a valley, etc., consider using a drone.  Along the Mississippi Gulf Coast, real estate agents often order drone photography.  Good drone photos can show prospective buyers how the property is close to the beach.  

it’s one thing to discuss that the property is “beach close” but good aerial shots will show them exactly where it is located in relationship to the beach.  If you live in an area where drone photography is not restricted (not near an airport), you can buy a small drone and create these photos yourself.  This drone from Amazon is inexpensive and should produce photos that will take your project to the next level.

I like the walkthrough narrated video tour.  Not only do prospective buyers see the property and put themselves in your shoes as you walk through, but the narration is a plus.  You can discuss specific things that may be missed with photos alone or a non-narrated video.  Some real estate agents like professional images of the property at dusk or evening with accent lighting.  

Do you want to take your own real estate photos?

Show the property’s best features with your good real estate photography.  You do not need high-quality equipment to take decent photos.  Your late-model iPhone or other cell phone can take excellent photos.  Real estate pictures are about how you center the room and items to get the best features.  Lighting is very important.  

Plan to take your photography during mid-day with all of the window coverings moved aside or up to the top.  Turn on all of the lights and turn off all fans, TV, and anything that moves.

Consider doing a walk-through video.  I like to take photos first making sure that the lighting is good and everything is ready.  The best possible way to do the walk-through video is to hold the camera on the horizontal.  Toggle between normal and wide angle.  Walk slowly through the room, and move the phone with a deliberate slow movement.  Walk up to decorations or pa

rts of the house you want to emphasize, it’s similar to zooming in.  

Now that you have the video, it’s time to work with it.  Buy the latest version of Camtasia software for your computer.  

Camtasia allows you to upload videos and photos from your phone camera for editing.  This software is where the magic starts as your video becomes a professional presentation to hook potential clients.  There are plenty of YouTube videos on how to use Camtasia.  I learned Camptasia years ago and have upgraded as it has been improved. 

Buy this microphone and holder set from Amazon.  Set up the microphone next to your desk so you can pull it around and use it to narrate your video.  If you are familiar with social media, you can use it for that too.  

Drag the iPhone video into a new project.  When the video is lined up on the screen, select Voice Narration from the menu on the left.  A red bar will appear “Start voice recording”.

 I recommend that you watch the video first and make notes.  Start playing the recording and click on start voice recording.  Tell your story as the video moves forward.  When you hit the end, stop the video and stop voice recording.  

Next, delete the audio track that was part of the original video.  Just click on it and hit delete.  There will be two tracks remaining, the video and your narration.  Save it and export it to a local file which will be an mp4.  When the video has been converted to MP4, you can upload it to the MLS YouTube, or your website.  I understand that these are not the most succinct instructions but I wanted you to get an idea of how easy it is.  Check out the Campasia website.

360 Degree Photography

As the listing agent, you can help your clients by creating a 360-degree project to help prospective buyers see the property in a 3D manner.  Zillow offers a powerful tool at no cost called Zillow 3D. Check out this YouTube video about the Zillow 3D home app.  The software works on mobile phones.  

You will need to buy a camera, the one that I recommend is an Insta360 One RS X2 or X3.  These are 360-degree cameras.  You place the camera on a tripod in the center of the room (or a better location), move away from the room, and take photos with your mobile phone.  

I think the system is easy to use but if you are not inclined to make the investment or do this yourself, you can find the right photographer who does more than just still photos. You will see from the video that taking these great photos will make a huge difference in your real estate business. Remember the cost of the 360 camera and Camtasia software is tax deductible for real estate professionals.

Many real estate pros learn how to take great photos and videos including drone shots.  With the proper equipment (at a reasonable cost), creating your own materials will not take a lot of your time.  I find that getting involved in making my own 360, walk-throughs, and photos is enjoyable.

 You could charge your sellers for this work or tell them that this is part of the service.  The real estate industry thrives on doing things for our clients, this is just one more thing you can do for quicker sales. 

Youtube your guide

I can not emphasize enough the valuable videos on how to accomplish real estate photographs and videos you can find on YouTube.  Everything from how to operate the camera and software to the best ways to take your videos and photos on site.  You want that great first impression of your client’s property to stand out.  Use the considerable years of experience you will find on YouTube watching their “how to” videos.  You will gain a lot of experience by experimenting with what you have learned on YouTube.

That professional photographer

Much of what has been discussed above may appear to direct a real estate agent to take their own photographs. This is not our intention. You can always rely on a professional photographer to do a better job unless you as an agent are also a professional photographer. As mentioned above, the higher the price for the home, the more discriminating buyers are. Excellent photographs and even aerial photos will sell your property faster regardless of price. That professional photographer touch should always be welcomed by your selling clients.

When the selling price of the home is lower, you may want the client to pay the bill for the professional photographer. If they decline, you can step in and take “free” photos. Some real estate agents pay a professional photographer when the listing price is higher. The decision on who pays is usually driven by the marketplace. Prices for a 3 bedroom, 2 bathroom home can range from $80-$200 again based upon market pricing.

If you are going to hire a professional photographer, you should consider including drone shots when the house is located near some features that will help you sell the property. Features can include bodies of water, rivers, parks, schools, or other places that prospective clients can place a value on. Many professional photographers can take drone photos in areas away from airport landing zones. Consider asking your professional photographer to take a 360 tour, many have the equipment to do that.

You should locate a professional photographer on your list of vendors as described here. Ask other agents for referrals. Look at the work of multiple professional photographers and decide who to add to your list. Of course, locating a professional photographer in advance of a listing will make the process go faster.

The key photo

All MLS organizations require at least one photo of the front of the house. Frankly, the front photo is often considered the least attractive photo in the group. You need one for the MLS and to show prospective buyers but there are often better things to focus on. Consider a vacation rental property. The trend is to take the key photo of a great kitchen or active backyard. While you can not place these as the first photo in most MLS listings you can use a well-shot and perhaps staged photo in your marketing. Pick the best area and ask the professional photographer to take several shots from which you can choose. Make that your second photo so you are showing the highlight of the house. There are also recommendations on the order of placement in the MLS which will not be discussed here.