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Doug, I would cover an area not mentioned and that concerns photos of foreclosures. My investors would like to see the home as it truly is and more photos including the not so complimentary ones that show major damage or destruction. They just don't want to waste their time if the price does not match the work they have to do inside. Display the home as it is with photos-that will help sell it faster!
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Thank you everyone for your comments. It is always interesting to see different opinions. Photography is my niche. Angle, position, lighting, number of photos, editing, and sequence of photos all make a difference according to professional photographers and studies over the years. The first photo a Buyer should see is the most attractive feature of the home. A photo that captures attention. One photo is not enough, 50 is too much. Optimum is between 10 and 20 depending on the home. A 50 room mansion, 20 photos won't cut it. A studio apartment, 10 may be too many.
What Buyers have expressed to me is they want to see the front, kitchen, common living area, master bedroom, master bath, bedrooms, guest baths, back yard. There's 10 photos for a 3 bedroom 2 bath home. From past studies that is the recommended sequence based on importance to Buyers. Closing out with how the back yard feels. Most Realtors shoot photos from the bedroom doorway. Which may be the wrong position and angle. It may not tell Buyers how the room feels. A single shot overlooking bed toward a mountain, lake, beach or pool tells more about how the room feels when waking up to a new day. Living room photo from the doorway may miss the view of the front courtyard. A single photo with such an angle would create the feel of the room. No need for three photos of the living room, that one photo can say it all. With that said, for the photos of your next listing ask the important question, "How does this space feel?" Then take your photo or instruct your photographer to take photos with that feel in mind. Pick the best 10, if you absolutely feel the need for more, then add just those that say something about the feel of the home. Fewer is better, otherwise Buyers may lose curiosity and not want to see the home in person
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Most buyers don't seem to care as long as the quality is good enough for them to get a good idea of what they expect to see in person. Some properties, 8 photos is enough, and others, 30 isn't always enough.
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Everybody says they want more.
The truth is there simply needs to be enough...and not one pic more.
Just because you can stuff 150 images in the mls does not mean you should do so. STOP THE MADNESS and return to sound marketing.
Sound marketing is showing the assets of the property to create the need to call their agent and make an appointment. What stuffers are doing is UNSELLING the property. Stop the madness.....or is it too late?
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Buyers want to see a lot of photos. They love seeing kitchens and great backyards. In today's online world high quality photos are a must!
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They want good photos, they want lots of them, they want to see both inside and outside of home, they want commentary under the photos. Sadly more agents don't provide any of this, than do.
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My impression is that most buyers have low expectations when they view listing photos on the MLS.
If the photos uploaded with a listing are taken by an agent who lacks photographic and compositional skills, or by a company photographer who takes MLS photos in bulk for the brokerage, then you'll likely see disappointed viewers of those photos. On the other hand, if the agent or photographer has above-average skills and some involvement in the outcome, you can expect views that will tell the buyer quite a bit about the property.
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Buyers want to see what the floor plan is and how the rooms flow together. If there are special features mentioned in the marketing remarks then there should be photos of the feature.