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Kevin J. May, Serving the Treasure & Paradise Coasts of Florida (Florida Supreme Realty)

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Rainmaker
2,781,173
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

You should always have pictures that match or compliment your property description. Another approach? Entering, walking thru and exiting pics

Apr 22, 2016 04:58 AM
Ambassador
2,178,603
Carol Williams
Although I'm retired, I love sharing my knowledge and learning from other real estate industry professionals. - Wenatchee, WA
Retired Agent / Broker / Prop. Mgr, Wenatchee, WA

It depends on the property.  I have seen listings with a few photos and that was too many.  Others had lots of photos but many were nearly duplicates with a slight angle difference, adding nothing to the presentations.  However many it takes to give a clear vision of the property. 

Apr 22, 2016 05:11 AM
Rainmaker
1,466,207
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Kevin J. May I guess today you can't have too many. How many is not enough?

Apr 22, 2016 04:58 AM
Rainer
7,562
Bruce Specter
Intero Real Estate Services Reno - Reno, NV
20 successful Years in Real Estate & RE Finance

Our MLS max is 24 photos.  If the photos are well done, more the merrier.  I feel it helps the consumer better visualize the property before adding to their list.  Conversely, poorly done photos can really hurt a listing. 

Regardless of the number, make sure every picture counts!

Apr 22, 2016 04:53 AM
Rainer
14,154
Denise Amara
FlyerCo - Coral Springs, FL
Driven by helping others achieve success!

Hi Kevin,

Interesting questions....With the advent of cloud computing and storage, limits no longer seem to have a place here. My thoughts are that as long as each photo is unique, and properly showcases a feature of the property, the sky is the limit for me!

Apr 22, 2016 05:37 AM
Rainmaker
1,712,676
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

It is too many when you do five angles of the same room so that you can max out the picture count.

Apr 22, 2016 05:36 AM
Rainmaker
1,543,833
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
CEO of Vision Drive Realty - Coastal San Diego

I find having 25-50 works best. But, it depends on the size & condition of the property. Less is more with some of my listings.

Apr 22, 2016 05:30 AM
Rainmaker
1,844,301
Lyn Sims
Schaumburg, IL
Real Estate Broker Retired

50 might be needed for 10,000 sq feet.

Apr 22, 2016 05:22 AM
Ambassador
2,684,109
Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

When they are duplicates.  For example, three photos of the same small bedroom.

Apr 22, 2016 05:07 AM
Ambassador
5,049,477
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

I think it depends on the property, and not an absolute number. Too many defeats the purpose of generating interest, to few might not generate interest, especially if they are ugly

Apr 22, 2016 08:31 AM
Rainer
321,564
Melissa Jackson REALTOR
Trinity Premier Properties - Azle, TX
Helping You Make The Right Move

Depends on the size and type of property.  I have seen MLS listings with too many photos of the same room or outdoor area.  Should be uploading enough quality photos to interest a prospect.  Not turn them away.

Apr 22, 2016 08:22 AM
Rainmaker
5,104,931
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Our mls only recently instituted the requirement to have one photo of the front of home in a listing. We are allowed 24 photos. I wish we could have 36. But at some point much more than that may be too much.

Apr 22, 2016 07:51 AM
Rainmaker
5,772,575
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

Kevin,

Too many takes away from the need to show.  There is are no surprises left, nothing to oh and ah over.  A

Apr 22, 2016 07:36 AM
Ambassador
3,164,294
Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

100% depends on the house.  10 is too many on some homes or if they are bad photos.  Our MLS has 45 as a max and 20 on average

Apr 22, 2016 06:52 AM
Rainmaker
1,725,996
Sandy Padula & Norm Padula, JD, GRI
HomeSmart Realty West & Florida Realty Investments - , CA
Presence, Persistence & Perseverance

It depends on the size and price point of the property. If too many toilet photos, viewers get sick and move on to the next property.

Apr 22, 2016 06:51 AM
Rainmaker
2,182,552
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

I like between 20-30 unless it's quite a house !

Apr 22, 2016 06:42 AM
Rainmaker
1,231,853
Mary Yonkers
Alan Kells School of Real Estate/Howard Hanna Real Estate - Erie, PA
Erie/PA Real Estate Instructor

In the dark ages one was sufficient, in the middle ages 8 max, today unlimited. If it's a fixer-upper it is hard to find one good photo.

Apr 22, 2016 06:23 AM
Rainmaker
679,404
Diana Dahlberg
1 Month Realty - Pleasant Prairie, WI
Real Estate in Kenosha, WI since 1994 262-308-3563

Really depends upon the property.  Our MLS allows a Max of 25 photos ... and to be honest, sometimes that's not enough!

Apr 22, 2016 05:19 AM
Rainmaker
4,800,082
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

For some listings, one can be too many.

Apr 23, 2016 05:07 AM
Rainmaker
989,652
Jennifer Mackay
Counts Real Estate Group, Inc. - Panama City, FL
Your Bay County Florida Realtor 850.774.6582

30-50 is to many in my book LOL

Apr 22, 2016 09:07 PM
Ambassador
1,453,069
Susan Emo
Sotheby's International Realty Canada - Brokerage - Kingston, ON
Kingston and the 1000 Islands Area

We're permitted a max of 30 and often that is not enough to show the interior let alone the waterfront, the pool area, the gardens, garage, etc. 

My Sellers want enough to eliminate the lookie loos and yet invite the truly qualified and interested. 

Not having enough photos today is the same as the last century brainiacs thinking leaving out the price will make the phone ring

Apr 22, 2016 10:03 AM
Rainmaker
900,128
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

Fifty is too many. We are allowed up to 25 and most agents use that number; seems right, especially for a bigger property with nice outdoor living space.

Apr 22, 2016 08:58 AM
Rainmaker
2,224,473
Debbie Laity
Cedaredge Land Company - Cedaredge, CO
Your Real Estate Resource for Delta County, CO

I guess it really does depend. I have one listing with so many outdoor features. I need a lot of pictures to show the view and the other amenities. For a typical home in a typical residential neighborhood...I would think 20 to 25 would do it. 

Apr 22, 2016 08:45 AM
Rainmaker
1,771,867
Noah Seidenberg
Coldwell Banker - Evanston, IL
Chicagoland and Suburbs (800) 858-7917

Our MLS allows up to 25. I use as many as I can. It depends on how large the property is.

Apr 22, 2016 08:15 AM
Ambassador
2,161,148
Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES
Tropic Shores Realty - Ich spreche Deutsch! - Spring Hill, FL
Florida Waterfront and Country Club Living

It depends on the property. A small home may just need a dozen photos and be sufficiently covered, a large home with pool or other recreational amenities would need more.  Including a few neighborhood or community photos may also be appropriate. 

Apr 22, 2016 06:37 AM
Rainer
23,254
Erica Love
Brokers Guild Cherry Creek - Colorado Springs, CO

Yes! Great question! When you have too many pictures.... is it like a too long movie preview that makes you think it must suck because they are showing too much of the movie?

Apr 26, 2016 01:55 AM
Rainmaker
4,936,716
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

You never want to give away everything, you still want them to come and look.

Apr 25, 2016 12:08 AM
Rainmaker
5,868,565
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Some large homes do require lots of photos to showcase.    As many as it takes.

Apr 24, 2016 11:16 PM
Rainmaker
5,005,659
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Certainly it depends on the property but 20-25 good photos could be enough for most homes.

Apr 23, 2016 08:34 AM
Rainmaker
1,502,998
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

It varies on the property... sometimes one is too many!

If you're stretching for photos by taking pictures of standard faucets, toilets, etc, that's too many.

When I'm scrolling through and say "Oy! That's a lot of pictures" they have too many darn pictures!

Apr 23, 2016 05:50 AM
Rainer
67,369
Evelyn M Epperson
Coldwell Banker Residential Brokerage - Johns Creek, GA
A Tradition Of [Excellence, Trust & Service]

FMLS only allows 25 photos so I would say 25 is enough.

Apr 23, 2016 01:55 AM
Ambassador
3,345,091
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate Services

I don’t know that a specific number can identify how many is too many. It depends on the size of the property. We need enough to market and showcase … that’s my measure. 

Apr 23, 2016 01:55 AM
Rainmaker
5,583,278
Barbara Todaro
RE/MAX Executive Realty - Happily Retired - Franklin, MA
Previously Affiliated with The Todaro Team

as long as they are quality photos, there are never too many.... if 50 were allowed, I'd provide 50, including outside photos.... "the eye buys"...

Apr 23, 2016 12:49 AM
Rainmaker
7,836,431
Roy Kelley
Retired - Gaithersburg, MD

The quality is more important than the quantity.

Apr 23, 2016 12:35 AM
Rainmaker
4,572,439
Michael Jacobs
Pasadena, CA
Pasadena And Southern California 818.516.4393

Our mls allows up to 99 photos to be submitted.  As far as your question -- it depends.  

Apr 22, 2016 11:57 PM
Rainmaker
3,071,489
Tony and Suzanne Marriott, Associate Brokers
Serving the Greater Phoenix and Scottsdale Metropolitan Area - Scottsdale, AZ
Haven Express @ Keller Williams Arizona Realty

When they are repetitive?

Apr 22, 2016 11:33 PM
Rainmaker
4,434,127
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Depends on number of rooms  in  the house.

Apr 22, 2016 11:33 PM
Rainmaker
823,579
Susan Laxson CRS
Palm Properties - La Quinta, CA
Realtor in San Diego, CA & Naples, FL

Our company policy is that we must use a professional photographer. I think it depends on the size of the home and property/amenities surrounding it.

Apr 22, 2016 11:20 PM
Rainmaker
3,416,038
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

Enough pictures to show what makes the home special without duplicating pictures. 

Apr 22, 2016 10:21 PM
Rainmaker
911,338
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

We're allowed 30, but we're also allowed 2 virtual tours. 30 is usually more than enough to present most homes.

Apr 22, 2016 10:09 PM
Rainmaker
2,362,977
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

probably fifty is too many - we do thirty in our MLS

Apr 22, 2016 10:02 PM
Rainmaker
5,216,900
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Somewhere between 8 and 12 seems to fill the bill!

Apr 22, 2016 09:36 PM
Rainmaker
4,319,419
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Kevin J. May it depepnds on the size of the home. At times I feel 15 for a one-bedroom condo is too much.

Apr 22, 2016 02:56 PM
Rainmaker
1,525,616
Sybil Campbell
Fernandina Beach, FL
Referral Agent Amelia Island Florida

I don't think you can put a definite number on it.  It depends on the house, and many other factors.

Apr 22, 2016 02:08 PM
Rainmaker
3,986,258
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

We are required to ahve one byt up to 16.  when is enough enough when you see the same shot from 4 different angles

Apr 22, 2016 01:33 PM
Ambassador
3,727,873
Patricia Kennedy
RLAH@Properties - Washington, DC
Home in the Capital

It's quality, not quantity that makes for a good photo tour.

Apr 22, 2016 01:14 PM
Rainmaker
1,157,785
FN LN
Toronto, ON

It depends on the particular property, the types of photos and the potential buyer.

Apr 22, 2016 12:14 PM
Rainmaker
3,988,007
Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

Our MLS just upgraded to 30 photos and 3 links that can be used for videos and virtual tours. I son't think that is too many.

Apr 22, 2016 12:01 PM
Rainer
9,866
Meredith Fogle
Old Line Properties - Gaithersburg, MD
Kentlands, Lakealnds, Gaithersburg, 20878 expert

In my opinion, there's no such thing as too many photos - but it's important to choose the right photos that tell the story of the flow and most impressive features of the property while eliminating poor or unecessary shots.

Apr 22, 2016 11:57 AM
Rainmaker
1,209,215
Amanda Christiansen
Christiansen Group Realty (260)704-0843 - Fort Wayne, IN
Christiansen Group Realty

If it's a cookie cutter ranch (3/2/1500) I would say 25 pictures are enough.  If it's a luxury home I say the more the better.  We are allowed 36 in our MLS and most of the time we get pretty close to that.  

Apr 22, 2016 11:55 AM
Ambassador
6,393,609
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

The more pics, the less gas wasted looking at the wrong home.

Apr 22, 2016 11:33 AM
Rainer
77,119
Sandra Steele
Wise Choice Properties, Sedona/Verde Valley Branch - Cottonwood, AZ
Integrity, Knowledge - 37 Years of Experience!!!

Check the limit with you Association of Realtors.  In Arizona at least one is correst.

Apr 22, 2016 11:28 AM
Rainmaker
1,153,794
Kevin J. May
Florida Supreme Realty - Hobe Sound, FL
Serving the Treasure & Paradise Coasts of Florida

As a local measuring stick Celine Dion's 27,000 SF of living area in three distinct residential structures on Jupiter Island and situated on 5.7 acres displays just 32 photos with about half of them being outdoor shots. The adjusted price is now $45.5M, reduced from the original LP of $72,500,000.00 for anyone who's interested in their own private waterpark.  

Apr 23, 2016 02:38 AM