Not enough photographs
If you really want to telegraph that there’s something wrong with your house, put too few photos out on the internet and the silence will be deafening.
Buyers these days spend a lot of time poring over photographs trying to decide which homes they really want to see. If they really like your house, they will want more content from you. In addition, you also want to put just enough out there to get them to make a decision to physically see your home. For most homes, 20-25 photographs seems to be the sweet spot.
If it’s done right, they may have made a decision to buy before they get there.
Amateur photography
This is where I get the most “joy” when looking through listings on the MLS. I’m shocked at agents and/or owners with today’s technology that end up with the following:
- Fingers in frame
- Pets in the photo
- Blurry photos
- Under / over exposed photos
- Grainy photos
- Bright lights in the photo that overshadow everything else
- Messy rooms
- Weird angles where you have to turn sideways to figure out what’s what
- Out of date photos (Winter photos when it’s a Spring listing)
- Photos directly into the sun
- Unsightly scenes shown on the TV in the room
One of the easiest way to avoid all the above is to hire a professional. That might mean an agent with a good photography history or a professional photographer.
Absent photography
There are a certain minimum set of photos that must be included in every listing. In fact, in my opinion, the order of those photographs should follow a pattern. Here’s my minimum list.
- Front Exterior – showing front door
- Kitchen showing wide shot
- Kitchen showing cooktop
- Kitchen showing oven
- Kitchen showing sink, especially if there’s a nice view from the sink
- Master bedroom
- Master bathroom showing vanities
- Master bathroom showing tub/shower (2 if separate)
- Master closet
- Views from the Master Suite if they are good
- Foyer
- Living Room
- Dining Room
- Breakfast Room
- Back Deck
- Back Yard
- Laundry Room
- Secondary Bedrooms
- Secondary Bathrooms
- Terrace Level photos (should be multiple if finished)
- Anything extra (pool, hot tub, exterior fireplace, grille, fish tank, etc.)
“Busy” photos
The less you have to visually take away from a room, the better. That means clean countertops, uncluttered rooms, walls with some open space, empty driveways or garage, open shelving and cleaned up play areas. Simplify the rooms by taking away and boxing anything you haven’t used in the last week. I have asked several clients to ultra-organize their kitchen pantries, with some very nice results. A really clean pantry can convey that you have cared for the home, making it more attractive to potential buyers.
By Michael S. Hickman
Keller Williams Realty Community Partners
Mike@kwHickman.com
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