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Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sat, 04 Oct 2008 17:05:27 -0500

Pictures speak louder than words. Take a few moments and check this out. August Gilges (www.ZingDing.com) contacted me a couple of months ago. A client wanted to order a custom eCard but needed a photographer.

The home is incredible, and we debated about whether the homeowner wanted a Hi-Def virtual tour as well as photography. Executive decision time. :) I did the hi-def tour. If he chose not to use it, I'd use it as a sample of my work.

(Who built that masterpiece? Leon Simms, the homeowner!)

Real estate marketing begins with high-quality photography, and we are honored to be a part of yours!

Do you know who to call?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sat, 04 Oct 2008 16:11:01 -0500

"You don't have to know how to do everything...you just have to know who to call."

A "FSBO" (for sale by owner) called to ask that I do a virtual tour of his home. The tour was done. The homeowner explained that Bill Bayless had previously done the photography of his home, and the homeowner asked if I would consider using Bill's photographs in my virtual tour. My heart swelled. The chance to use legendary Bill Bayless' work on my tour was exhilirating. I asked that Bill copyright his work, because I want to give him credit for the stellar work that he does. Bill and I have since become friends, and we do lunch when we can.

While doing the same virtual tour, I advised the homeowner to contact Rob and LiAnne Ames of www.HigherImagePhotography.com for an exterior photo of the home. Rob and LiAnne Ames are able, as their company name suggests, to take photos from "up in the air." Many real estate professionals in the Portland and Vancouver area call on Rob and LiAnne as their secret weapon. The exterior photo of the above tour is indeed Higher Image Photography's work, not my own.

In today's market we have all got to think *outside the tour.*

Who would you consider your most valuable resource?

What you Hear and what you See

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Mon, 30 Jun 2008 20:23:38 -0500

What you hear is "We decided to take the house off the market over the holidays." What you see is that property being listed with someone else within a week.

As soon as the sign is in the yard, every perceived promise you made at the listing appointment is going to be under the microscope. Homeowners are on realtor.com or your local MLS in a New York minute comparing the marketing done on their own home versus that on the same-floor-plan neighbor's house.

"The house across the street looks much better." "They have a *real* virtual tour, not a slide show like we were given."

It's not all about getting homeowners to sign. That's where it begins.

An agent can put genuine virtual tours and photography on 20 homes for less than the commission on *one* $300k house at 6%. Looking at this from another angle, a homeowner is *much* less likely to change agents if they feel their property is being marketed properly.

Ya think?

Who are you trying to reach?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sat, 07 Jun 2008 20:26:23 -0500

At any given time, when spending precious gas combing the neighborhood we've decided to move to,

Five homes have For Sale signs, 3 of whose flyer boxes are empty.

One of the remaining 2 homes has a property-specific website such as www.MettlerManor dot info which directs viewers to your stellar 360° virtual tour (or your 4 best still photos).

These potential clients/buyers come away with

2 flyers
on one of the flyers is simply www.MettlerManor dot info, from which they can download the flyer.

Who pays attention to your marketing?

The homeowner (if the flyer box is empty, you're going to hear about it in a New York minute)
Neighbors who have been thinking about putting their house up for sale
Buyers who need a listing agent for their own home

Who are you (as the listing agent) trying to reach?

Designated Brokers--Don't Let it Happen to You

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Fri, 30 May 2008 08:42:30 -0500

Designated Brokers know all too well that when one of their agents loses a listing, the agent hurts more than her own reputation (our agent was with FillInTheBlank).

"Our last realtor dazzled us with the offer of a Virtual Tour and was friendly. Sign us up!

"The real estate sign was up quickly, then the flyers came ... and we kept waiting to see the Virtual Tour. It never showed up. Finally our agent told us to go to www.RMLS.com and input your listing number, then click on Virtual Tour!

"It was nothing but a SLIDE SHOW."

Doing the Math

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Fri, 07 Mar 2008 14:51:16 -0600

It's not hard to spend money on marketing real estate. 800 flyers x 39 cents is $312 (plus tax) by itself. In today's market, I have no idea how many flyers are used. Many homeowners would be offended if their agent wasn't driving over at least twice a week to refill the box. (You must not be doing your job!)

Consider the expense of a virtual tour.

Add a sign rider with a panorama on it and a "dot info property-specific web address." We began offering these to our clients a couple of years ago, and they have really evolved. If the flyer box is empty, people can copy down the property-specific web address and check it out when they get home. These viewings amount to as many as our local MLS and realtor.com combined. Some folks see the logic in putting one flyer only which cannot be removed, and replacing the "refill frenzy" with the sign rider. Homeowners feel special. Buyers can see "the inside of the house" and don't need to get out of the car for a black and white flyer that does less to help the sale of the house than the rider does. You save money.

One of my clients used to handle small business bankruptcies before she retired. She explained that small business owners spend money on the wrong marketing. Many times they were just dumbfounded. "I don't understand why it didn't work. I spent all kinds of money on marketing!"

Consider carefully where you invest your marketing dollars. Can you really analyze what works? What speaks loudest to your clients.

My clients find that sending preparation tips to make sure the house is in show condition, then following up with a virtual tour (they use our still photos in their marketing), will cost them much less in the long run, because the homeowner can "see and feel" the marketing they are doing.

Jack of All Trades? Not me!

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Tue, 04 Mar 2008 20:09:34 -0600

Today, I met with a Paula Short, graphic artist/web designer and am happy to say I am adding her to my Resources page (cough -- it will be up in a couple of days!) on my web site. She's local (Portland, Oregon), and that's really important to those who want to have a face-to-face meeting with people before they do business. Now I will be able to refer them to someone local who has 20+ years varied experience. Her sister is a real estate agent, and Paula designed her website as well. Here is Paula's website.

What I liked about Paula is that as soon as we were put in contact, she suggested a meeting at Starbucks (a major plus!). We're in related fields (web sites and virtual tours), and our skills dovetail very well.

Like me, many people go through a few web sites (the free one, the bargain one, then one that actually works). They ask where to go for a good website. My web site guy is in Mainland China. This worked well for me because I would communicate everything in writing, then he'd do it. If it wasn't the way I wanted it, I'd re-read my instructions and always get a good laugh out of it. As I say, though, lots of people want to talk things out.

Paula whipped out one of those new IPODs! What a trip those are! Click, you're on YouTube. Click, you're on her website. Click, you're looking at the photo of me that she took when I wasn't looking (now that was scary).

Have a great evening!

Another DIY Option!

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Tue, 04 Mar 2008 17:10:16 -0600

I just saw an article you may want to read if you are willing to try DIY systems!

Why am I sharing this with you?

Because so much of my business is gained after well-meaning Realtors have called me in desperation after photographing their listings ("Hey, here's a corner I can cut!"), returned several times when the homeowners were not home ("I'm still saving money!"), turned out a poor quality flyer, then given up, several days later.

I respect the amount of money Realtors have to invest just to get going. It's almost scary.

The investment in a quality virtual tour is so tiny and goes so far. Can't tell you how many times I've heard my realtors on the phone "Well the photographer is here right now," or the homeowner on the phone "My Realtor had a photographer come out to do a REAL virtual tour--you should see..."

It makes me smile :)

Daves View in Kalama

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sat, 23 Feb 2008 19:16:21 -0600

Daves View in Kalama, Washington, is known for homes that knock your socks off. The Columbia river separates Oregon and Washington from east to west almost the entire length of the state, then takes an approximate 90 degree turn north at the southwest corner. Follow it north a ways, and Kalama overlooks it.

I've been blessed to be asked to do countless virtual tours of homes overlooking the Columbia. I thought you'd enjoy this one in Kalama. Walls almost 30 feet tall in the great room are just the beginning. I can't even describe it. If you're a real estate professional in the area, you owe it to yourself to check this castle out. Stained glass windows between rooms? (You can just see it peeking at you in the master bathroom.)

Thanks go out to Dennis Jensen of Century 21. A true professional trusts another true professional to "do their magic."

Dawn Shaffer, General Manager, All About Virtual Tours LLC www.aavtllc.com

Where do your viewings come from?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Fri, 04 Jan 2008 19:56:18 -0600

It was a surprise to me that one of my favorite virtual tours, a million-dollar-plus home in Ridgefield, WA, has received more hits (viewings) from realtor.com than our local MLS.

A lot of people assume that because their listing is on realtor.com that their tours are too. Remove the wool, people. You might be overlooking more powerful marketing than your local MLS.

Take a moment and click on the small blue circle at the bottom of the tour to examine this hit report.

Now, think how reassuring it is to the homeowner to be able to see for themselves that you're "putting the tour out there for everyone to see."

It used to blow me away what a small percentage of realtors will pay the $25 to link virtual tours to their listings. If $25 will get your listing more viewings than you receive on your local MLS, maybe you should think about it.

Personal Shoppers - Your New Best Friend.

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sat, 15 Dec 2007 18:40:20 -0600

Stopped by this afternoon to see Christina, my personal shopper at The Store That Understands Customer Service.

Christina is a Goddess. I bought some things recently, and she sent me a personalized thank you card and wished me well on some upcoming presentations. Wow, that made me feel special.

I called her to thank her for the card and said I'd be coming in to pick out some more things which would dovetail with the "big pieces" I have been enjoying since I bought them.

Today, my husband said "let's go see Christina." She helped me pick out a few things to "get a feeling for what I wanted this time," got me situated in a dressing room, then she Worked Her Magic.

I dislike shopping, but she makes it fun. She *listens* to what I want, doesn't bring me things that aren't my style or are in the wrong fabric, and I feel like I've been dressed by a professional. Well, I have!

Why am I writing this? Because it parallels with anyone in the service industry. Are we order takers or do we listen to what people need? The only way to develop relationships with others is to have a *conversation,* not *talk at them.*

Merry Christmas, everyone!

Do you like techy stuff?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sun, 18 Nov 2007 18:09:52 -0600

My husband really enjoys looking at new technology.

So when he emailed me this I had NO idea what he'd found.

I guess the guy written about has been trying to "program" his new car for 18 hours!

If you like gadgets and cars, take a minute. You'll either be enthralled (Dave) or holding your head (me). Remember when just getting air conditioning was such a COOL (no pun intended) upgrade? (Well, that dates me!)

Lost Listings

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Thu, 15 Nov 2007 09:06:51 -0600

I have a few thoughts you may not have considered, and you want every edge you can get.

Picture yourself driving to your next (or last) listing appointment. You've gone over the "main points to cover" a zillion times. Your agency rocks because, you rock because, yada yada. Well, your client's going to fall asleep as fast as you do when someone tries to sell you something you have heard a million times.

Still with me?

All the homeowner cares about is that you're going to make her home look better online than the guy across the street's house. She will be online when she can't sleep comparing your technology with the neighbor's house. If your photos are inferior, if your virtual tours aren't virtual tours, and the house doesn't sell,

Make No Mistake. She will be telling the next realtor, in her own words, that it was your fault because you didn't "advertise the house very well." All you know is you "lost the listing."

If you use the best, your clients may call you to suggest lowering the price, because they will know it can't be the marketing.

How much does a virtual tour cost?

How much does a lost listing cost?

Many realtors are too busy to comb MLS, but it's the best time you'll ever spend. The assistant who takes your photos doesn't WANT to lose the "fun part" of her job so you're not going to get it straight from her.

If you don't have an eye for the camera, well, start by looking at the best.

Personal Shopper (THERE is a word that turns ladies' heads!)

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Mon, 12 Nov 2007 07:30:04 -0600

The ladies are nodding. Guys, ask the ladies if you don't get it!

I don't really know how to choose clothes, but I know who does! That's what life's all about. I don't have to know everything, I just have to know the professionals to call. (I'm not sure if I should mention the name of the store so I'll let you fill in your favorite oh-so-worth it store with a personal shopper)

I bought the *sweetest* jacket, camisole and slacks. I left the slacks 2 days to be shortened.

When I picked them up, there was a coupon on the counter, something about their huge sale. I asked the girl what this was all about. Turns out my suit went on sale and they gave me $110 back! (So of *course* I picked up another jacket, which I'll wear with dress jeans!)

We're all about YOU! When YOU are ready to trade up, I'm your personal virtual tour shopper!

Landmarks? Street Names?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Tue, 30 Oct 2007 12:38:59 -0500

A kind friend told this story, and I thought you might enjoy it too. He was driving in Los Angeles in the midst of morning traffic when he heard over the CB,

Lost Trucker: "I've never been to this area and I don't know which direction I'm going."

Sid: "I'll try and help. What do you see?"

Lost Trucker: "Just buildings and traffic. Everywhere."

Sid: "Which freeway are you on?"

Lost Trucker: "The I5."

Sid: "Okay: Now: Look out your driver's-side window. Do you see the sun?"

Lost Trucker: "No. It's out my passenger's-side window. Don't you want to know what exit I just passed?"

(I had one of those "deer in the headlights" looks on my face.)

I5 runs north and south. If the sun's out the passenger's-side window and it's morning, um. Okay...I think that makes him headed north.

We're up here in God's country and sunny days are in the minority. I'm all ears when someone has the answer to being lost!

Landmarks or Street Names?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Mon, 29 Oct 2007 16:48:15 -0500

I have to laugh!

We must all "hear" directions differently. When people give me directions, I "hear" street names.

I grew up in the San Fernando Valley and never got lost because the street names and numbering system were on a perfect grid (I think that's what you call it). If all else failed, you could look at the mountains and know which direction you were going. It took me decades to realize you could use the sun as a reference because I never needed to!

I absolutely love living in the northwest because we've got inclement weather, and I grew up with what felt like one season. But it doesn't take me much to get lost, and I think I'm too old to morph into a landmark person.

Where's an arborist when you need her?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Mon, 29 Oct 2007 09:02:16 -0500

In the Northwest, we're blessed with lots of rain. I love it up here. We have seasons (unlike where I grew up, in SoCal). Landscaping looks mature in no time at all, and it's a pleasure to photograph real estate because of it.

Homeowners put their homes on the market and do all they can to prepare for photos and virtual tours. Perhaps they have the luxury of a gardener!

Then I show up to do the virtual tour and can't do the home justice because the front of the house is behind those beautiful, mature trees. It's almost as though the house has "its hand in front of its face."

Make sure that you've got an arborist in your arsenal of resources and if your new listing needs her services, get her involved. The buyer will appreciate being able to see the house :)

The Proof's in the Pudding

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Wed, 26 Sep 2007 18:44:48 -0500

That's what my grandma used to say.

In our market (Portland/Vancouver), sales are slowing down. Two years ago, the for sale sign was barely in the ground when the offers came in. You know the drill, the pendulum swings.

I advise "my realtors" when they go on listing interviews (homeowners are taking their time and choosing) to recommend that the homeowner visit the webpage of each realtor they're interviewing. "Take a look at the photos my competition feels are suitable to sell homes."

See dishes in the sink? Shoes in the entryway? The photographer in the mirror? Are the photos too dark? (you get the picture)

Is the virtual tour interactive? More importantly, do you know what that means?

The proof is in what has already been done, not what someone promises to do.

Can you Break It?

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Thu, 09 Aug 2007 12:22:40 -0500

A client builds custom homes, and we were chatting about "how much is too much" on a virtual tour.

He remembers being told years ago by an art teacher that it's important to know when to stop. He said time and time again, the teacher would be heard whispering that it was time to stop...it was perfect the way it was. He'd be sure that he could improve on it if he just tried this, or added that. And often, he would "break" it. Once you break it, it's difficult to go back.

Can the same can be said of virtual tours? Is it important to show every powder room, every architectural nuance, everything?

We will do anything you want...we work for you. But consider leaving something to your buyer's imagination. That's what the real estate professional's job is.

Dawn Shaffer

Homeowners - Something to Consider

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Thu, 09 Aug 2007 11:45:19 -0500

Your buyer will not be able to get financing if your house is overpriced. It's that simple. Would you buy your next house if the appraisal came in $40,000 higher than you offered? Probably not.

Most realtors know someone who has been fired for "nonperformance" and are hesitant to invest in quality marketing such as virtual tours when forced to overprice.

When the third agent is successful (because the you agree dropped the price), is it because she's a genius, or would it have been better to to price the house realistically at the start, have quality marketing, and move on?

You hired a professional. Don't tie her hands.

Dawn Shaffer

Slide Show on 1.1 million listing in Vancouver, WA

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sun, 24 Jun 2007 11:16:05 -0500

One of our clients prefers RTV slide shows on her listings to virtual tours, and when she put her 1.1 million house on the market, it was with a supersized slide show. Take a peek!

http://www.realtourvision.com/tour/RE/tour.view.new.php?utl=RE-2563-RBXSK4-04

Dawn

www.allaboutvirtualtours.com

Realtors are not all Photographers.

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sun, 10 Jun 2007 15:59:15 -0500

Who do you trust to photograph your listings? Perhaps the agency employs an assistant who takes photos and assembles slide shows for the entire office. (So, you must get in line.) You're relieved not to be required to invest in camera equipment, tripods, flashes, etc ... until you see the photos on MLS!

"It didn't look that dark when you took the listing."
"Someone's shoes are on the floor in the entry."
"The kitchen looks so tiny.... there's no "clear space" on the counters.
"Is that someone's thumb in the corner?"
"The car's in the driveway."

Realtors tell me the work begins when they get the listing. Quality listing photos have to be considered one of the most important because they reflect your marketing professionalism.

Dawn Shaffer, www.allaboutvirtualtours.com

Virtual Tours and Staging

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sun, 10 Jun 2007 10:17:46 -0500

I am particularly sensitive to some things when looking at other company's work. I recently visited a stager's website, looking forward to seeing a professional appearance. Some of the things I look for in a stagers' photography are:

Lighting should be proper.
Refrigerators clear of magnets, sports schedules, photos, everything.
Walls need to be vertical (not bowed).
Garbage cans removed.
White balance correct.
Rooms need to be *DE*cluttered, not rearranged clutter.
There are no people milling about in photos.
Craig Schiller, The Staging Adonis (my hero, lol), has always instructed that before-and-after photos should be taken from the same angle so that viewers have an accurate feel.

Whether you're selling real estate or are marketing your own staging company, make sure your photos, which should be the flagship of your marketing, are stellar and represent you.

Feel free to visit our website and incorporate any of our "tour preparation tips" into your everyday practice.

Dawn Shaffer, www.allaboutvirtualtours.com

Nicotine-Tinge Half Bathrooms

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sat, 09 Jun 2007 11:53:21 -0500

It's frustrating to retake photos because they have that telltale "nicotine tinge" (half baths are notorious for this, at least for me). White balance can be your new best friend. Take some time to get to know this setting. It's easy to use, and because the results are so rewarding, you'll use it all the time.

My Olympus camera's owners manual recommends using a white piece of paper to set white balance. This works fine if you don't have your hands full with tripods, monopod, camera cases, etc. :)

Try googling ExpoDisc and consider adding one of these to your "camera toolkit." It's certainly worth the investment.

When creating virtual tours up here in the northwest with "challenged" lighting, this has helped a lot.

Dawn Shaffer, http://www.allaboutvirtualtours.com/

Virtual Tours Help Narrow Down Choices

Dawn Shaffer Photography and Hi Def Virtual Tours (All About Virtual Tours, LLC) — Sat, 09 Jun 2007 11:00:40 -0500

Homebuyers like viewing virtual tours because they help narrow down choices. They naturally gravitate online to view them and many begin their search at www.realtor.com, because it's the National Association of Realtor's public site.

Try going to www.realtor.com and inputting the city (or specific zip code) and a price range. You'll be asked if you want to see the results "on a map" (a new beta feature) or "in a list." Pretty slick!

If you see something you're interested in, simply press the Send to a Realtor button at the right. She will be happy to send you a link to more photos and a virtual tour (or slide show) if those are available.

Virtual tours certainly do help narrow down the homes you'd like to actually view, because "you've been there."

Dawn Shaffer, www.allaboutvirtualtours.com