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Making Sure MLS and Tour Pictures are GREAT!

By Donna Harris

Real Estate Agent with Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com 0480809

July 05, 2007 07:06 AM

There have been many blogs about pictures of properties in the MLS and I am always on the side where the pictures should be posted immediately with the listing. If you don't have the pictures taken yet, or the house is not in showing condition yet, do NOT list it in the MLS.

Well, I'm in a pickle right now, and good thing my seller is very understanding and definitely understands why I'm waiting. It took about a month to get his house in showing condition. We painted some rooms, we changed out the blinds, we rearranged furniture, we made the pool sparkling, etc.... My listing agreement is set to start tomorrow. I finally scheduled today as the day to go take all the pictures since it's been raining so much... Does the weather agree with me?? NOOOOO!!! It's been raining all day!!

I cannot and will not take pictures of a house that has a pool with raindrops landing in the water. That would look obsurd. I cannot and will not take pictures of houses that have wet driveways and sidewalks, as that doesn't portray the house to the best of its ability.

I cannot and will not take pictures of a house on a day that is so gloomy that even photoshop wouldn't be able to make the sky blue and the colors in the landscaping pop...

If it doesn't stop raining for tomorrow, it looks like we might not actually get the house on the market until next week. I will NOT allow the listing to hit the MLS without proper photos as I always want the first impression to be the best impression.

Would you agree??

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Donna Harris

Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX

Realtor,Mediator,Ombudsman,Property Tax Arbitrator

Missy, Unfortunately, he doesn't have updated pictures of the front or back. He's got older pictures, but they don't look very good. But that is definitely a good idea for others to follow if they can't get pictures in a timely manner. Thank you!

Jul 05, 2007 07:45 AM

John Novak

Keller Williams Realty The Marketplace - Las Vegas, NV

Henderson, Las Vegas and Summerlin Real Estate

I completely agree with you, Donna. First impressions can make a big difference in a challenging market. And if it will help, I'll trade you for today's Las Vegas weather. There's a chance we will break the all-time record high temp of 117 today. Some of our photos may turn out like Dali paintings!

Jul 05, 2007 07:52 AM

Donna Harris

Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX

Realtor,Mediator,Ombudsman,Property Tax Arbitrator

John, the main difference is that you've got a "dry" heat in Vegas like in AZ. Even though it's been raining everyday, we've gotten well into the 90's and high 80 degree marks. Basically, with the humidity and the heat, you're going to be soaking wet whereever you go even without the rain... cotton fabric is the best!

Jul 05, 2007 08:20 AM

Debbie Taylor

Pacific Properties - Campbell, CA

Realtor

Donna, I agree that you should wait (within your MLS guidelines) so the initial "WOW" factor of the new listing is not a missed opportunity. Many of us focus most attention on the "hotsheet" or other flag for new listings, so once they've been viewed without photos, no matter how good our intentions are, we'll probably have to find them again by accident in a specific search.

Jul 05, 2007 09:57 AM

Pippa Mac

Chevaux Group Realtor, The Woodlands and Spring - The Woodlands, TX

The Woodlands TX Real Estate

Rain, Rain, Rain ... I'm in The Woodlands and I have a listing I have tried to get pictures of all this last week but its constantly pouring! I agree about not listing until you have ALL the information!

Jul 05, 2007 12:07 PM

Donna Harris

Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX

Realtor,Mediator,Ombudsman,Property Tax Arbitrator

Ravi, yes, that is very typical, and sometimes you get the complete opposite where they freak out things are moving too quickly.

Debbie, I agree, however, it would get flagged on the hotsheet as an "updated" listing, but who wants to show as updated when many agents will still overlook it wondering why they didn't catch it the first time!

Pippa, it finally stopped raining about 6pm, but by that time, you lose too much daylight to make pictures look decent. I'm hoping it won't rain first thing in the morning... keep your fingers crossed!

Jul 05, 2007 12:58 PM

David Slavin

Keller Williams Premier - Katy, TX

CDPE, ABR, SRES Keller Williams Premier

I agree totally!!!!

David N. Slavin, ABR www.SellMyHouseDave.com

Jul 05, 2007 12:59 PM

Tom Burris

NMLS# 335055 - Baton Rouge, LA

Texas/Louisiana Mortgage Pro - 13 YRS Experience

Hey,.... sun is shining today over The Great State of Texas

Get your tail out there and take some pictures.

;-)

Jul 06, 2007 05:16 AM

Donna Harris

Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX

Realtor,Mediator,Ombudsman,Property Tax Arbitrator

You bet I was out!! It was raining first thing this morning again, but as soon as 8:30 hit, it stopped raining. I called the seller to see if it was raining at his house, since the rain has been scattered, and he said it stopped there too, so I jumped in my car with no makeup on and headed over there! We're officially listed in the MLS!

Jul 06, 2007 09:26 AM

Dawn Selman-Schwieger

Home Squad, LLC- Minnesota's Premier Home Staging Co. - Shakopee, MN

ASP, IAHSP, AARC, ids

I agree with you about not listing without pix. 92% of home-buyers use the Internet to shop for their house and they will pass by a listing with no or poor photos. It is a waste to list before it is ready! The 1st 7 days is when you get the most action! I have been staging homes a long time now and it is frustrating to get the house in shape and either it was already listed before it was ready or they list it but don't take pix for another week.

Kudos to you!

Jul 06, 2007 09:54 AM

Sue Riley

RE/MAXPrestige - Van Alstyne, TX

GRI

Hi Donna,

I am glad that you got your photos taken.

I have been having the same problem.

i had someone go out to a listing on Tuesday to do a virtual tour. When I saw the tour I was astounded that the sun was shining.

She said that just as she was leaving the sun came out for a few minutes and so she grabbed her camera and re-shot the outside just before the heavens opened again.

I took a listing this morning and there is a little blue sky to be seen. However, I could not get good shots of the backyard and will have to do those when it is dryer and I can get back there without the danger of sinking waist deep in mud.

I have another listing which has been vacant for a while. It stands on 9 acres and the property is completely overgrown.

I really want the property to be mowed before we list it but according to the people who have looked at it for me it could be weeks before it is dry enough.

I am with you though. I do not like to put a listing onto the MLS without pictures

I hope you get lots of showings. It seems to have been a little slow these last couple of weeks. I blame the weather!

Jul 06, 2007 09:57 AM

Donna Harris

Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX

Realtor,Mediator,Ombudsman,Property Tax Arbitrator

Here is the link to the listing I waited for:
http://activerain.com/blogsview/140446/3121-Scott-Dr-Sachse

Sue, if you're ever down in these neck of the woods, show this house. For $177k with a POOL and SPA, it's great! I was out first thing and the sun was actually shining. Then the lawn guys came and trimmed the landscaping, so the seller asked if I could retake the front. So, it's all cut and trimmed, but less blue sky. I'm glad your tour person has enough sense to retake the pictures.

Dawn, thank you! I like to know I'm not in the minority.

Jul 06, 2007 10:04 AM

Sue Riley

RE/MAXPrestige - Van Alstyne, TX

GRI

Donna,

The house looks great.

I will keep it in mind, although I generally work north of Plano. You never know I might get a buyer for that area. if you ever need help in the northern reaches of the state let me know. I live in Van Alstyne and so do quite a lot in this area and up to the Sherman/Denison area.

I need to figure out how to put my listings on this site.

Jul 06, 2007 10:17 AM

Kim Dean

www.GoSimplyTexas.com - McKinney, TX

Simply Texas Real Estate - Broker/Owner

Hi Donna...

I hear you loud and clear about the rain. I had to do showings in the rain on Thursday - FUN!! We've also had to postpone our neighborhood pool party that our team is sponsoring due to rain - TWICE! Guess we can't complain too much - water restrictions have finally been lifted!

I love your blog by the way. I'm new to AR and have read quite a few of your posts!

Jul 06, 2007 04:35 PM

Susan Peters

Dove Realty Inc. - Seattle, WA

The Better it Looks the Better it Sells

I'm glad to see that just about everyone's in agreement when it comes to posting their listings with not just good enough, but great pictures. In Seattle we get most of our hits the 1st 3 or 4 days on the market. That's your golden time. If you screw it up you don't get it back.

Jul 06, 2007 04:57 PM

Lexa R. Montierth

NextHome Complete Realty - Tucson, AZ

Real Estate Sales Agent and Marketer

Thank you! And your Seller Thanks you. There is nothing worse than a Bad First Impression, and 85% of your buyers are going to get their first impression from those pictures. Good deal on waiting for the right moment!

Lexa

Jul 06, 2007 06:24 PM

Robin Willis

eXp Realty - Tucson, AZ

CDPE, SRES, Associate Broker

Good job. You're a pro, which is why your seller is wise to depend on your expertise and guidance. When I have this situation (although rare in Tucson), I ask my seller if he/she has some shots that I can use. If they don't, I take great inside shots and at least put those up to begin with.

Jul 07, 2007 09:12 AM

Donna Harris

Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX

Realtor,Mediator,Ombudsman,Property Tax Arbitrator

Sue, if you ever get buyers south of Plano, you can always just refer them off to me instead of making the drive, and I'll do the same if/when I get people closer to Oklahoma!

Kim, I showed in the rain so much this past month... it was a dodge and run game. However, my listings are getting tons of showings and for the most part, I don't think the buyers care about the rain too much anymore.

Susan, I was surprised by the handful that disagreed, and glad that most do agree. If only the listings in the MLS showed how people really felt, instead of people just going ahead and listing them anyway.

Lexa, Thank you!

Robin, That's a great idea!

Jul 08, 2007 01:44 AM

Lexa R. Montierth

NextHome Complete Realty - Tucson, AZ

Real Estate Sales Agent and Marketer

I still really like this article, and thought you should know I featured it in this weeks Localism Week in Review.

Lexa Montierth

Jul 08, 2007 05:42 AM

Donna Harris

Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX

Realtor,Mediator,Ombudsman,Property Tax Arbitrator