More Pics in MLS is Better is Just a Myth - Tests Show Less is Best

Reblogger Praful Thakkar
Real Estate Agent with LAER Realty Partners

Is MORE less effective - when it comes to pictures

in your MLS listing?

Jeff Pearl shares the test results in this re-post:

More Pics in MLS is Better

is Just a Myth.

Tests Show Less is Best

Original content by Jeff Pearl

Does the amount of photos you upload into your MLS to sell listings really make that much difference? No, but of course that could vary with location and price range. For this blog, tests showed that less is better! Having 1-15 photos was actually better than having 16-30 photos.

 History shows that plenty of homes sold with only 1 photo. With advances in computer and digital technology, MLS's began increasing the amout of photos. Some still only allow 9 photos, yet those homes still sell. Some allow 16 photos, some 30. The amount of photos doesn't always make a difference. With many sales, 6 quality photos will attract and capture more attention that 30 dark and fuzzy low quality photos. But this is not about quality, only quanity. Many agents and potential buyers come to wrong conclusions based on the amount of photos in the MLS. Many will automatically assume if a house only has 5 photos that sellers and/or their agent is hiding something, or the house must need a lot of work. The truth is, agents have no idea why there are 3 photos, or 5 , or 12. The seller is the one that decides what photos of their property they want in the MLS, not the agent. Many don't want kids room photographed for example. Some rooms are so small a photo is basically useless. Photos and photographers can deceive people. Wide angle photos can distort the appearance of a room so much that the photo is useless. Some agents still don't know the definiton of the requirement that we paint a true picture in our advertising.

 Anyway, the criteria I used in these tests are basic math. No evaluation of the quality of photos was considered. Criteria (1) Homes that sold in last 60 days. (2) Sale prices from $300,000.00- $400,000.00 (3) Only the first 25 "solds" that came up were used (4) A sample from 3 counties was used- Loudoun VA, Fairfax VA, and Frederick MD. (5) Only single family detached homes were used.

Here is what those results showed. In Frederick MD the avearge # of photos used was 18. In Loudoun VA, the average # of photos used was 21. In Fairfax VA, the average # of photos used was 11.

 To take it a step further, In Fairfax, I counted the the # of listings that had 1-15 photos, and the ones with 16-30 photos. The Days on Market for listings with 1-15 photos was 79. The Days on Market for listings with 16-30 photos was 111.

 So in this test, using less photos shows a reduced DOM by 32 days.

Jeff Pearl / REALTOR

RE/MAX Distinctive is Lic in VA MD DC

703-727-4876

jeffpearlhomes.com

jeffpearlhomes@gmail.com

Equal housing Opportunity Provider

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Rainmaker
2,352,725
Nina Hollander
RE/MAX Executive | Charlotte, NC - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

And yet, Praful, what my clients consistently ask for is (a) more pictures of homes and (b) floor plans.

Nov 29, 2016 05:19 AM #3
Rainmaker
2,733,712
Sally K. & David L. Hanson
Keller Williams 414-525-0563 - Brookfield, WI
WI Realtors - Luxury - Divorce - Short Sale

I think you would find just as many "votes and tests" that would have the opposite opinion...like legal opinions...if there was only one...there would be one lawyer.

Nov 29, 2016 05:34 AM #4
Rainmaker
3,554,026
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

We are giving away the secrets of the home with so many photo's and video's.   The problem is that the photo's do not give atmosphere of the home.

Nov 29, 2016 02:46 PM #5
Rainmaker
4,204,312
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

Thanks for the re-blog, Praful.  This is interesting information.

Nov 30, 2016 04:17 AM #6
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Praful Thakkar
LAER Realty Partners - Andover, MA
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Thanks for stopping by at this post and your comments.

Dec 28, 2016 03:09 PM #7
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Praful Thakkar
LAER Realty Partners - Andover, MA
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Sometimes less is more - and this is a very good example of the same.

Dec 28, 2016 03:09 PM #8
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Praful Thakkar
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Thanks for stopping by at this post and your comments, Inna Ivchenko.

Dec 28, 2016 03:09 PM #9
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Praful Thakkar
LAER Realty Partners - Andover, MA
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(Now 60-70 pics may be too much for a small home - or even for a large mansion it is a lot, Inna)

Dec 28, 2016 03:10 PM #10
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Praful Thakkar
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Thanks for stopping by at this post and your comments, Wayne Martin.

Dec 28, 2016 03:10 PM #11
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Praful Thakkar
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Very well said, Wayne - Quality trumps quantity - and what do we do with so many pictures?

Dec 28, 2016 03:11 PM #12
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Praful Thakkar
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Thanks for stopping by at this post and your comments, Nina Hollander.

Dec 28, 2016 03:11 PM #13
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Praful Thakkar
LAER Realty Partners - Andover, MA
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There is a point after which more pictures will start hurting the listing!

Dec 28, 2016 03:12 PM #14
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Praful Thakkar
LAER Realty Partners - Andover, MA
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Thanks for stopping by at this post and your comments, William Feela.

Dec 28, 2016 03:12 PM #15
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Praful Thakkar
LAER Realty Partners - Andover, MA
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Indeed we are opening the door for everyone out there when we have video - or too many pictures online, William. So true.

Dec 28, 2016 03:13 PM #16
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Praful Thakkar
LAER Realty Partners - Andover, MA
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(And you are right - photos do not give that 'atmosphere' to the home listing.)

Dec 28, 2016 03:13 PM #17
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Praful Thakkar
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Thanks for stopping by at this post and your comments, Sally K. & David L. Hanson.

Dec 28, 2016 03:13 PM #18
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Praful Thakkar
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Of course there will always be two opinions - if not more - on anything - including this topic.

Dec 28, 2016 03:14 PM #19
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Praful Thakkar
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Thanks for stopping by at this post and your comments, Gabe Sanders.

Dec 28, 2016 03:14 PM #20
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Praful Thakkar
LAER Realty Partners - Andover, MA
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It is a very interesting study of number of pictures for a listing, Gabe.

Dec 28, 2016 03:15 PM #21
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Praful Thakkar
LAER Realty Partners - Andover, MA
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Once again, thanks all for stopping by at this post and your comments.

Dec 28, 2016 03:15 PM #22
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