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
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
Equal housing Opportunity Provider