We all know that pictures of listings on the internet do draw buyers interest. Our own MLS here in Maryland allows us to post up to 30 pictures on a listing. Most times thats pretty hard to get thirty unique pictures but the option is there if you need it.
Like you, I've seen a lot of listings that are vacant and do include pictures as well. Personally, I think its pretty difficult to take a picture of an empty room that looks good.
Another agent sent me this link today for a virtual stager. Basically, they take your empty room pictures and fill them up with virtual furniture to be displayed on the internet. No furniture really exists, just pixels in cyberspace.
Frankly, I'm conflicted as to whether this is a good idea or not. On one hand I think that it's probably no different really than "enhancing" the color of a photo that didn't come out quite right. But than on the other hand I feel that it's being deceptive, even though nothing about the listed property was changed.
I don't ever plan on using the service but am interested where you come out on it.
Richard Iarossi, REALTOR®
Long and Foster® Real Estate, Inc.
Crofton, MD 21114
410-451-6255 Office
443-995-9595 Cell
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Rich Iarossi is a full time licensed REALTOR®, working in Crofton, MD. My coverage areas are: Anne Arundel, Prince George’s, Howard, Calvert, Queen Anne, and Baltimore City and County. I specialize in residential real estate, working with both buyers and sellers. Use the registration free search on my website at www.RichSellsHomes.com. If you’re not already working with a REALTOR®...I can help. Call me at 443-995-9595 (Cell) or 410-451-6255 (Office).
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Hmmm, I see what you mean. Truth in advertising? I suppose it would not be much different than taking photos before the homeowners moved out and not updating the photos once it went vacant. Maybe a disclaimer that the home is virtually staged. It's not a bad idea - it is tough getting really good photos of a vacant home - no matter how nice.
Richard - You have to admit it is a truly unique niche in our industry and a very creative way to earn a living. Our lives are starting to resemble the movie 'Matrix" more and more as technology advances. There is a fine line between the virtual world and our world in many demographics across the country.
This is an intersting concept. I would have to see an example to see how realistic it looked before I could make a real decision. I don't see anything wrong with enhancing pictures to get a better visual image. You are just helping potential buyers see real value in buying a property. If they can see furniture, they can better visualize their own furniture in the space.
B&D, OK, a disclaimer might help me to accept it better.
Laura, You couldn't be more right about that. Great analogy with the Matrix.
Carrie, They have a gallery of photos on the link in the post.
We had a case where the agent took a picture of a house. He had someone take out the electrical hanging wires in the background. Someone complained because it was misleading to the consumer. Agent was only trying to enhance the house. What do you think?
The Virtual Staging is an interesting concept... anyone can see the added value of photos with furniture. I have been to many homes that are now vacant and empty but when originally listed had furniture in it and were staged well. So in that respect I don't see any difference.
Intersting post . I wonder where staging falls under this line of thought> But you are right I have had buyers complain about the picture versus the reality
Harry, That example is absolutely wrong, even though it can easily be done in Photoshop.
well ,they don't know there was never that furniture in the home and get an idea of what it would look like
Harry,
Enhancing features, and hiding defects are totally different. In your case, I would say it was misleading.
Richard,
I checked out the photo gallery, and yes, you can kinda tell it is an enhancement. It still makes the rooms look better. I am in favor of it.
This is the first I have heard of this and can't wait to take a look. Virtual staging, what is next... virtual realtors? LOL
Richard, I'll say one thing, I hate when Realtors put one or two pictures of a house on the MLS. Clients tend to judge alot about a house by the pictures they see online. If the pictures don't make the house look decent then chances the client will move on to the next one. I agree that I'm not too sure adding virtual furniture is a good idea. I think, vacant or not, there just needs to be a variety of pictures for clients to look at.
Richard, I looked at the Gallery and I have to admit, it does make a big difference. I'm on the fence on this one. It could be a let down though when actually viewing the home.
I've seen the site you are talking about. Seems like alot of work to me since as I recall you have to pick the colors, style, etc. It doesn't seem too much different than asking your seller to leave the furniture, bringing in a stager, taking the pictures or video (for all the reasons you mentioned) and then letting the seller take the furniture because they need it where they are going. We know that professional picures of staged homes will increase the number of feet through the door. Once the potential buyer gets there they aren't looking to buy the furniture (well, in most markets). Frankly I think a staged home is a better idea but this could have a niche market if the home you list is totally vacant and the seller can't/won't go to the expense of staging. Maybe a disclosure like "this home 'virtually' staged"? And if you virtually 'paint' the walls...hmmmm. Not a great idea.
On the other hand I do feel robbed when I pull up a listing in MLS and see actual photos of rooms with furniture only to read the fine print and find out the builder hasn't even gotten the house out of the ground yet!
Interesting discussion! Thanks!
Richard - an interesting concept. However, it is setting expectations that, when the buyers see the house, might be disappointed. Don't think that I would use it.
I haven't seen this before. It seems if you put a statement on the site saying it's virtual furnishings it would be ok and just an enhancement of the pictures. Many people aren't very visual and this could help them picture how furniture would look in the house. When they see it in real life they would have some ideas to take with them.
Kathy
Richard,
Would there be any difference than using a stager to stage a vacant property to have it show better then take your photos? Either way the home will be vacant when it changes hands at the closing table.
Rich...
I'm wondering why I didn't think of it first. I love the idea!
Once the buyers step into the home IRL, they will see the house as it truly is. Personally, I would rather the house looked better IRL than in the pictures.
Gail, I agree. Heck, around here there are still listings that have snow on the ground.
Charlie, Kind of odd. Maybe its a new staging category.
Terri, Yep. But something still nags me and I don't know what.
I think I'm a little mixed on this one. If you disclose that its "virtual" furniture, would the buyers start to wonder what else has been modified (to enhance the property) that could ultimately be misleading?? Hmmmm...this is a tough one.
Hi Rich:
WOW...I really have to think about this...
Sounds like a great idea, I guess as long as there is no deception to the actual room.
BTW, it surprised me that your mls allows 30 photos. I belong to two mls services, both allow a 12 photo max.
I'm not conflicted so much as slightly appalled. I would wonder what else has been digitally enhanced. But just like all change I wasn't crazy about... it'll come anyway, and I will probably grow to like it!
Hi Richard
Done well virtual staging should help sell the home, and I would use a disclosure
Good luck and success
Lou Ludwig
Hi Richard - I don't see that it's a whole lot different from staging. The concept is to make a home a home look as good as possible, and allowing the buyer to imagine what it might look like when they move their own things in. Of course, hiding any deficiencies would be WRONG.
A family lives in home. Good housekeepers or not.
They market the home for sale, and have the home staged. Out goes all the peripherals, the junk, the walls are painted, carpet cleaned or replaced, etc. etc. If you had taken pictures 2 weeks ago, you would not recognize the place.
Photos are taken, inputed to the MLS
Family moves out, photos remain in the MLS. Why not? It shows what the home looks like furnished, which helps a buyer without imagination. What's wrong with advertising it as 'virtually staged'?
"If you bought this home, it could look like this." Same as for a staged home. Last I knew, the buyer isn't getting the furniture, etc. anyway...
I like it. I wish I had thought of it!
Debi
Hey Rich... I'm with Debi on this one. I don't see a bit of difference between taking pics while the home is still occupied, and then leaving them uploaded to the listing after the people vacate. And MANY buyers are visual, so having some virtual furniture in a photo could actually help them with dimensions, floor plan, etc. The more I think about it, the better I like the idea!
Carrie, It does look a little off but better than vacant.
Shirley, I hope we don't get there.
Chad, Our MLS allows 30 but it's pretty hard to get that many good shots.
Mike, I'm still on the fence too.
Sarah, Staged homes do look better, but this isn't staged, just virtual.
Mike, It may get more feet in the property though.
GOOD MORNING RICHARD! Well, at first I thought this could be the same feeling as seeing photos with the Sellers furnishings; subsequently, they move, the house becomes vacant but the photos aren't updated. Happens. But it's an honest "happening". As is staging. Thinking about it more, I wouldn't use the service because things are what they are and why pretend it's something else. If you are going to do this, then at least "disclose it" so that an agent goes in to the home knowing it was "virtually enhanced" and can share that with the clients. I look forward to seeing this as a feature post -- what a great topic! -- Gab
I don't have a problem with such a service, However, like you, I won't be using it myself.
Kathy, At minimum I would think that a disclosure would be required.
Don, I agree but this process still bothers me.
Richard, No reason you can't create Richard's Virtual Furniture.
Maria, Real life is always better than a picture.
Peggy, I still haven't made up my mind either.
Toula, Our MLS has allowed 30 pictures for over a year now. It's not that easy to get 30 good ones without duplicates though.
Susan, I guess I better not tell you that I enhanced my photo too.
Lou, I guess it would enhance the pics. Still undecided though.
Debi, Great points you're making. BTW, there's no reason you couldn't do something similar.
Randy, I can't disagree with any of the arguments, on either side. I probably wouldn't use the service but can't see any reason why someone else wouldn't.
Gabrielle, A real disclosure would help...not a pretend one.
Tom, Pretty pricey for three enhanced pictures.
I think as long as it is disclosed that it would add value to the property.
Hi Richard, the home can look better in MLS w/ well placed furnishings and you can attract more clients to the listing. In speaking for myself I have lingered much longer at a property when there were actual nice accessories and furniture in it.
I've tried my hand at the virtual staging once and Roland Woodworth here on AR let me give it go on his very funny blog post here. Results of a before & after are pictured below. ;) I hope you get a chance to read the blog and you will see what I really wanted to do with the structure.
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BEFORE
And behold, after with virtual enhancements.
Brenda, It can add value if it brings in more buyers to see the property. Once they get there the vacant house is going to have to do the sell.
Cynthia, The problem is though when they get out there...it's still vacant. Your enhancements could draw in a certain clientel :)
I couldn't agree w/ you more Richard. It would be a big let down for me if I saw these beautiful interior photos of the home only to get there and a see an empty property.
Was it the refreshments chilling in the baby buggy that was over the top? ;)
Edited to add I do not do virtual staging except for my example above.
Cynthia, What put it over the top for me was the accent pillows. I'm more used to seeing a little round thingamajig.