I have always enjoyed photography. In fact I can well remember the Christmas morning excitement as a kid when I got my first “Brownie” Camera and three rolls of film.

I do my own Real Estate Photography and also sometimes do photography work for other Realtors®. Good Real Estate Marketing begins with good Real Estate Photography.

Real estate photography has become increasingly important with the growth of social media sharing sites like Twitter and Facebook and property search portals like Realtor. com, Trulia and Zillow. 98% of all home buyers begin their home search online. Home buyers browse for homes on the internet using mobile devices like  iPhones and other smart phones.

My Best Real Estate Photography Tips:

• Tip #1 is to calculate the time of day that the sun will be shining on the front of the house.  My favorite iPhone and iPad Apps for real estate photography are LightTrac and Focalware.
• For most homes the best time of day is in the morning before noon. I like to avoid what I call the Harry Potter look of cast shadows.
• Try to plan photos to show the best angle of the room. With the Sellers permission, we might do some light “staging” to remove distractions. If I’m working for another Realtor®, I share my “21 Tips To Prepare For a Real Estate Photo Shoot” beforehand.
• Sometimes Sellers have a favorite room or view and I ask about that and I try to include it.
• A Telephoto Lens comes in handy to feature unique architectural details.
• I’m constantly on the lookout for my reflection or flashback in mirrors, glass cabinetry, glass mounted photos and windows. What not to do was etched in my memory the first time I got home and saw my reflection in the otherwise perfect photo of the Dining Room.
• Open doors, especially French Doors, should be closed to avoid that about to take off, “flying room” look
• I’m usually shooting with my Wide Angle Lens and ALWAYS straighten and correct any vertical distortions in editing.
• MLS Photos look best if a little lighter and brighter than usual. While I don’t shoot RAW photos for real estate, I do the next largest file size because I want my photos fill the screen in good resolution when viewed. 
• Sometimes it seems like the best shot involves shooting near or into a window, so I use off camera flash to equalize the light.
• Photoshop helps me put the icing on the cake. It’s where I tweak and lighten, brighten and straighten every photograph and sometimes even remove cars and trash cans! But never power lines. That’s a story for another day. . .

I still have my first digital camera, a Kodak DC4800. It was better than any of the “point and shoot” cameras for real estate photography, but it can’t hold a candle to the Nikon Digital SLR’s and a wide angle lens. The Sigma 10-20mm Lens is so good, I feel like it can almost see around corners!

Call me, Judy Peterson Prudential Fox & Roach Realtors when you’re ready to buy or sell real estate in the Philadelphia Main Line areas of Chester County, Delaware County and Montgomery County. I love “making you look good”. 

Previous Real Estate Photography Posts:

• 3 Home Staging Mistakes To Avoid
•  Photography For Real Estate Listings

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It was Shakespeare who said, “All the worlds a stage…”, a pretty good metaphor for real estate in this market. Setting the stage, lights camera action- it should all be done before the curtain goes up. A good Professional Home Stager,  is worth their weight in gold.

The ASP, Association of Staging Professionals reports on the top 12 Home Improvements for Sellers as shown in a national Home Gain Survey including the potential return on investment.

3  Home Staging Mistakes To Avoid:

1. Not Having a Plan – As a Realtor,  I offer staging tips to my Seller in a Pre-listing Consultation, but a Professional Staging Plan includes a written evaluation, and estimates within your budget. Please, always have a contract with any sub-contractors for your protection.
2. Waiting – Waiting to see if the property sells by itself without doing ANY staging is a mistake. If the Buyer doesn’t notice needed updating, the home inspector or the Appraiser will. That equals higher costs or worse, a lost sale.
3. “DIY “– Trying to “Do it all yourself”. Help is available  to lighten the load of cleaning up and cleaning out, painting carpeting, etc.  Save your receipts. Ask your Accountant about “cost of sale” deductions, if allowable in your circumstance.

As a Real Estate Photographer, I know the importance of good staging and good real estate photography to highlight the focal point of each room.  I know what works and what doesn’t.

Since I’m a Realtor not a Professional Stager or Decorator, I especially recall one time a Stager recommended painting rooms yellow.

My first reaction was, “really, yellow?” ugh! But the Stager was right. Light poured into most of the windows and the pale yellow tones created a warm and inviting feeling that’s not easy to achieve when there’s minimal furnishings.

P.S. That listing sold while a couple of other homes on the market at the same time were withdrawn and remain unsold.

Set the stage, keep the right stuff and get sold.

Additional Posts of Interest:

10 Reasons Why Buyers Love Broker Beige

Contact me, whenever you have any real estate questions. I love to talk about how we can make you successful in any real estate market.

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We all feel a little befuddled, like the meltdown puddle on the floor of the Stock Market bottom that we haven’t hit yet.

Or maybe we have and we just don’t know it.

That’s the thing about market turnaround’s. We can’t predict when they will happen, but we know that they will. And we can get prepared for the ride up.

So, if wading through the daily housing and financial news has you a little depressed, then I recommend that you get up and get going.

Do something. Anything! Especially if you’re a Seller with your home on the market.

5 Real Estate Market Meltdown Tips to Get Your House Sold Faster:

Paint – Paint, paint.  A fresh coat of neutral paint for the scuffed walls, harvest gold kitchen or the lavender bedroom is the best and cheapest redecorating secret.

Carpet – Clean or replace the carpet it if its stained. Try a discount carpet house. It doesn’t have to be Berber, just fresh looking and neutral.

Lighting – Replace every single one of your low watt light bulbs with a 60 watt light bulb. Turn on every light in the house and open all of the drapes. Make sure a wall switch turns on one of the room lights for nighttime showings. Especially important now that daylight saving is almost over.

Set The Stage – A little Mozart or light listening background music can help set a positive mood. If you’re home, light a fire in the fireplace. Think warm, soothing, inviting, welcoming. Remember the Buyers and Realtors® are almost as stressed out as you are.

Holiday Decorating – Holidays always generate a feeling of fun. Decorate a little. Maybe put out a bowl of individually wrapped candies to fortify your visitors. House hunting is hard work.

Be Creative – oops that’s Six Tips and I promised five, well, ok then – right after chocolate, a “freebie” has almost universal appeal as a motivator. Works for me every time!

Call Judy Peterson 610–889–5509 I can help with a Pre-Listing Evaluation. I have 445 more ideas to help you get sold. But please, only call if you’re not listed for sale. Sorry, it’s a little thing called the Code of Ethics.

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Just because a real estate listing is expired, unsold or withdrawn from the market,  doesn’t mean that the real estate sale is dead and gone forever.  Far from it.

We can revive Expired, Withdrawn, Unsold Listings with the Right Marketing Plan which includes the right listing price.

Often what’s needed is a new, fresh approach. Because if you keep doing the same thing you’ve always done, you will get the same results you’ve always gotten.

Effective Real Estate Marketing has changed dramatically in a short period of time. And like all rapid changes, some  learn new skills and keep up with the changes and some do not.

First, the Realtor® is responsible for preparing the Comparative Market analysis, CMA to help Seller decide on the best Listing Price. Second, the Realtor® is responsible for the design and implementation of your Real Estate Marketing Plan.

It’s Not ALL About Price IF – The Big “IF”

Everything must be in balance for a property to get sold, especially in today’s real estate market.  So the right price is the point from which all good things flow in real estate, but only IF all the bases have been covered by a superior Real Estate Marketing Plan.

What’s the big Real Estate Pricing “IF” ?

The Big IF is my job. The Big IF is the long list of services that a tech savvy Realtor® has the knowledge and skill to put into motion to support the right price. Services like professional quality photos, Virtual Tours, property presentation skills to the Internet and more than 30 Real Estate Websites, etc, etc.

If the listing price is right, then all of the other factors begin to work in unison, like a precision watch. The hour and date that the price is set is the point at which the balance is struck between the Marketing Plan and the highest and best price that will draw the buyer to the unique features and benefits of your property.

How Do Realtors® Help The Seller Determine the Property Listing Price and a pricing strategy?

The property listing price is the result of a collaborative effort between the Listing Agent and the Seller of the property. The Realtor studies the comparable market, then prepares a written Comparative Market Analysis, CMA, to share with the Sellers to determine the right price range for listing and a projected Sold Price range.

What Should Be Included In An Effective Comparative Market Analysis?

9 Critical Facts Must Included In A Comparative Market Analysis (CMA) For Sellers:

• Comparable Homes For Sale in Neighborhood
• Pending Home Sales
• Expired Listings
• Withdrawn Listings
• Comparable Sold Homes in Neighborhood
• an analysis of the General Market Statistics
• review of New Construction Competition is a must
• an analysis of the Days On The Market, DOM including the Property Marketing Period, PMP for all comparable sold properties
• MSI, Months Supply of Inventory Analysis for the neighborhood
• Absorption Rate Analysis for the neighborhood

How Long Is A Comparative Market Analysis Good For

It’s good for TODAY. Real Estate markets are constantly changing and the terms of the listing must be constantly updated to stay in tune with the changing market.

Is it time for a change? A fresh approach look at the market? An aggressive Property Marketing Plan? Contact or call Judy 610-889-5509. I have time for some new clients. Let’s talk about a plan to get your property SOLD.

Related Articles Of Interest:

• Real Estate House Values|Expired Listings Help – Part 1
• 15 Step Real Estate Agent’s Home Marketing Plan
• Do You Know The 2 Words To Get Your House Sold?
• Seller Tips For Avoiding Agreement of Sale Fall Through

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Having a real estate listing expire it’s listing contract without being sold is a little like giving a party with no food, music or presents.  Inviting all of your friends to come and celebrate with you but then telling them to come back later for the real fun.

Everyone arrives at the party with great anticipation of enjoying the company of the guests, good conversation, food and music only to have the host announce, “please come back next month when we will have the “real party” with the decorations, the food, drinks, dancing and presents!

Would you go back?  Probably not. But it happens every day in my real estate market of the Chester County Pennsylvania Main Line area when listings expire without selling.  And it’s mostly avoidable.

A listing that expires it’s listing contract unsold is an enormously painful event for both the Seller and the Listing Agent. The number of expired listings is growing. So what can be done?

Why Do Listings Expire The Property Listing Contract Unsold?

• Listings become “Expired” Listings for a number of reasons including:
• poor Marketing Plan or no Marketing Plan,
• no pre-listing property preparation leading to poor showing condition and
• poor showing accessibility – no lock box, pets, uncooperative tenants
• however, most listings expire due to the wrong pricing strategy

What Are The 4 Factors That Determine Real Estate Sales:

• property location,
• property condition,
• property pricing,
• property marketing

Which of the 4 Selling Factors does the Seller control in the Listing?

• listing price
• the property condition
• showing availability
• the property location is fixed but a very important factor

Which of the 4 real estate sold factors, Price, Location, Condition or Marketing does the Realtor® control?

An honest, thorough, written Comparative Market Analysis (CMA), including a pricing strategy and thorough market data to support the pricing strategy plus the design and implementation of an aggressive Real Estate Property Marketing Plan is the responsibility of the Realtor.

Is your listing currently expired? Is it time for a fresh approach? Share your story if you like or call Judy with any questions, 610-889-5509 you have about the process of selling real estate in today’s market. Come join the party. The one with the presents.

Other Articles of Interest:

• 15 Step Real Estate Agent’s Home Marketing Plan
• Do You Know The 2 Words To Get Your House Sold?
• Seller Tips For Avoiding Agreement of Sale Fall Through
  

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