Austin TX Real Estate - Hill Country Austin Lakeway Homes for Sale: Making Sure MLS and Tour Pictures are GREAT!

Making Sure MLS and Tour Pictures are GREAT!

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!!

raincloud.png (13824 bytes)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??lightning03.gif (22387 bytes)

Comment balloon 23 commentsDonna Harris • July 05 2007 02:06PM

Comments

Well I am not sure about your location but if you sign a contract here with a seller by law it has to be posted in the MLS in 24 hours. That doesn't mean you have to load the photos but you have to list it in the MLS!
Posted by MAUREEN STACCATO about 11 years ago
Donna, I've had the same thing happen ! Lets hope it doesn't rain 40 days and 40 nights. Maybe your sellers have some shots of the front and back and pool in their files they could scan in. :)
Posted by Missy Caulk, Savvy Realtor - Ann Arbor Real Estate (Missy Caulk TEAM) about 11 years ago

In Texas, you can sign the listing whenever you want because there is a listing date on it, so it doesn't need to be listed until that date.  However, like I said, the seller is being really understandable, and all he has to do is initial the change of date, and we're still in contract.  That's not the issue.

I'm wondering how many people would go ahead and list the property without any photos, which frustrates many buyers and would, in turn, turn them off from the house at first glance.

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago

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!

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago
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!
Posted by John Novak, Henderson, Las Vegas and Summerlin Real Estate (Keller Williams Realty The Marketplace) about 11 years ago

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!

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago

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.

Posted by Debbie Taylor, Realtor (Pacific Properties) about 11 years ago
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! 
Posted by Pippa Mac, The Woodlands TX Real Estate (Chevaux Group Realtor, The Woodlands and Spring) about 11 years ago

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!

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago

I agree totally!!!!

David N. Slavin, ABR www.SellMyHouseDave.com 

 

Posted by David Slavin, CDPE, ABR, SRES Keller Williams Premier (Keller Williams Premier) about 11 years ago

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

Get your tail out there and take some pictures.

;-)

Posted by Tom Burris, Texas/Louisiana Mortgage Pro - 13 YRS Experience (NMLS# 335055) about 11 years ago
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!
Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago

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!

Posted by Dawn Selman-Schwieger, ASP, IAHSP, AARC, ids (Home Squad, LLC- Minnesota's Premier Home Staging Co.) about 11 years ago

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!

 

 

Posted by Sue Riley, GRI (RE/MAX Four Corners) about 11 years ago

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.

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago

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.

 

Posted by Sue Riley, GRI (RE/MAX Four Corners) about 11 years ago

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!

Posted by Kim Dean, d + b real estate, McKinney, TX REALTOR Broker/Own (www.RealFamilyRealEstate.com) about 11 years ago
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.
Posted by Susan Peters, The Better it Looks the Better it Sells (Dove Realty Inc.) about 11 years ago

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 

Posted by Lexa R. Montierth, Real Estate Sales Agent and Marketer (NextHome Complete Realty) about 11 years ago
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.
Posted by Robin Willis, CDPE, SRES, Designated Broker (Tucson Expert Agents LLC) about 11 years ago

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!

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago

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

Lexa Montierth 

Posted by Lexa R. Montierth, Real Estate Sales Agent and Marketer (NextHome Complete Realty) about 11 years ago
Lexa, Thanks so much!
Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com) about 11 years ago

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