How to Stage Your Maui Property for a Photo Shoot

You only have one chance to create the first impression. 

You have one thumbnail photo as your cover. 

You have a few seconds to capture your audience to click into your listings among all the other online listings.

According to the National Association of Realtors, “85% of those buyers say it’s the photos that are the most important factor in deciding which homes to go view.”

I often suggest to my clients, that if it is a home for sale, your main goal is to clean it very well. You do not need to be over-staged with things that are not even included in the sale. But if you have an empty house, you may want to consider staging it with furniture or have us virtually staged for your potential clients to visualize how the space can be used. 

If it is a vacation rental, give a little bit more effort to stage it. Your wine, fruits, and Aloha decoration will give off vacation vibes better than an empty home. If you are thinking of staging it yourself, check out these staging tips:

First task: Declutter & Clean

The very basic task before adding anything else is to declutter. Less is more. We would rather have fewer unnecessary plants, old books, and worn-out decorations than to have more. Throw away things that have been in your condo since you bought it over 15 years ago. Not everything there is what people want. Not every extra decoration adds value. If it looks too old, half-used, or almost falling apart, please get rid of it. 

Here is another article about how to clean and tidy your home for photos. 

Accessorize Smartly

One of the easiest ways to update a room is to accessorize it well. A few of our favorite main areas to stage are the lanai table, kitchen island, and coffee table. These are the areas that we would take the most photos of, and the more “colorful” it is, the more your photo will stand out. 

Here are some general suggestions, just pick a few, you do not have to do it all: 

Lanai:

• Place freshly cut colorful fruits on individual plates (mango, papaya, watermelon etc.) or cheese, and grapes on a wooden chopping board.

• Place one flower next to the fresh-cut fruit plate 

• Place a glass (be mindful of the wind)

• Place a centerpiece in the middle of the table (e.g. Pineapple or a bottle of wine or juice or flowers)

• If you have colorful table mats you can use them

• Set only for 2 persons for small size lanai table

*Some of these sample photos are staged by a professional stager or by our clients, and some photos are staged by us. Ideas credit to original stager.

Kitchen Island and Dinning Room:

• Place a bowl of colorful fruits (no need to cut) in a beautiful bowl OR

• Fresh flowers

• Your gift for guests: Aloha Chocolate + Special Complimentary Water 

• Set out the table for 2-4 persons if you have an island with a bar counter or for your dining room

Bathroom:

• Less is more, mainly to show super clean towels, remove any unwanted items

• Sometimes we put a single plumeria flower on the counter 

Pay attention to the bathroom

Along with kitchens, attractive and clean bathrooms are an important selling feature in a home and will be scrutinized when viewed online. Even if your bathroom is a little outdated, you can spiff it up for minimal effort: Clear everything off your sink top except for soap, roll up some towels and put them on an available shelf for display, buy a fresh, bright shower curtain, and perhaps most important is to make sure the toilet seat lid is closed. That last item makes a huge difference in photos.

Coffee table: 

• Maui book, or anything colorful that helps your photo pop, but not too much. 

Bedroom: 

Ask yourself, is it time to buy a new set of bedsheets? The color of the sheets itself would change how a bedroom feels in the photo. Some people may hate bright red or green color sheets, maybe changing the sheets itself can already help boost your booking. Choosing more neutral colors and ocean themes with a beach vibe is usually fitting for Maui. 

Potential suggestion for bed:

• A tray of “breakfast”/ bread with coffee mug

• A beautiful lei 

• OR nothing on the bed, because it could be visually too busy and unnecessary if you already have colorful sheets or room decor

• Appropriately display art on walls, and make sure it is in the photograph position to add color to your background that would add a wow factor to pictures viewed online. Note that grouping also looks best in odd numbers and at varying sizes. 

Yet, do not to over-accessorize

Accessorizing is important, but it needs to be tastefully — and minimally — done. Overstuffed shelves with various books and wall decor can create a visual nightmare. Sometimes, overly decorated with too many “cheesy” Hawaiian decorations would simply shout “too touristy” or “old school”. The main goal is to have a few items that enhance the overall colorfulness of your room, fresh flowers, fresh-cut fruits, some colorful plates, and a beautiful Hawaiian lei will do. 

Do not over-accessorize, just because you have bought those items does not mean you have to put them in the room. Some vacationers prefer a clean, modern look. If there are too many furnishings, where are they going to put their belongings?

We recommend skipping the oversized items or cheesy decorations, old worn-out floral decor which can become more of a distraction than an enhancement.

Do you include those items?

Another consideration is how much of the additional items you used to stage will be included in your actual vacation rental experience. Do you include wine? Do you include the Aloha chocolate as a welcome gift? If you do, YES! put them on the table when we are doing the photoshoot. But if you include nothing, you may not want to mislead your potential clients with high expectations. We also like those units that are tidy without too much clutter for looks. Staging is an enhancement, but it is not a requirement.

It is a fine line for us to promote your listing in the most aesthetic way possible and it is the owner’s decision and responsibility to consider what is a realistic representation of their condo. Do not sell something that you are not offering. That will just end up with poor reviews on your listing.

Don’t forget the small stuff

Remember, it’s those first impressions that are most important when buyers are viewing hundreds of photos of homes online. A few other photo prep tips:

• Hide your wires. Hide TV cords and other cables. 

• Check if your photos are on the wall. Are they placed straight or crooked?

• Move any trash cans (indoor and outdoor).

• Clean any glass and reflective surface (windows, slide doors, mirrors).

Clean everything

We’re not just talking about the counters and floors here. Everything in your home should get a scrub, from muddy siding or dingy carpeting to wood furniture and curtains. Don’t let your potential clients get distracted by a grimy door, walls, or windows — they might start to wonder what other home-upkeep tasks have been neglected.

Share with us what is your favorite staging items. We love to hear from you! 

Hope this is a helpful article for those who are trying to figure out how to stage their vacation rental.

Contact us for photographing your vacation rental in Maui! It’s your home, we do our job to show it off.

Maui Real Estate Photographer Reveals How Property Photos are done can Attract Clicks or Swipe away

What are the differences we can make to Sell your condo with new photos

Where do all eyes go first when perusing a vacation rental listing? The photos, of course.

Owners should never underestimate the importance of investing in a professional real estate photographer to get the very best pictures possible of their place. Because no matter how good an eye you have, owners tend to be blind to how their own home comes across on camera—and, as a result, might have listing photos that don’t show their home in the best light.

Since all it takes is one second for internet surfers to lose interest in a listing and swipe away, here is an example from our photographers on how to make the most out of your listing and how we present a condo different than others.

Recently, we got contacted by an owner who hired 3 photographers to do three differnet photoshoot for his vacation rental. He picked out the best photos out of all three photographers to compile them into his airbnb photos. Well, maybe he already got the best photos, why does it need to be redone? Is it really that hard to find a real estate photographer in Maui?

We made a few suggestions into what we can do differently and one of our photographers, Mark, he redid the photoshoot for our client. Below is a short video showing how we see things differently and what kind of images we can create to make the unit look totally different with better lighting and how we focus our attention to details.

Watch a side by side comparison between our client’s Existing photos —> Our photos.

You can get a better understanding of why quality matters.

“Those who works with their hands, they are Labors.

Those who works with their hands and their brains, they are Photographers.

Those who works with their hands, their brains, and their hearts, they are Artists.”

- Flora Rude, Flocus Studio -

Let us do the hard work, so you can get all the benefits and be proud of your listing. 

We are artists that do your property justice, create beautiful images with integrity so you can see the increase in booking.

If you need our advice on your existing photos, feel free to reach out for a free review on your property photos.

Contact Us

How to Create a Killer Marketing Portfolio for your Luxury Listing: Project Highlight: The Wailuku Estate

There are many agents who called themselves “Luxury Property Agents”, what does that actually mean in terms of your Marketing Portfolio? Are you taking care of your client and going all out in creating a killer portfolio that looks absolutely stunning? Are you hiring the Best Photographer in town to do the photoshoot? What you provide your client in the marketing materials you create represents you and your brand. Just be honest, you can’t call yourself the luxury and high-end agent if you are trying to please your million dollars buyers and sellers by giving them crappy photos. Your portfolio creates values, trust, and tells the story of how you are ‘taking care’ of your sellers.

We were very honored to be the photographer for this luxury Wailuku Estate. The property has 5.39 acre estate on the slopes of the Kahakuloa hills. This luxury hideaway estate has 7,200 sqft, three beds, 4 full baths, 4 half beds, kitchen, bar, multiple living room and entertainment space. We were hired to take the photos of the property, drone photos, video, 3D Matterport as well as Virtual Stage this unfurnished property and we would like to share the process of this photoshoot and how we have created amazing content for the agent to market this property.

We started in the morning with drone, and all the exterior shots as the location can get pretty cloudy later the day. We took the advantage of the sunniest moment to make sure the drone shots, especially video shots are sunny and the least amount of clouds. Then we started with doing photos for each room, starting from one side of the house to the other, then the 2nd floor and basement. Because of how big this property is and all the rooms are vacant and some look alike, we marked each room location while doing the shoot, so we don’t forget which room the photos belong to in post. It took about 3 hours to finish all the interior photos.

While doing the photoshoot, we provided our clients our sets of virtual furniture library so they can discuss and visualize the furniture in the space while being on the property. I hand sketched a floor plan on my iPad and marked down all the furniture sets they selected.

Our goal is always to provide our client the best service, most practical solution in an effective and beautiful manner.

We are done with choosing virtual furniture by the time the interior photography is done.

Next, we started the Matterport, since it is a very large property, with elevators, staircase, we took extra care to ensure the staircase areas are scanned properly without missing information. In that way, post-production will be easier. We also know that the more attention to details we pay on-site and go the extra mile to fix things, do the job properly, the less error it will have for Matterport. We don’t skip steps, or do a hasty job that would require a reshoot - we absolutely do not want to waste our client’s time so we usually pay extra attention to details and never miss anything on site.

We finish the interior photoshoot with a video walkthrough. Since the property is primarily empty, the client would like to have a teaser video instead of a room-to-room walkthrough. Also, since the client is not from Maui, we provided local suggestion in how to sell the Maui experience, what other lifestyle clips to put in, and what we should avoid to focus on.

Last but not least, we took sunset photos for the property. It was not the most beautiful sunset that day as it was rainy and dark clouds. So most of the twilight effects have to be done in post-production. However, it is still helpful to get the photo of the exterior of the building with lights on. We always try to keep the photo as authentic as the original property, so it is a realistic depiction with aesthetic touch and angles. That will do the justice of the property without exaggeration or misrepresentation. Natural and Beautiful is the message we want to give off.

Photos are delivered in batches to the client, since there are over 100 of photos, that way client can get a sneak peek and start planning their marketing materials without compromising the timeline. All photos are delivered within one week, with virtual staging completed, video, drone and 3D model.

Need a Photographer? Here is what they need to know: Tips for hiring Maui Real Estate Photographer

I came across an article recently that covered things the writer thinks your photographer needs to know before hiring them, and I thought I'd give my take on this list.

1. Factor in the time of day when scheduling a photoshoot. This is a big issue that a lot of businesses, and photographers, don't give enough consideration to, but it’s worth considering the time of day for when you book a shoot to ensure that the sun is in the best position for taking your ‘hero shot’ outside.

Having said that, my experience with businesses in various industries, and I've heard this from a lot of photographers as well, is that it's usually the clients booking the shoot who aren't interested in making themselves available for a photoshoot at the time that best suits the location.

A lot of business owners expect the photographer to do some magic and create wondrous images in any situation, and they don't understand the important role that the light plays when shooting outdoors. A truly professional photographer will do the best they can regardless of what's happening, but they can't truly replicate what the great big light in the sky can achieve.

2. Drone shots aren’t always the best shots. I totally agree and I think this is important, especially with the rising popularity of drone shots (no pun intended). Now don’t get me wrong, elevated shots really can work well. Having said that, drone shots can sometimes make things worse, not better. You can check samples of different drone shots below.

The reason why very high exterior shots don't always work, especially when shooting homes in high-density residential areas, is because they'll show the roof and the yards of surrounding homes, and that's a look that is not necessarily appealing, especially if it makes the home we are shooting seem closer to neighbors than it really is. I have discussed a brief snippet for using drones for listings here.

3. It takes skill to make a twilight shoot work well. A lot of buildings look their best either just before sunrise or just after sunset. However, what's important here is the choice of photographer. A photographer with very little experience or the skill to shoot twilights will not necessarily create an amazing image.

A twilight shoot is something that takes a lot of work because the timing is so limited. The photographer will have maybe 10 to 15 minutes when the light is just perfect, and in that time they'll need to get enough exposures, and often multiple angles. That takes planning and a knowledge of what lighting is needed. Only the best photographers should be trusted to do this with a high degree of skill. You can also check my previous writing about adding a twilight photo to your listing here and on this feature property article.

4. Say no to excessively dramatic skies. The skies in your photos should look good, but they shouldn’t be too dramatic, such that they draw attention away from the focus of the image.

When an inexperienced photographer learns how to do a sky replacement in Photoshop (where they remove the sky that was there on the day and replace it with a different sky) they can get a bit too excited. That's when they go crazy, bringing in the most dramatic skies they can find.

What they forget is that the real estate agent or the business owner is not selling the sky, but the home or the business. The attention then needs to be on the building, not what's going on up above.

5. Don’t edit the images too much. As a professional photographer, I've had clients ask me to remove all sorts of items from a photo, and on many occasions, I've had to explain to them that it would be against the law to misrepresent a home or business in that way.

A good photographer should be familiar with the rules regarding editing an image in Photoshop, or they could get themselves and their client in a lot of trouble.

6. Have extra lights available to photograph indoors. A photographer should have some lights with them when taking interior shots and in a lot of situations, multiple lights are very helpful like this set-up or a simple one can be handier at certain times.

Sample shots with the help of extra lighting are shown below.

Having said that, some photographers can create wonderful images using purely natural light. However, even then it can be a good idea for them to carry a few lights with them so they are prepared for any situation. There are times when only an extra pop of flash will fix the situation.

7. Use a wide-angle lens when appropriate. Any experienced architectural photographer will have a wide-angle lens in their kit bag. We need to talk about the photographer or the client who feels that every photo needs to show the entire room, no matter how wide that might be.

This is a big problem for two reasons:

Firstly, showing an excessively wide room will make the room seem larger than what it really is. That kind of thing can be very damaging to a client’s reputation. In fact, I've had quite a few conversations with consumers who express their frustration with businesses, and photographers, who shoot far too wide.

This photo is from online source. Credit to original photographer.

This photo is from online source. Credit to original photographer.

Take for example these photos we’ve seen online, they may be fine coming from customer’s reviews but not necessarily ideal for real estate photo listings. We wouldn't want to mislead people about the real size of the space by using the wide-angled lens inappropriately.

Secondly, a wide shot is not necessarily the best shot to use in a marketing campaign. For example, a beautifully composed photograph that looks like something from a styled magazine photoshoot may do far more to attract customer inquiries than a wide shot with no soul. The goal, after all, is a sale, so the images need to be focused on that goal, not just on showing as much as they can.

8. Have a booking confirmation if you have a contract or at least something in writing that makes it clear what the photographer will be delivering so everyone knows exactly what’s going on. This contract or list of services could include:
- How long will the photographer be on site, and are there time limits?

- What will incur extra fees?

- Will the photographer style the room in any way, or will they shoot it exactly as it is presented?

- How long will it take to deliver the completed images?

- What kind of additional services / technology the photographer can provide?

Photo by FLOCUS Studio, Wailea Point

Those are all important questions, but a signed contract is not essential. Most photographers I know will include these details in their pricelist (so that the client is aware of these things before making a booking) or will communicate those issues in an email to their client before the shoot to make sure everyone is on the same page.

Be aware also that a photographer is trying to run a viable business and as such, they do need to charge more for doing extra work. A business that respects its photographer as a professional and is willing to pay extra when more is being demanded from them, will be better placed to ensure a successful photoshoot and marketing campaign.

Contact us today for your next photoshoot project.

Our Service Overview: What type of media do you need to market your listing?

Congratulations! You just got a new listing and you are excited to help the Seller to get it on the market. Now, you are searching for a local photographer to take pictures of your listing.

First, you want to think about what type of media do you need? Just photos? Drone? Video? 3D or more? Before you hire a photographer, let’s dive deeper into what you really need to market your listing.

This post will give you a general overview of the types of media you can hire a professional real estate photographer to create for your property marketing and a sneak peek of what services Flocus Studio can offer as a full-service real estate media producer.

1. Listing Photos

When it comes to real estate marketing there is nothing more important than real estate photography. In fact, it can make or break a sale very easily.

“Without a doubt, professional photography is the most critical element of your listing marketing strategy. 86% of homebuyers state that listing photography is the #1 reason why they decide to view a home, yet only 35% of Realtors use a professional photography solution,” says Michael Yates, Marketing Director at Virtuance.

According to experts like Michael, “Using professional photography is the #1 way to get your listing to stand out from the competition and puts you in the best position to get more showings, more offers, and ultimately a higher sale price.”

So number one most basic, hire a professional photographer to take your listing photo. Don’t take it with your iPhone.

2. Video

The cherry on the sundae is having some kind of video tour that buyers can sink their teeth into. The use of video has become more prevalent over the last few years as more and more buyers tell us how much they enjoy it. Again, a top-notch Realtor won’t even give a second thought to whether or not videos are an expense worth having. They understand that if a consumer wants it then it needs to be done!”

A well-made real estate video can be an invaluable resource for both buyers and sellers, since it showcases the property in much more detail than a photo or textual description ever could. It saves you time from showing the houses to numbers of the potential clients so they can see the property on their smartphones and only those who are really interested to buy will call and ask for more information. Save your time from replying to those who have no intention to buy so you can focus on other aspects of your business.

We offer basic walkthrough video service.

3. Aerial Photos and Video

The real estate business itself boils down to one basic principle: the more leads you generate the more sales you’re likely to make. Since real estate agents know this, they are constantly on the lookout for ways to help them generate leads and aerial photography is one of the best ways to do just that. It’s an easy way to make your listings stand out from the pack and that can make all the difference to your bottom line.

In Maui, if your property is in Kihei, it is close to the ocean but not as close as an oceanfront, you may want to show your buyers the proximity of the house/condo to the ocean. The drone photos can tell, “hey, the ocean is right across from the street” but a photo taken from the interior of the house will not be able to show. Usually, homes that have a partial ocean view, we can show the ocean in the interior photos but it may look very small inside the window frame. But when you add a drone photo, the “ocean part” of the photo is taken up the majority space of your photo. Which photo will catch your attention? An interior photo with a tiny ocean view from the window OR an aerial photo with more ocean?

Drone photos are a really good way to promote the location of your property. We usually will highlight the proximity to the ocean and also fly the drone looking back towards the mountain (Haleakala view), that way your viewers will have a 360 impression of what kind of views they are getting by staying in that property. This is even more important if you are trying to promote a vacation rental listing where most visitors to Hawaii will prefer to stay as close to the beach as possible.

Property in Makawao showing ocean view

Property in Kihei showing Haleakala View

Not every property is suitable to have drone though, we do not recommend using drone photos when the property is next to some undesirable surroundings, or the yard is poorly managed, the roof of the house is so dirty or old….bottom line, you want to show a stunning ocean view if you can.

If you have a property that is in great location, but the interior is not too special to showcase, we recommend to add a 1-minute drone video teaser instead. Always showcase the best features of your property, if something is not too special, you do not have to spend extra money to show the interiors with a walkthrough video. You want to give your viewers a teaser, a taste of how it will be like staying in your property - just enough that they will inquire more and catch their interests.

Show the location of the property - E.g. Kamalani is right across the street to the ocean, you can still show the proximity to the ocean and the mountain view on the other side with drone.

4. 3D Virtual Tour

You may have heard of 3D tours. In fact, what is a 3D Tour?

Many call video walkthroughs of homes “virtual tours,” for instance. While a great listing video can complement photos and really drive interest, it is definitely not the same thing as a virtual tour. A proper virtual tour is interactive, allowing the prospective buyer to view the home at their own pace and according to what draws their particular interest. The online home shopper controls which part of the house they look at and from which angle — think of it like Street View on Google Maps, but for the inside of a home.

Listing videos, on the other hand, are not interactive. They are a straightforward video that usually includes music, zooming and panning. The shopper can’t control the movement of the video nor a Slideshow. They are all different!

Here is an example of a 3D Tour.

This same listing above, since we posted in mid of March (now is end of April), has over 3,000 views on the 3D tours, with an average 45 second view time. People actually click your 3D tour! And when you have it embedded properly on the Zillow page (the platform that we used), it shows the 3D Home icon on your listing and stands out from others.

Read our other blog to learn more about 3D tours here.

So what are the benefits of a 3D Virtual Tour?

1) Save you time and cost to keep driving back and forth to show the property.

2) Reduce Your Listing Website’s bounce rate.

It represents the number of visitors who leave a website after seeing just one page. You can use virtual tours to keep visitors engaged for longer periods of time.This means that people will spend more time on your site. Low bounce rates result in more traffic and improved search engine rankings. They also help increase customer retention and boost your online exposure.

3) Get Quality Backlinks.

Every time someone shares your virtual house tours online, your site receives a backlink. This not only increases traffic but also helps establish your authority online.

Quality backlinks are a key ranking signal. They can increase brand awareness, strengthen your reputation, and drive traffic for years to come.

4) Increased Convenience

When you're showcasing a property, you first need to make sure the house is in pristine condition. But, it can be a hassle to call a cleaning agency or ask the homeowners to clean every time the phone rings. With virtual tours, you can show off the property in its very best condition. Moreover, you can highlight its key features to entice people into buying.

5) Stand Out from the Crowd

The more traffic and links you get, the more people will find out about your site. Virtual house tours can give you a competitive edge and make your business stands out.

6) Provide a Realistic Experience

Virtual tours are like a permanent open house. Potential clients can access the tour 24/7 from their office or while on the road.

This technology helps create an instant sense of ownership. Those who take the tour can easily imagine themselves living in that house.

5. Virtual Staging

When preparing a house for sale, there could be a lot of cleaning to be done before the photoshoot. Sometimes, it takes weeks to get the property ready. How much time can you afford to spend on waiting to have the house fully cleaned or for new furniture to be delivered before you list the house for sale?

We provide virtual staging services as an alternative to “physical staging” or intense cleaning for these situations:

• homes that have furniture that looks very old

• homes that have a lot of furniture in them

• homes that are poorly presented (very messy)

• rental properties where the tenant doesn’t want you to show their things in the photos

Depending on each house condition, we can digitally declutter and remove the current furniture and add in new virtual furniture to give a completely different look. This can dramatically change a room, and give added confidence to an agent who is selling a home that doesn’t present well. Digital decluttering depends on the property situation. Please send us sample photos to see if it is possible.

You will simply have to make a remark in your MLS listing saying photos are virtually staged. OR you can still have the empty room photos to show the before and after. Read more about Virtual Staging here.

6. Staging

Apart from virtual staging, we also provide basic staging services. This is especially helpful to vacation rental property where owners may want to show the vacation vibes and a tropical feel. The main area that we staged is usually the Lanai. We may put some flowers or fruits on the coffee table or kitchen countertop depending on the home.

You are welcome to stage it yourself or if you are owners who are not on the island, we will take care of the staging part for you. Nothing too fancy, but adding more colors to the living space does help make the photo pop up and stands out from the crowd.

7. Advance Digital Modification

Twilight Photos

We offer both sunset sessions to film your property during sunset and digital twilight photo. A sunset photo gives your listing a great cover photo and tells your viewers how it feels like to be in the house during evening time.

Sky Replacement

Although we live in Hawaii, there are still cloudy days or rainy days. If the photo shoot takes place on a less ideal weather day, don’t worry, we replace the sky with blue sky. Nice and shine.

Removing people in the photo

There may be lots of people on the beach or pool which we cannot always avoid. Let us digitally remove them from your listing photos.

Other specific requests

What if you have a fire pit in the backyard? If it is a challenge to light it up, we will light it up for you digitally by adding the fire.

***Advanced digital modification may cost extra depending on the complexity of the photo.

Fire is digitally added to the fire pit.

Twilight photo - Digital Sunset Photo

8. Custom Listing Website, Floor Plan and more

A great real estate agent will almost always have a first-class website as well. They understand that consumers start their search online and presentation is everything.

We can also create a custom hosting website with the function to host an interactive Virtual Open House, Floor Plans, 3D Tour, Flyer download, branded and unbranded version links, QR codes.

Inquire to know more.
Sample: Scroll below (left) or visit the custom website page directly.

We have covered some of the most popular media tools you can use for marketing your property listing. Now, it’s your decision to make what would you need your photographer to create for you.

If you want to know more about how to utilize these media tools in your listings, feel free to speak to us. Contact us for a consultation.

All photos and materials in this blog is copyrighted by FLOCUS Studio LLC. Do not copy or repost. Thank you.

Project Highlight: Peaceful Upcountry Designer Home

Recently, I have the pleasure to photograph a beautiful home in Kula in upcountry for an owner who was going to sell the property himself. It is a single-family home with a loft and a bonus ohana, 2,400 sqft with 3.2 acres of land. I want to share my work process and experience.

The owner would like to have property interior and exterior photos, aerial photos of the house and the view, twilight photos taken at sunset, and a video walkthrough. He was going to sell it primarily through photos and video because it is a for sale by owner and he lives off the island. Because of the unpredictable weather in upcountry and we are now in the “winter” raining season, the clouds could cover the ocean view in a short period of time. It took three visits to complete this project because of the weather, however, it is totally worth it! I didn’t want the sky to be too dark or not able to highlight the most important selling point of the ocean view.

The result is very rewarding, the owner received a cash full price offer before he list on market! Let’s check out this house.

Breathtaking view to capture. We waited for the most sunny day to capture this view.

I love the spaciousness of the kitchen, and how bright the space is with sunlight coming through. I want to highlight the ceiling window design. Having photos taken during sunset also gives a totally different feel of the house.

Master bedroom with beautiful light fixture and a lanai to go outside.

When taking the photos, I want the people to be able to envision how it is like to live here, show them they can watch sunset from this big balcony every day.

Check out the property video.

This was a very fun property to film. What I love most is the opportunity to communicate with the original owner and hear about their process of renovating and designing the house.

If you also plan to sell your house or need listing photos, we offer full photographer services, listing photos, 3D Tour, property video walkthrough, twilight photos, and virtual staging services, serving all area of Maui. We serve owners, architects, designers, realtors, and vacation rental property managers.

Check out our portfolio and know more.

Virtual Staging: Turn your ordinary property into Amazing listings

As more home-sellers turn to virtual staging, we have to ask: Is it really worth it, and does it compare to traditional staging?

According to the National Association of Realtors®, 77 percent of buyers’ agents say that staging makes it easier for buyers to visualize themselves living in a home. As many as 38 percent of sellers’ agents say that they stage all their clients’ homes before listing. Since the benefits of staging have a direct impact on listing performance, virtual staging was developed to give the same benefits that are looking for an alternative to traditional staging.

To determine whether virtual staging is a viable alternative for you, you have to know what it is and how it compares to traditional home staging.

What is Virtual Staging?

Virtual staging, like traditional staging, is decorating a property to showcase its best features and qualities in an effort to make it more attractive to buyers.

“I have always explained to my sellers that buyers will imprint on the first photos they see of a home and will develop their first positive feelings and attraction to a property at that time” describes Jen Williams, Real Estate Market Manager at Redfin.

But like the name implies, virtual staging is done with a computer. There’s exactly zero real furniture, area rugs, potted plants or other décor involved. Professional virtual stagers digitally insert decorative elements in high-resolution photos to show empty rooms’ full potential.

Virtually Staged Kamalani in Kihei

What Homes is Virtual Staging Best Suited For?

Virtual staging won’t work for all homes – in many cases, traditional staging is a superior choice. However, it can be a huge benefit if it’s done properly in:

• Vacant homes

• Homes with outdated furniture

• Properties with tenants in them, which leave the homeowner little control over the space’s appearance

If you still occupy your home and you can stage it to make it as appealing as possible to potential buyers, whole-house virtual staging isn’t for you. (You can still virtually stage some rooms if you and your agent think it’s appropriate, though.)

Virtual Staging vs. Traditional Staging

Virtual staging is usually a lot cheaper than traditional staging is. Here’s a quick glimpse at what you’re looking at:

• Virtual staging costs somewhere between $39 and $199 per room, depending on the contractor you use, your location and the amount of space you need staged.

• Traditional staging can cost several hundred dollars per month, depending on the stager you use, how much furniture you need to rent, your location and the number of rooms you need staged.

Price isn’t the only sticking point, though. Each method has its own pros and cons that you’ll have to consider, particularly if you’re trying to sell an empty house.

Pros and Cons of Virtual Staging

Virtual staging can help sell a home faster and for more money – but only if it’s done right. You still need to hire a professional who knows how to take good photos for virtual staging, and you need to work with a reputable company with a great portfolio of completed work.

Check out these side-by-side lists of the pros and cons of virtual staging to help you make the right choice:

Pros of Virtual Staging 

• Can help you showcase an empty home’s best features

• Is cost-effective when compared to traditional staging

• Attracts prospective buyers’ attention online

• Offers you the opportunity to stage any number of rooms

• Allows you to stage flex rooms in multiple ways

Cons of Virtual Staging

• Becomes more expensive when you need to remove furniture or items from photos

• Can be difficult to use when the house is occupied, unless you have previous listing photos

• Furniture and décor only exist in the virtual space – buyers will never see it in person

Pros and Cons of Traditional Staging

Traditional staging, which successful real estate agents have been using for decades, doesn’t always require a professional stager. However, it does require an eye for detail and the ability to create a space that appeals to the widest possible range of buyers.

Check out these side-by-side lists of the pros and cons of traditional staging to help you decide whether it’s a better choice for selling your home:

Pros of Traditional Staging

• Gives buyers real-life perspective when they tour the home

• Prevents buyers from having to tour a completely empty, vacant home

• Appeals to buyers’ sense of imagination

• Makes spaces appear larger and enables prospective buyers to gauge size

• Helps your home stand out in buyers’ memories after they leave

 Cons of Traditional Staging

• Can be expensive, and you’ll keep incurring costs until the home sells

• Requires stagers to bring in furnishings, décor and other items

• May be unnecessary, depending on how quickly homes are selling in your market

Sample Virtually Staged Photos - Original Photos provided by Agent

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Common Virtual Staging Mistakes

The biggest mistake a seller can make is hiring a virtual staging company that’s not good enough. Virtually staged photos should be exceptionally realistic – so real, in fact, that buyers won’t know they’re computer-generated unless someone tells them.

Other mistakes many people make with virtual staging is:

• Failing to provide prospective buyers with photos of empty rooms as well as staged rooms. Buyers may expect the home to look the same as it does in its listing photos, so provide both.

• Choosing virtual staging that makes the home look worse, not better. You have to be careful not to overdo furniture and decorative elements in staged photos.

• Using virtual staging when it’s unnecessary. Replacing furnishings and decorative elements in photos when they’re perfectly fine to begin with can be a significant waste of time (and money).

Could Virtual Staging Help You Sell Your Home?

Virtual staging can be a tremendous asset when you’re selling a vacant home, or one that has wild-card tenants or outdated décor. It allows prospective buyers to view the right vision of the home – not an empty, cavernous space, but one that’s comfortable and easy to live in.

Have you used virtual staging to sell a home? We’d love to hear your story and how it worked out for you, so please share your thoughts in the comments below.

Check out our Virtual Staging Services.

Article Reference: Bersin, Angie. at Redfin.com 

10 Tips to Prepare the Home for Listing Photoshoot

Ready to list your home? Let’s look at the small steps that make a big difference when it comes to preparing a home to sell.

There are specific things you can do to visually make your space really attractive in photos. By following these guidelines, you’re setting up both your photographer and listing to have the highest success rate. If you’re not properly preparing the home to list, you’ll face risks of delaying the listing, needing reshoots, and many other hurdles.

1. Clear the driveway

One of the first things you need to identify before beginning photography should be asking yourself, are the all cars removed from the driveway? Is the pod storage unit sitting in the yard blocking the front of the house? Have you completed all your contractor work? This all ensures we can present the newly updated home properly.

Photo by FLOCUS Studio

2. Use a garage for storage

Use your garage as a storage unit. We typically don’t photograph garages as they are not viewed as a desirable space by most buyers. As such, it’s the best place for storage. Use it to hide garbage cans, trash, or large items, and of course you can pull your car in it as well.

3. Clear outside clutter

Remove all outside clutter and put away simple things like rakes, and roll up your lawn hoses. If you have outdoor furniture, set it up nicely and prepare it to serve dinner. The curbside appeal really matters.

4. Refresh landscaping

Mow your lawn and refresh your landscaping. Beauty is in the eye of the beholder and different buyers might have different preferences, but refreshed landscaping ahead of a photographer’s arrival will yield better photos and results.

5. Clear surfaces of personal items

Inside the home, clear all surfaces. If your countertops are where you charge your phones, store messages and notes, that should all be organized and out of the way before we arrive. The same is true with the refrigerator; make sure magnets with images of faces, friends and children are removed. This saves time and allows the photographer to focus on showcasing your house, rather than pulling down magnets, or photoshopping out faces.

Photos by FLOCUS Studio.

6. Tidy the bathroom

Make sure toilet seat covers in the bathroom are positioned down. This can be an unsightly area, and again, we want to be cautious of privacy issues and stowing personal items like medication, as well as toothbrushes and loofahs. Organizing these areas prevents the photographer from having to clear up people’s personal bathroom items, which is not a fun process.

7. Prepare windows and lights

Our window images are really beautiful when we have all the windows sparkling clean, and the window shades and blinds opened. The same goes for lighting. It’s easy to have bulbs looked at or replaced before we are there, as we take all our photos with the lights on, which makes for beautiful ambient lighting. We suggest to turn off all the ceiling fans.

8. Make a plan for pets

Make a plan for your pets on the day of photography. Don’t just lock them in a room and expect the photographer to work around a dog. We don’t want pet shadows in the photos.

9. Clean the whole house

Complete a normal home refresh before photography such as making your bed, clearing the countertop as discussed, and taking the time to make that final pass before the photographer arrives. This gives your home an opportunity to really be ready for photos.

10. Alert your neighbors

Make sure your neighbors are aware if you are listing your home and a photographer will be visiting, especially if drones will be utilized. Drones can cause tension and privacy issues, which we want to be cautious of. Communication and awareness are key to a smooth shoot.

Photos by FLOCUS Studio

Reference Source: Hochberg, Emily. “10 Ways Sellers Can Prepare Their Homes for Real Estate Photos”, Redfin, May 30, 2019 

Sell Your House Fast: 7 People You Need on Your Team

So, you’ve decided to sell your home. Congratulations! Before you start playing with a mortgage calculator to see how much you can afford on your next home, you’ll want to know how to sell your current home fast. Ideally, you’re looking to list your home, generate interest quickly from potential buyers, and in a perfect world, a bidding war will ensue and you will get more than the asking price for your house. But before all of this can happen, you’re going to want to spend some time gathering a team of people who can help you along the way.

Whether you’re a first time or experienced seller, having a talented team of professionals on your side can mean the difference between a quick and stress-free selling experience and one that isn’t. So before you put your house on the market, here are seven key people you’ll want on your team to help sell your house fast.

Photo Credit: FLOCUS Studio. Copyright reserved.

1. Real Estate Agent 

Selling a house can be a complex process. That’s why the first person you’ll want by your side is a real estate agent. The job of a listing agent is to guide you through the entire home selling process. This can include necessary house preparations and repairs, pricing the home correctly, setting up the staging, executing a strategy to promote your home, negotiating with the buyer, and closing on the home.

But to do all of this you don’t want just any agent – you need the right agent for you. Well, you’ll want to find someone who will super-serve you, sell your house fast, and for the most money. So it’s important that you do your research and read reviews to make sure you’re choosing the best person for this important role. Free service to check what’s your Maui Area Property Worth.

Our Maui preferred agent is Daniel Rude at dreams2REALITY Group. Daniel has been involved in 200+ real estate transactions on Maui and served his clientele with a relationship approach.

Photo Credit: FLOCUS Studio. Copyright reserved.

2. Home Inspector 

It’s true that buyers are typically going to have a home inspection conducted before they agree to purchase the property, but what if you were to beat them to it? Hiring a home inspector to do a pre-listing home inspection is a proactive approach to getting your house ready to sell and it offers some advantages to sellers that you may not be aware of. With the pre-listing inspection, you can find out the exact condition of your property, what issues and repairs need to be addressed beforehand, fix them, and then focus on the next task of selling your home fast.

Also, knowing the condition of your home can be an asset during the negotiation phase. As you may already know, buyers often use their home inspection as a way of getting concessions from sellers, such as asking you to drop your list price. If you’ve already addressed these repairs, it is less likely that anything new will come up and impact your negotiation.

3. House Cleaner

Having a home that is fresh, clean, and inviting for potential buyers is crucial when selling. If buyers are interested in your home, they’ll open closets, explore cabinets, and they might move furniture around. The difference between inspecting a sparkling clean house and a place that hasn’t been thoroughly cleaned can make or break a deal. That’s why your home needs to be spotless from top to bottom. Although you can clean your house by yourself, hiring a professional cleaning service might prove helpful during what is likely to be a very busy time for you. Also, professionals have experience with the thorough cleaning needed to sell a house. They will use high-quality products and equipment to deep clean your entire home – even the nooks and crannies that you didn’t know existed.

It’s also important to consider the timing of cleaning your home. You don’t want to wait to hire a professional cleaner after your home has been listed. It is something you should invest in before your home is on the market, so the listing photos can reflect your clean and decluttered home. You should also consider having your home cleaned regularly while it’s on the market. It could take some time to sell, and if you’re living in it during that time it may be extremely difficult to keep it in pristine condition.

Photo Credit: FLOCUS Studio. Copyright reserved.

4. Home Stager

Staging is one of the most important parts of the selling process. Contrary to what many may think, home staging is about more than just preparing a house for sale. There’s an art and a science to staging a home that goes above and beyond simply cleaning and decluttering a space. Staging is about making the home look larger, brighter, cleaner, and more welcoming. It is about selling a lifestyle that buyers will experience if they own the home. In fact, research shows that 83% percent of buyers’ agents said staging a home made it easier for a buyer to visualize the property as a future home. 

Professional stagers know exactly how to showcase a space using furnishings, color, artwork, and accessories. They are able to offer prospective buyers a glimpse into how each room can be utilized. When all is said and done, a home stager will be key in helping you transform your space to appeal to the greatest number of buyers, which can help sell your house fast.

5. Real Estate Photographer

The key to successfully listing and selling your home quickly is the photos. Today, more than ever before, online browsing is a critical part of the home buying process. Buyers can tour your entire home without ever leaving their couch and if they aren’t sold on the images that they see online, they will move on. That’s why having professional real estate photos of your home is so important. You may think you can take some of these photos yourself, but research shows hiring a professional photographer can help homes sell faster and for more money. Just remember, the better you represent your house online, the faster it will sell.

In addition to traditional real estate photography, consider adding in aerial photography – which can show off your entire property, a scenic view, and the surrounding area. Maybe you’re selling a home with a beautiful view up in Kula or oceanfront property in Makena. An aerial shot can easily put into perspective the full scope your home has to offer.

Our preferred Real Estate Photographer on Maui: Flora from FLOCUS Studio. Flocus Studio provides comprehensive real estate photography services including listing photos, aerial photos, videos, 3D Virtual Tours, and virtual staging.

Photo Credit: FLOCUS Studio. Copyright reserved.

6. Painter

Painting your home before you sell it may sound like a hassle, but homebuyers may be turned off by your turquoise bathroom, or your teenager’s darkly colored bedroom. Hiring a professional painter to give the inside and/or the outside of your home a fresh look with neutral, bright colors will be more appealing to a wide range of homebuyers, both in-person and online. It may also help sell your house fast when your property is one of the nicer looking available homes on the market. 

Our preferred local vendor: Pipeline Painting offers high-quality interior and exterior paint jobs on Maui. Call Jef today for a free estimate (email).

7. Handyman

There will be few things more off-putting to a prospective homebuyer than touring a property with chips taken out of the walls, broken fixtures, or loose floorboards. So before listing your home, you’ll want to make sure you’ve made the necessary repairs and renovations. Sure, there will be projects you can easily complete yourself, but what if you don’t have the time with everything else going on or a repair project is over your head? That’s where a handyman comes in. A handyman, or handyman service, is a skilled jack-of-all-trades who can help you handle a wide range of repairs in your home.

Additionally, before you can sell your home, it will likely need to go through a home inspection. A professional home inspector will give you a home inspection report, which is usually a list of any issues needing attention. Handyman services can be extremely helpful for addressing problems on that list and making sure any repairs are done up to code.

Photo Credit: FLOCUS Studio. Copyright reserved.

Selling a home and navigating the housing market can be a stressful experience. But having the right people on your team during this journey – all working together to help sell your house fast – can make all the difference. So before you list your home, consider bringing these seven people onto your team as their advice, expertise, and guidance can help be invaluable during the selling process. 

Content Credit: Article reference

Do you know 3D tours and Video Walkthrough will make a difference on your listing search results?

With the Covid-19 pandemic going on, many agents are investing in Video Walkthrough and 3D Virtual tours.

However, how many of you actually utilize your media content and make good use of them after you receive the video or 3D links from your photographers? What did you do with the links?

My goal is not just to help you get the 3D tours or video walkthrough, but set you up for success by guiding you to promote your listings on different platforms. Especially if you are already paying to get the media content, you want to make sure they are showing on the listing websites!

I recently did a research by checking different listing websites. I notice some sites do not automatically populate your content from MLS.

Here are some tips on how you want to make sure your links are posted properly:

First step: Post to MLS

This is pretty obvious, but just a friendly reminder - Make sure to post your Branded Video walkthrough, Unbranded Video, and 3D Virtual Tour to the appropriate places:

Second Step: post links to your company website listing system

Companies like Keller Williams have their own back end system that you can upload your 3D Virtual Tour and Property Video links. Their system connects to all other listing sites. If you are not sure, check with your brokerage or someone tech-savvy from your team.

Third Step: The secret of Zillow

Do you ever notice some listings on Zillow shows an icon on the top left corner of the listings “3D Homes” or “Video Walkthrough”? This feature allows users to notice your listings and help your click ranking.

If you check your listings that has 3D tour or Videos on Zillow, this icon is probably not showing, unless you are doing it through Zillow Agent’s hub or with the help of Zillow Certified Photographer.

Notice the icon showing on your listing in search page

3D Virtual Homes

As a Zillow Certified Photographer, when I create your 3D Virtual Tours, I will connect the tours with your listing on Zillow so your listing will have the 3D Home icon.

This is a specialty that I can offer as a Zillow Certified Photographer.

As you can see, the 3D Home icon will automatically be shown and the tour is embedded to your listings. You will also receive an unbranded link to your 3D Virtual Tour for MLS.

Video Walkthrough

Currently, Zillow is NOT showing your videos or Virtual Tour automatically even if you upload to MLS, you will have to manually upload your video to Zillow. Do not forget this step! (Unless your photographer is good enough to remind you OR if they are doing it for you :P)

And here is the Zillow specified Video format requirements:

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Keep video under 2 minutes in length and include content that showcases the unique features in a home and demonstrates how the rooms connect to one another.

Branding Guidelines:

Branding is allowed but should be limited to a maximum of 15 seconds at the start of the video or 15 seconds at the end of the video, so that the focus is on the listing. An occasional mention of the agent or brokerage name is allowed in the audio. Agent narrated voice-over throughout the video is acceptable.

The following are not permitted:

• Videos that are not of actual properties or lots/land

• Videos focused on the agent or brokerage

• Videos that are in portrait mode. Videos must be shot in landscape mode.

• Photo slideshows

• Constant watermark, logo or lower-third with name or other contact info, other than in the first 15 seconds and last 15 seconds of the video.

• Videos that are created from 3D renderings or computer simulations.

• Links to your third party 3D tour can be added via your MLS or broker feed.

• Videos of commercial properties or offices

• Videos that primarily display text

• Videos that display foul, explicit or inappropriate content

• Videos that include copyrighted content (music, for example)

• Videos that are larger than 500MB in size

• Videos over 10 minutes long

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I hope this article is helpful to agents who are new to using 3D virtual tours and Video Walkthrough. There is a lot more tricks and tips that I couldn’t cover them all here.

If you have any questions or need help with 3D tours or video walkthrough, give us a call or email. Flocus Studio will be happy to guide you and help you use your listing media content properly.

Prepare Your Seller for a Photoshoot

First-time home sellers may be feeling a little overwhelmed by the process of selling their property. They may be worried that the photographer is coming to their home. To ease their stress and yours, you can save time by making sure everything goes well by using this helpful checklist.

Exterior Front and Back

• Remove cars from driveway

• Close all windows

• Sweep walkways

• Pick up leaves, sticks, branches

• Put toys, bicycles away

• Store seasonal décor

• Stow garden tools, supplies

• Remove all hoses

• Straighten and arrange deck furniture

• Clean pool area

Interior: Main Areas

• Remove personal items/photos

• Remove all visible clutter

• Open shades/blinds

• Replace burned out light bulbs

• Tidy up or put away all children’s toys

• Empty waste baskets

• Hide pet dishes/toys/beds

• Vacuum carpets

• Sweep hard floors

• Remove newspapers, mail

• Display attractive books or tropical decorations

• Turn off televisions and ceiling fans

• Turn on all lights

Interior: Kitchen

• Remove all items from refrigerator door

• Store food in cabinets

• De-clutter counters, stove

• Stow small appliances

• Hide soaps, cleaning items

• Hide dish towels, sponges

• Clear sink of dishes

• Put away draining rack

• Organize items on open shelves

• Place bowl of fruit on counter

 Interior: Dining Room

• Straighten/push in dining chairs

• Add centerpiece, candles

• Set the table for dinner

• Add a vase of tropical flowers

• Add a bottle of wine, glasses

 Interior: Bedrooms

• Make the beds

• Arrange decorative pillows

• Put away clothing, shoes

• Clean under the bed

• Clear surfaces of clutter

 Interior: Bathrooms

• Make the bathrooms sparkle

• Hang fresh towels or remove them if they don’t look nice

• Clear counters of toiletries

• Clean mirrors

• Clean toilet and close lid

• Remove all items from tub and shower

We provide professional photography service for Maui Real Estate Agents and Vacation rental company and owners. We are committed to provide you a smooth photoshoot experience and help you create images that promote your property and business. Contact us for more information.

All photos copyrighted by FLOCUS Studio.

7 Simple Steps to Set Up Your Maui Real Estate Photoshoot

Agents, when you hire a real estate photographer, how can you make sure the photographer capture what you actually need for your listing?

What do you need to know before asking your photographer to go to your listing property to take pictures?

Here are 7 simple steps to help you effectively set up your photoshoot in Hawaii. Download a copy of the checklist HERE.

Step 1. Know what images you need

First, you need to find out what is the property’s physical selling point.

Think Outside: 

Location, location, location - Do you want to highlight the close access to the ocean? Or the community of the property?

• Are the facilities of the complex a bonus? (i.e. concierge, gym, spa, swimming pool etc.)

• What is nearby? (Schools, park, beach, restaurants)  

• Think Inside:

• Do you want to highlight the view from the house?

• Does the kitchen have modern appliances?

• Is the lanai spacious and have a nice sunset view?

Make a list of shots that you want to make sure your photographer will not miss out. Most photographers know what shots to take by experience, but if you have certain ideas, make sure they do not miss those shots by communicating with them in advance.

Step 2. Communicate your requirements to your photographer to decide a good time for photoshoot

Find out when your property needs to be listed and schedule enough time for a photoshoot.

If you want sunset shots, don’t schedule your shoot in the morning.

You can also send out a standard photography specification requirement guide to your photographer. It can include what shots required, number of shots and file size specification.

We have created a FREE real estate photography checklist that you can use with your photographer.

Step 3. Communicate to the property manager or owner to make sure the property is cleaned and in photo-ready condition.

Well…we all know some houses just need a proper clean and reduce the clusters! If needed, hire a professional cleaner.

Step 4. Determine whether you want to hire a staging company 

Empty room is less appealing in pictures and viewer have less point of reference of room size and function. Depending on your budget, you can consider hiring a staging company. Or you can also hire a photographer to virtually stage your vacant property:

Apart from staging with furniture, we do recommend adding some Aloha elements in your property especially if it is a vacation rental. Staging with local wine, tropical flowers on the table help viewers envision their Maui Hawaii lifestyle. Colorful faux fruit or fresh pineapple plate could stimulate your buyers taste bud!  

Step 5.  Meet with your photographer at the property and have pictures taken

Now, you are all set! Let the photographer do his/her job!

Step 6. Receive your images, select the best ones to post on MLS

You want to organize your listing photos in a sequence that tell the story of your property from a user stand point. Remember your main goal is to give your viewer a tour! Your MLS images are basically their first open house visit experience.

Step 7. Celebrate your listing is live and get it sold!!

After your listing is live, you can use the photos to make an announcement on social media and invite buyers to come check it out!

We hope these simple 7 steps can help you successfully plan your listing photoshoot. Here is a simplified version for you and your team to use. Download this simplified checklist for 7 Simple Steps to set up your real estate photoshoot

FLOCUS Studio provides Real Estate Photography service in Maui, Hawaii. We are committed to photograph images that help you sell. Contact us today to know more.

How to tell if your Maui Real Estate Pictures are good enough?

There are so many real estate photographers. How can you tell if their pictures are good enough? Here are five basic quality check points:

1. Vertical Lines

When shooting with a wide-angle lens, typically 17-18mm, the image will somehow be distorted. The photographer should be aware of straightening all the vertical lines of the image in post production. Check if the lines in the image are parallel to each other.

Alignment: Make sure the photos are in perfect horizontal axis - Photo by FLOCUS Studio

Below are pictures from the MLS: Distorted images are not very appealing. When shooting from a wide angle view, photographers should avoid objects in the foreground or middle-ground (like back of sofas, coffee tables) and avoid dramatic angles. Shoot more floor than ceiling. The photographs should have a natural look.

2. Vignetting

Vignetting is a reduction of an image's brightness or saturation toward the periphery compared to the image center and it shall not appear in property photos. Vignetting is caused by light hitting the lens aperture at a strong angle - an internal physical obstruction. This effect is often noticed in images taken with wide angle. The photographer shall be able to remove the vignetting effects to give a clear edge of the photos by applying lens correction function. Property photos shall be bright and clear, images with vignetting could appear to be amateur.

3. Multiple exposure

In Maui, the ocean view is a selling point. Simply say, the photos need to highlight the view out from the window. This can only be done by some form of blending multiple exposures. You may have heard of HDR technology. It stands for High Dynamic Range which means in a final image it balances off all the lights from the brightest window spot to the darkest shadows. You can tell if this technique is being used or not simply looking at photos that have big windows. Is the interior look too dark and the window is overexposed? Check out our other blog post about photo quality.

All of your interior images showing a window should be bracketed. 3 shots of bracketing images.

When the property was properly lit, you could see the interior and external views very clearly and evenly lit. 

4. Height of tripod

Tripod shall be used in shooting interior photos. It shall be set at medium height to avoid any axis distortion. We suggest setting the camera on a perfect horizontal axis 1m20-1m (about hip height to chest height). Your photographer shall make sure to shoot on perfect horizontal axis and avoid shooting too low or too high.

5. The right file size and enough amount of photos

Your listing site requires specific photo file size. Your photographer shall be resizing the image to meet your specifications instead of sending you random sizes and leave it to you to adjust the files. Maui Hawaii MLS listing allow up to 50 images. If your photographer is providing too many duplicates of similar angles, you simply won’t have much choice to pick through the photos. Ideally, you want to have some interior photos and surrounding complex images as well as beach photos if a beach is nearby.

Show off the ocean views as much as possible from different angles.  Photo by FLOCUS Studio

Highlighting the views and lighting.

Photo by FLOCUS Studio

3 different angles of each bedroom

3 images for kitchen

3 images of living room

at least 2 photos of bathroom

at least 2 photos of the house or condominium exterior

2 images of garage / washer-dryer features

2 images of yard

1 image highlighting the view

5-6 images of condo complex facilities and nearby beach

Showing the views from Lanai.

Photo by FLOCUS Studio

Showing the kitchen island.

Photo by FLOCUS Studio

Among all of the images, you want to pick out a cover image as your listing first image. It has to be the most eye catching image that shows off the selling point of your property.

These are some of the basic elements for a quality real estate photoshoot. Check out your existing listing photos now and see if they have met these criteria. If you are not sure if your photos are professionally taken or not, send us a link, we will provide complimentary review of your listing photos and suggestions.

Check out our Real Estate Photography Service or Contact Us for a quote.

Why Use a Professional Real Estate Photographer for Your Maui Hawaii Property

It might seem obvious that good photography and videography are critical for your success as a real estate professional. It is even so when you are trying to sell your Maui property to investors who are in the mainland and make their decisions based on your listing photos.

When you dig into the numbers, just how much of an impact good visuals make borders on shocking. Check out some of these stats:

• Homes with high quality photography sell 32 percent faster.

• Homes with more photos sell faster, too. A home with one photo spends an average 70 days on the market, but a home with 20 photos spends 32 days on the market.

• For homes in the $200,000 to $1 million range, those that include high-quality photography in their listings sell for $3,000-$11,000 more.

As time goes on, and equipment and tools become better and more sophisticated, online platforms become more robust, good property photos invite buyers.

In its resource reference document for members on the topic, the National Association of REALTORS® (NAR) points out that:

87% of homebuyers who searched for a home on the internet found photos to be among the most useful features of REALTOR® websites. Digital photography and virtual tours allow REALTORS® to serve their clients like never before. Digital images can quickly and professionally showcase a listing, and today’s technologically savvy clients appreciate the convenience of a virtual tour for both long distance and local moves.

Connect with consumers in a fast-paced digital world by setting yourself apart and grabbing their attention instantly.

Check out our Real Estate Photography Service .

Bonus:

Looking for Vacation Rentals in Hawaii for your next trip? Check out HawaiiGaga.com to learn about the tips to travel to the Hawaiian Islands and find out more where would be the best place to stay!

It is important to show off the ocean view.

The above information is referenced from RISMedia.com and images are by Flocus Studio.