Maui Real Estate Photographer Reveals How Property Photos are done can Attract Clicks or Swipe away
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.
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.
How to Create a Killer Marketing Portfolio for your Luxury Listing: Project Highlight: The Wailuku Estate
We were honored to be the photographer for the luxury Wailuku Estate. 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. Our goal is always to provide our client the best service, most practical solution in an effective and beautiful manner.
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.
Our Service Overview: What type of media do you need to market your listing?
Overview of the type of media tools we provide for marketing your listings.
Photography, Video, 3D, FloorPlan, Virtual Staging, Staging, Custom Website and more.
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.
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.
Do you know 3D tours and Video Walkthrough will make a difference on your listing search results?
Tips and tricks to show your 3D Virtual Tours and Video walkthrough properly on different listing websites. Don’t waste your 3D tour or video content, check if you have done these steps for your active listing now!
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:
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
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.