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

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.

Advanced Editing Service

In our highly competitive marketplace, the role of digital photography and social media presence is crucial for the success of any small and big business. Posting anything on your accounts is not enough. Profiles with low-quality pictures may have a hard time getting good engagement and can affect your brand image. With the short attention spans of the digital age, it only takes a few seconds for a consumer or client to know if they’ll push through with the deal after looking at the photos. Properly edited photographs and high-quality visuals can deliver the desired message about your brand and business to your respective audience.

Let’s summarize the need for advanced editing services for real estate photography.

1. Building the image for your brand - your photos can say a lot about your brand signature and how professional or casual you might want to be.

2. Vibrant Images - dull, dark, and raw images wouldn’t really help in creating an appealing photo listing. Photo enhancements make sure that your property is seen in the best light possible without misleading your potential buyers.

3. Better Sales - making your images visually stunning will attract more audience, thereby increasing engagement and eventually garnering better sales prospects.

4. Creating credibility and reputation - high-quality photos provide a reason for people to rate you as someone who values their customers more than those profiles with low-quality photos. Using your own original image instead of stock also builds your reputation.

5. Social Media Presence - with our technology nowadays and current situation, social media is “THE PLACE TO BE”. You’ll always want to create a stronger social media presence for your business through high-quality images, be it through Instagram, Facebook, Pinterest to name a few.

Apart from providing Standard Quality Editing Service for property photos, we can go the extra mile for your specific preference or provide a better image outcome when we face environmental challenges during the photoshoot. Our advanced editing services include:

• Photo Masking and Layers

• Photo Stitching - combining multiple photographic images to produce a high-resolution image or a panorama.

• Portrait Corrections - fixing the complexion and features of people in the photos

• Background Removal - removing cars. people, birds, and everything else you want to remove from your image to make it picture-perfect.

• Sky Replacement - a pretty neat feature in most photo editing software, making it easier for photographers or editors to replace the sky in any photo with a different one.

Advance Editing is essentially the icing on your cake!

On average, there are 276 sunny days per year in Maui County, so there would still be no sunny days that are not suitable for a perfect photoshoot. Achieving a perfect and bright blue sky in the background of the property for listing is also easier said than done. For one, you can’t control the weather, and waiting for the ideal conditions for photoshoots is not always feasible especially for those back-to-back vacation rental units.

SKY REPLACEMENT

Notice the difference in the 1st photo which is the raw image of the property from the 2nd photo or after editing.

Sky replacement has been used to replace the dark gray skies with a vibrant blue sky. We will ensure your photos have BLUE Sky, even on rainy or cloudy days.

The following four pictures are from the same property listing. Photos are of “before photo editing or the raw images” and the “after editing photos”

The cloudy or rainy weather conditions causing gray skies can definitely affect your real estate photo listings. Take the opportunity to highlight the beauty of your property through advanced editing services. This will give your listing an instant boost with the pop of vibrant colors.

Car/Object/People Removal

Given a time when your camera and subjects are all set, but you’re also outside in a public area where you don’t have any control over who is parked in front of your lanai and other objects that may suddenly appear in your captured image. What do you do?

We use the handy tools of post-processing to clear the view from any distraction. Does it make misleading content? No, as it uses the same view less the cars or other objects. Does it provide you and your clients a better view of the property’s outside features? Absolutely yes!

Here are a few more examples of the before and after car (circled) removal editing process.

***Depending on the number of objects subject for removal or the complexity of the photo, advanced digital modification may cost extra fee.

Ocean Views

Love Ocean View?

See the comparison on the ocean between the same photo. This was taken just before the rain. Unfortunately, we cannot control the weather, but we will try our best to make it look more appealing.

Now, take 5 seconds to look at the ocean in these next pictures.

Let us know in the comments down below how you felt seeing the blue ocean.

Richard Shuster, PsyD, clinical psychologist and host of The Daily Helping podcast has this to say about how the beach gets us feeling more Zen. “The color blue has been found by an overwhelming amount of people to be associated with feelings of calm and peace,” says Shuster. “Staring at the ocean actually changes our brain waves’ frequency and puts us into a mild meditative state.” There is also the book “Blue Mind: The Surprising Science That Shows How Being Near, In, On, or Under Water Can Make You Happier, Healthier, More Connected, and Better at What You Do” that has been backed by research that confirms how spending time near water is key to “achieving an elevated and sustained happiness”. So it shouldn’t be a wonder why Hawaii tops U.S. Wellbeing for a 7th-time record since 2008.

Even with gorgeous beaches surrounding these properties and the high number of sunny days in Aloha State, the scheduled time and day may coincide with unfavorable weather conditions that we cannot change.

For property photo listings that include ocean views, it is best to schedule the photoshoot in the morning or at an earlier time of the day depending on the location, unless we are trying to catch the sunset shots viewed from the property. This is because we want to avoid taking pictures against the sun which can leave us with unsatisfying results.

The sun’s position and lighting at a certain time of the day affect the color of the ocean which can make it grayish and dull. However, if there are time constraints in scheduling the photo shoot, we can assure you to bring vibrant colors into the game through our professional editing services.

Check the next photo listing pictures which were taken at not the most ideal time - against the sunlight, but given that late afternoon was the only time we could schedule, we adjusted the blue color to prevent the ocean from looking too silvery.

Given these certain factors and qualifications that can influence your property’s photo listings marketability and your brand image, the important thing you’ll have to decide now is choosing among the various photographers. This is where research and portfolios are crucial in the selection process. Choose the most suitable provider that can offer you unique service propositions and the one closest to your brand image, or at best the one that can work around more closely with your preference.

Check out our portfolio and list of services available.

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

Add a Twilight Photo to Separate your Brand from others

Sunsets are also very appealing to a lot of people, it is one of the most featured photographs from any range of photographers. Sunsets have something calm and relaxing about them. Especially here in Hawaii, being able to covey a vacation vibes and sunset background could be very appealing to off-island buyers.

You can schedule a Sunset Photoshoot OR use a Virtual Twilight photo. A twilight image of a home can really help viewers take that second look to see more of a home inside as well. If the outside is more appealing then they will have more curiosity to look at the other parts of the home. It can also be part of the agent’s brand to have twilight photos for all of the single-family home listings.

Do twilight shoots really help to sell a home?

A real estate agency decided to test the difference between daytime professional photography and evening professional photography, and here’s what they found:

“This house was track­ing at about 1,000 views in one week with about 10 call-ins. Then we changed the photo the next week (noth­ing else) to a twi­light shot. Guess what? Where views nor­mally drop off (because it is con­sidered a stale list­ing after 1 week), they picked up by approx­im­ately 50% to 1,500 views and 15 call-ins in a week when inquir­ies tra­di­tion­ally drops off.”

So that’s 50% more people who viewed the property, and 50% more people who contacted the selling agent to find out more about it. If you’re not sure, feel free to test this yourself and compare how well a daytime photo shoot compares with the twilight photos, and see if you notice a difference. I would think that, on average, you will see a better result when using twilight photography for most homes.

However, is it better to book a twilight shoot or a daytime shoot?

Here’s a comparison for you to compare. Now obviously every home will be different, but in this example, we have a daytime photo of the exterior of this home and the twilight photo of the same property:

As you can see, the daytime photo is very good, but the twilight photo, with its strong colors and great lighting, is going to stand out a whole lot more when competing against other homes in the same area. This is a home in Kihei which is usually hot and very sunny. With a twilight photo, it gives people a more calm and relaxing feel to it. And most listing in the area will probably not have a twilight photo, do you think more viewers will click the daytime photo or twilight photo as listing cover photo?

“Twilight shoots can be appealing for marketing campaigns. but daytime shoots can really bring out the warmth of the home.”

— Photographer Angela Giles from Victor Harbor

A daytime shoot can work very well on a bright, sunny day, especially homes with ocean views or strong exterior colors that look great when the sun is hitting them (just be sure to book the shoot for the right time of day!)

However, most homes can benefit from a twilight real estate photo shoot. The glow of the lights inside the home, the absence of shadows from the sun, and of course a stunning sunset all combine to create a visually appealing image.

By the way, this house went on the market for 1 day, 56 views on Zillow. 1 Pending Offer in a day!

“With the warm interior lights contrasting against the cool blues of the evening sky, a twilight photo resonates with our primordial need for shelter & protection.”

— Sunshine Coast real estate photographer Jon May

This property has special lighting in the front of the house. For sure, we would want to show off that during sunset time.

And sometimes, it is not too easy to have a clear ocean view with a majestic sunset. Here is a sample of our digitally created sunset photo. Ideally, we took this at sunset so overall lighting is most accurate, but for location like upcountry with very unpredictable weather, it could be very cloudy during sunset. We offer a virtual alternative.

What about photography prices for a twilight shoot?

A lot of professional real estate photographers will have higher fees for their sunset shoots. Due to obvious time restrictions, a photographer can only deliver one twilight shoot per day. Some people ask their real estate photography if they have other jobs to attend to after completing an evening shoot, but in most situations that just isn’t possible. Once it gets dark (about 30 minutes after the sun goes down), then that’s about it for the day as it just gets too dark to adequately photograph a property. This restriction on the number of shoots, and their high demand, leads to a premium price being introduced by most experienced photographers.

If you are just thinking about trying the effects of having a twilight photo for your listing, we recommend starting with a virtual twilight photo. See if you like the result.

Inquire for photoshoot with FLOCUS Studio.

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:

---

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.

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.