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.

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.

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.