Tips & Tricks

1.1 Interior Lighting

For the best results, photograph interiors during bright daylight hours while avoiding direct shots into the sun. Open all curtains and blinds to allow maximum natural light. Turn on all interior lights, including lamps, decorative lighting, and gas fireplaces, to create a bright, welcoming atmosphere.

• All Lights On
• Avoid Direct Sun
• Curtains/Shades Open

1.2 Interior Staging

A clean, decluttered space is essential. Remove personal items, wall clutter, excess furniture, and any visual distractions to make rooms feel larger and more spacious. Most of the surroundings that make a house a home - are also bad for the listing. Potential buyers/renters are not interested in your stuff. People would rather see a blank slate they can make their home.

• Minimal Wall Display
• Make all beds
• Clear all tables, counters, sink areas
• Always close toilet lids

1.3 Exterior Lighting

A bright and sunny day make for a great backdrop. However, heavy shadows on the front of the house are to be avoided. Therefore, looking at the front of the house you want the sun at your back. Medium overcast days can eliminate shadowing issues. Blue sky can be added in post-editing. If you wish to get a dusk shot - there is only a 10-15 minute window after sunset to get your photos. All interior and exterior lights should be on.

• Sunny Day to Overcast
• Avoid Heavy Shadows
• All Lights On for Dusk Shots

1.4 Exterior Staging

Most importantly is always cleaning and decluttering. Remove cars, trash bins, and garden hoses from the scene. Stage patio furniture in an organized fashion. A well kept lawn - mowing and landscaping - are always ideal shortly before photographing a property.

• Remove Overgrowth
• Freshly Mowed Lawn
• Move Vehicles, Garden Hose, Etc
• Straighten Lawn Furniture

2.1 Rapid-Burst Exposure App

• All Lights On
• Avoid Direct Sun
• Curtains/Shades Open

2.4 Height & Aim Tips

• All Lights On
• Avoid Direct Sun
• Curtains/Shades Open

3.1 Three-Wall-Rule

If at all possible, each shot should include a portion of three-walls. This basic technique adds dimensional perspective. The resulting image will have depth and space giving a larger feel to the area compared to a narrow composition. Back up far enough - at minimum - to include a sliver of the third wall. This technique alone will significantly improve the interior photos of your property

• Adds Dimensional Perspective
• Significant Image Improvement
• Spaces Feel Larger

3.2 Corner to Corner

The most effective and desirable angle is shooting from one corner of the room toward the opposite corner. Do not strictly position the camera in the corner, but try to aim down the natural walking path. This adds an inviting “welcome into the space” feel. Avoid showing the back of furniture. Always include as many windows as possible in every shot.

• Point Down Walking Path
• Include Maximum No. of Windows
• Avoid Couch and Chair Backs

3.3 Straight-On Wall

Straight-on is when aiming exactly perpendicular to a wall. Ideally centered on a wall - but shifting may be required if the subject is not centered. This view is achieved by moving back far enough to include a portion of both adjacent walls. This technique frames the image while following the three-wall rule, showcasing the size and layout of an indoor space.

• Exactly Perpendicular to Wall
• Include Two Adjacent Walls
• Offset Subject can be Centered

3.4 Split View Composition

Narrow spaces (bathrooms, hallways, foyers, mudrooms, stairways, and closets) are often the hardest to photograph. Rule #1: Never switch to portrait (vertical) orientation — it will make the space look smaller. One great option is the split-view technique: Find an angle that captures the narrow subject room plus an additional space, side-by-side. Two areas combined creating one wide-angle view. The additional space can be a hallway, closet, or larger room. (i.e. master bathroom on the right half with inner view of master bedroom on the left)

3.5 Key Features

Balcony or stairway views are rare exceptions where you may point the camera slightly downward. Similarly, skylight features may require a slight angle upward. Smaller key feature close-ups are the only time with interior photography it may be advantageous to switch your camera setting from wide-angle mode back to standard mode. Specifically, this technique can be used for close-up focus on fireplaces, farmhouse sinks, barn doors, high-end appliances, or custom fixtures. These are the only interior shots where 1x standard zoom can be used instead of 0.5x wide-angle.

3.6 Exterior Tips

Best persepectives can vary greatly from property to property. Generally, shooting from multiple corners of the property will highlight depth and size. 45° angle views of the structures are often great views as well. Always try to get one marquee "hero" shot, a straight-on view of the front of the house (Eye level or above). This would typically be the primary photo used on all listing sites.

Take many outdoor photos and chose the best later - highlighting both the structures and the views - from several different perspectives. It is better to delete unwanted images than wish you had taken more.

4.1 Kitchen

Preparation: Clean and Declutter! This includes countertop, island, and sink area. Remove small countertop appliances within reason (Microwave oven and coffee maker may be okay). Remove magnets, calendars, photos, and bulletin boards. Straighten the faucet. Remove towels, oven mits, floor mats, and pet bowls. No garbage can! Always remove the garbage before photographing a kitchen.

Flowers, fruit bowls, and staged table settings should be the only additions.

Photography: Set your camera height even with the bottom of the upper cabinets - so no image will include the underside. Avoid angles that focus on the side of any cabinet. Do not shoot from over the top of counters or islands - but always ensure the edges or front are included.

4.2 Family Room

Preparation: Clean and Declutter! Remove personal items (family photos, kids' toys, mail, magazines, religious items). Clear surfaces: Keep coffee tables minimal (1-2 decorative items like a plant, book, or bowl). Fluff pillows, arrange furniture to create open pathways and conversation areas, and remove excess pieces if the room feels crowded. Open interior doors to show flow into adjacent spaces

Photography: Corner views and capturing many windows are the best shots. Straight-on shot of a fireplace is good as well. Avoid any angle that highlights the back side of a couch or lounge chair.

4.3 Bedroom

Preparation: Clean and Declutter! Remove all personal items (family photos, medications, clothing, toys, books and religious objects). Clear nightstands to just 1–2 items (e.g., lamp and book or plant). Make the bed perfectly: Use crisp, neutral-colored linens (white, beige, soft gray) and fluff pillows. Limit to 2–4 pillows per side with minimal decorative accents.

Photography: Shoot from the doorway or a far corner to show as much of the room as possible, including the full bed without cropping it. Keep the bed as the focal point. Open closet doors slightly (if neat) or show en-suite bathroom door to convey flow and storage. Include the entry door in one shot to highlight flow and layout.

4.4 Bathroom & Laundry

Preparation: Clean and Declutter! Remove all items from view sink and tub (Toothbrushes, toothpaste, makeup, hair products, medications, and razors). Remove garbage basket, toilet brush, plunger, or any other loose items. Open shower curtains or glass doors. Lower toilet cover! If toilet paper roll is in view, make certain a full and neat roll is in place.

Photography: Small rooms cause great temptation to turn your phone into portrait (vertical) position. Don't do it! It is okay to include less of the floor and ceiling while maintaining landscape orientation. The best angles are often from the doorway (step back as far as possible) or corner, capturing the vanity + shower/tub in one frame. Straight-on view of the vanity or tub can be good detail shots. The split-view method often works here. Capture the bathroom on one side and bedroom or hallway on the other side. Take advantage of mirrors — angling into a mirror can often reveal more of the room in the reflection

4.5 Front Door / Foyer

Preparation: Clean and Declutter! Remove shoes, coats, jackets, backpacks, umbrellas, pet items, and mail. Hide all personal belongings in closets. Straighten door mat. Open closet door slightly to highlight storage. If vehicle in driveway shows in background through windows - move the vehicle.

Photography: Never shoot just the front door. Step back to include the hallway, staircase, console table, coat area, or open sightlines to living area. Include the front door in at least one of the other interior shots to show the transition. One other great shot can be opening the door and framing the view either entering or leaving the house

4.6 Open Floor Plan

Preparation: Clean and Declutter! Remove personal items. (excess decor, toys, mail, and other movable items) Minimal items on all surfaces. Define zones lightly: Arrange furniture to create clear conversation areas, dining setups, and pathways. Pull sofas and chairs slightly away from walls to open up sightlines. Create flow: Open all interior doors or passageways. Stage so the eye can travel naturally from kitchen to living to dining without obstruction.

Photography: Good angles are often standing in a far corner or near a doorway. Take establishing wide shots that include the full flow — one showing kitchen + living, another showing living + dining, etc. Include leading lines (e.g., countertops, rugs, or flooring) that guide the eye through the space. After the open area images are established then focus on each unique space (kitchen, dining area, family room, foyer).