Photos are the first showing. Before anyone steps foot in your home, they've already scrolled through your listing photos and made a decision. That's not an exaggeration: according to the National Association of Realtors, 85% of buyers say photos are the most critical factor when evaluating a home online. Listings with professional photography get up to 61% more views than those without.
That's a lot riding on a two-hour appointment.
What You Can Control Before the Photographer Arrives
Most of what makes a listing photo great or mediocre is decided before the camera comes out of the bag. This is where sellers have the most leverage.
Here's the prep list I send to every seller:
- Open all curtains, shades, and blinds fully
- Turn on every interior light and replace any burned-out bulbs ahead of time
- Turn off all TVs, monitors, and computer screens
- Declutter as much as possible (this is the big one)
- Make all beds
- Clear countertops of non-essential items in the kitchen and bathrooms
- Hide personal care products and bath items
- Depersonalize where you can (family photos, personal collections)
- Vacuum and wipe down all surfaces
- Make a plan for pets
This list isn't about making your home look like a magazine spread. It's about removing the things that distract a buyer's eye from the home itself.
Drone Photography and 3D Tours Are Worth It
If your agent is offering aerial photography or a 3D walkthrough tour, it's worth a conversation. Homes with aerial photos sell 68% faster, and virtual tours can reduce time on market by up to 31% while helping properties sell closer to asking price, according to data from Matterport. For properties in Mt. Airy or Chestnut Hill with interesting outdoor features, mature tree canopy, or proximity to Wissahickon, aerial shots can tell a story no interior photo can. But drone photography isn't always necessary. A rowhome on a tight block doesn't have a lot to gain from an aerial shot. If your agent isn't recommending it, they probably have a reason — trust that judgment.
3D tours serve a different purpose: they let serious buyers explore a home on their own time before requesting a showing. People who book a showing after a virtual tour are already sold on the basics.
The AI Photo Editing Question
AI-enhanced editing is everywhere in real estate right now, and it has real uses: color correction, sky replacement, brightening a dark room. But there's a line between editing and misrepresentation, and Bright MLS has a published policy on images that spells it out clearly. Virtual staging in vacant rooms is generally permitted with proper disclosure. What's not okay: removing structures, altering lot lines, adding landscaping that doesn't exist, or making a home appear materially different than it actually is. The photos are meant to market the property, not invent it.
I bring this up not to make sellers nervous, but because AI editing is a genuine gray area right now. Ask your agent or photographer what's included in the edit.
Your Home Doesn't Need to Be Perfect
Here's the thing I want sellers to hear: prep matters, but perfection isn't the goal. If you're selling a tenant-occupied property, your tenants have every right to their belongings, their routines, and their privacy. You may not be able to control what the kitchen looks like or whether the couch is in the "right" spot. That's okay. Homes are meant to be lived in, and most buyers understand that.
The checklist above represents the ideal. Do what you can. A well-lit, reasonably tidy home photographs better than you'd expect, and buyers touring in person will see it fresh anyway.
If you're getting ready to sell in Northwest Philadelphia or Montgomery County and want to talk through what the photo process looks like, I'm happy to walk you through it. Feel free to reach out.
Henry is a Philadelphia-based REALTOR® serving buyers and sellers in Northwest Philadelphia and Montgomery County, PA. Questions? Get in touch.
