8 Things You Should Not Include in a Property Listing

Property listings have always been important. But in the wake of the pandemic -- plus the remote work and digital homebuying trends it's ushered in? They're downright vital.

Want to make sure yours are up to snuff? Add extras like 3D walkthroughs and video tours and steer clear of these huge listing no-nos.

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Photos are easily the most important part of a real estate listing. Think of them like good, old-fashioned curb appeal. Back in the day, agents would drive their clients around to find for-sale houses. And the ones that looked great from the car window? Those are the ones they’d stop at and tour.

Your photos are that window. And good ones? They can mean hordes of day-one buyers and a fast, easy, and lucrative sale. But dark, grainy, or just plain bad pictures? Those can lead to endless days on the market, a lower sale price, and, unfortunately, lower commissions, too.

Always invest in a professional photographer to handle your listing photos -- ideally, one experienced in real estate. Make sure they capture the home at the right time of day, use smart angles (no weird fisheye views or closeups of corners), and show the property in its absolute best light.

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To many buyers, pets aren't just cute, fuzzy friends. They're smelly, dirty nuisances that muck up a place and maybe even damage it. If your seller has pets, make sure they remove them from the house when your photographer shows up and have them hide any supplies, too -- cat trees, dog beds, kennels, food bowls-- and especially litter boxes. You don't want buyers worrying about what damage the seller's dog might have done or what smells might be left behind by that kitchen-side cat box.

Tipping off buyers that your seller is in a rush -- whether they are or not -- is never a good thing for your commissions. For one, buyers will think they have the upper hand. They'll submit low-ball offers, ask for tons of repairs (or repair credits), and be more difficult to work with overall.

They also might think something's wrong with the house. Why is the seller in such a hurry? Why would they be willing to give up a great house so easily? Adding phrases like "as-is" or "well-lived-in" can only add to these concerns.

Keep in mind: Even something like a pile of moving boxes in the corner of a photo can indicate your seller's ready to hit the road.

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Buyers need to be able to imagine themselves in the home, and that's challenging if the listing photos are full of family photos, a child's artwork, and tons of monogrammed decor throughout. Encourage your sellers to depersonalize their property before it's time to take photos, as well as before any showings.

If they've gone crazy with unique and bold paint colors or decor, you might want to ask them to address that, too. Though they might personally find those design choices appealing, they can often take a buyer aback -- or even turn them off entirely.

Fair Housing law prohibits real estate professionals -- or anyone else involved in the homebuying or renting process -- from discriminating (inadvertently or intentionally) based on a person's race, color, nationality, religion, sex, familial status, or disability. This includes steering buyers -- pushing them toward or away from certain properties or neighborhoods based on any of these factors.

It sounds like it'd be easy enough to avoid, but you'd be surprised. Just including phrases like "great for seniors" or "perfect for buyers with young children "could be considered Fair Housing violations and put you in serious legal trouble.

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Religious and political decor can instantly turn off buyers and make them feel disconnected from the home -- particularly if they don't share those same views or beliefs. They also might reflect poorly on you as an agent, insinuating that you prefer a certain type of client or political party.

Though you can't force your sellers to remove these items before taking photos, you should stress how they could impact both the likelihood of their sale and how long it may take to offload a property like this. If they're hesitant, simply ask them to take down the decor for the photos and showings (though this may get to be a bit of a hassle over time).

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Exaggerating on listings might be tempting, particularly with a more challenging property, but in most cases, it won't get you anywhere.

Sure, saying that the small loft upstairs is an extra bedroom might get you more showings. To what end, though? More than likely, buyers expecting an extra bedroom will be disappointed when they see the reality, and you'll both end up wasting time, energy, and effort.

Your best bet is to stick to the facts and nothing more. If there are "extra" rooms or other great amenities you'd like to highlight, capture them in your photos. You can even stage the room to show the true possibilities of the space and let buyers come to their own conclusions.

You never want buyers to worry about whether a home's been well-cared for or maintained. But pictures of trash in the yard? Messes around the house? Stains on the carpet? That's sure to do it.

Always guide your sellers on prepping their homes before photography takes place. They should handle the three Ds: declutter, depersonalize, and deep clean. Then, if needed, you can stage the home -- or at least some of the more important spaces.

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Your listings are your single-best marketing tool, so treat them as such. Avoid inaccuracies, include captivating photos, and steer clear of pictures or phrases that could steer buyers in the wrong direction (or leave them feeling discriminated against or unwelcome.) Your seller -- not to mention that commission check -- will thank you for it.

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