Is It Time To Switch Your Listing Photos?

If you’re in a market where things aren’t moving very quickly, and if the seasons have changed, then yes – it is.
In fact, even if the seasons haven’t changed, if that listing is beginning to get stale, or if you’ve had a good price reduction, it’s time to switch.
Outdated photos can prevent showings:
Now that 80% or more of all buyers begin their home search on the web, the photos are more important than ever before. And while they shouldn’t be used to deceive those searchers, they shouldn’t be allowed to discourage them, either.
There are perfectly valid reasons why a house might not have sold quickly. Perhaps nothing in your market is selling quickly. Or perhaps the house is unique in some wonderful way and it’s just waiting for the right buyer. Or perhaps it went under contract immediately after listing but the buyer’s loan fell apart.
Buyers searching the web don’t have access to any of that knowledge, so when they see the same photo week after week, or when they see a photo with green grass and they know you’ve had snow on the ground for six weeks, all they’ll think is that the house hasn’t sold.
Unfortunately, the next thought after that one is “There must be something wrong with it” or “It must be over priced.”
What if your formerly overpriced listing is now priced right?
That’s another time to change the photo! If buyers and agents have gotten used to seeing that photo when they search, they’re apt to skip right over it without a thought – and without stopping to think about the new price.
So go get a new photo from a different angle – even from a different side of the house. Let the new photo attract new attention.
Some people like to show summertime pictures with their wintertime listings in order to show how inviting it is in summer. That’s a nice idea, but if you do it, be sure to preface the summer photos with something like “From the seller’s picture album” so you won’t give the impression that the house has been listed for months.
One more note on photos:
When you prepare a flyer for the box out front, use a photo of the house as it looks from that angle, but make it smaller and put it up in the corner or off to the side.
Then show a view of some enticing feature of the home that can’t be seen from that angle. It’s just one more way to show buyers that they need to take a closer look – and the small photo will help them remember which house it is.