Marketing a home today is mostly about photography, listing accuracy, and exposure across the major search platforms. Open houses and yard signs still matter, but they're not where buyers start.
Professional photography is non-negotiable
Phone photos taken in bad light are why some otherwise-good listings get few showings. A good real estate photographer:
- Uses a wide-angle lens and proper exposure techniques (HDR or bracketed shots) so rooms look bright and spacious without distortion.
- Shoots midday with all interior lights on and blinds open.
- Composes for the property's strongest features — views, kitchens, primary suites, outdoor spaces.
- Delivers a tight edit, typically 25–40 images, not 80.
Twilight exterior shots are worth the upcharge on homes with strong outdoor lighting or pools.
Video, drone, and floor plans
Three additions worth considering depending on the property:
- A short walking-tour video (under 2 minutes) for any home above the median price tier. Posts well on social.
- Drone shots for larger lots, homes with views, or unique parcels.
- An accurate floor plan with room dimensions. Buyers love them, and they reduce wasted showings.
The listing itself
The MLS listing is what feeds Zillow, Realtor.com, Redfin, and the agent search tools. A few things matter:
- Accurate room counts, square footage, and features. Errors come back as price reductions.
- Strong remarks that describe the property honestly and lead with what's most appealing.
- Disclosure completeness — SPDS, HOA documents, recent improvements list. Anything missing slows offers.
- Showing instructions that are easy — same-day showings, electronic lockbox, clear access notes.
Listing remarks have to comply with Fair Housing. Describe the property and place, not who would "love it." Phrases like "great for families," "perfect for young professionals," or anything implying who should or shouldn't live there can create legal exposure and will be flagged by MLS systems. Stick to facts about the home.
Open houses
Open houses produce some real buyers and a lot of neighbors. The honest math: most homes today sell through online discovery, not open houses. That said, holding one on the first weekend is often worthwhile — it creates a clear moment where multiple offers can crystallize.
Showings in Arizona heat
From May through September, showings need different logistics:
- Pre-cool the home. Set the thermostat low an hour before each showing.
- Cluster showings if possible so the home isn't being opened and closed all day.
- Outdoor features should be shown in the morning or evening, especially patios and pool decks.
Pricing the showing window
Most strong activity comes in the first two to three weeks. Be prepared:
- Be flexible with showing windows during this window. Tightly restricted access loses showings to other homes.
- Stage the home for daily showings — surfaces clear, beds made every day, dog put away on request.
- Track activity with your agent. Showings without offers usually means a pricing or condition issue; few showings usually means a marketing or pricing issue.
- Professional photos are the single most important marketing investment.
- An accurate, well-disclosed listing produces faster, cleaner offers.
- The first three weeks matter most — be flexible with access and ready to show daily.
Curious how I market homes?
Happy to walk you through the photography, video, and exposure plan I use, and how it'd apply to your home specifically.
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