Four tips to staging photos for online curb appeal

A majority of homebuyers begin their journey by browsing online listings, so the first thing buyers will judge is the quality ofthe photos.

“Curb appeal starts when you get out of the car — but online curb appeal is even more important. That first click on [an online site] needs to show sharp, detailed photos,” said Otto Catrina, a real estate broker based in Castro Valley, California and the National Association of Realtors regional vice president for California, Guam and Hawaii.

Good and appealing pictures of a property can persuade a buyer to see a home, while bad and dingy photos can deter them from scheduling an in-person visit.

Photos are everything when marketing to sell your home online. Taking steps to stage your home before getting photographs taken will improve the online curb appeal.

Before your photographer arrives, consider how the room appears on camera. It could be beautiful in person but look messy or dark on screen.

Take photos on your phone and see what sticks out in the room. Some furniture pieces, such as a shaggy chair or blanket, may not photograph well and should be removed. Declutter and depersonalize as much as possible.

Pro tip: "What we perceive as our house is tidy is great for when we're hosting a party..., but when we're trying to sell the house, you want other people to be able to envision themselves there," said Kristine Thomas, a New York City and Long Island-based photographer. "While having your grandmother's quilt out on the sofa or having personalized things around ... make the house warmer to you, it's something you don't want to do when you're shooting."

The angle from which the room is being shot also matters. You will want to showcase the style and function. Make sure the room looks clean and appealing from all angles being shot at.

• Does this room look inviting and clean?
• Does it appear as if someone lives here or like a model home?
• Is there symmetry in the furniture?
• Are there too many colors, patterns or textures?
• Does the room look cluttered or small?
• Would you click on this picture online?

Lighting is imperative to photography. Capturing your home at the correct time of day and with the proper indoor lighting is important to getting the best photo. You want bright but soft lighting.

"If I could pick my day, which of course I can't, right? It would be like a bright but slightly cloudy day. So, I have like a great soft diffused natural light," Thomas said.

Each photographer has a different preference and method, but often they will bring a flash, which will help light up the room.

• Walk around your home and observe how light enters your windows throughout the day.  
• Avoiding harsh sunlight: Typically, in the afternoon, when the sun is at its brightest, the light coming in can be harsh and cast shadows. Look for a time of day when the sunlight is indirect. This will change from property to property.
• Inside, turn on the lights but make sure they are not the only light source. The inside lighting will help even out the light and eliminate shadows, but if they are too bright it might look like a white orb and distract from the room.
• Switch out light bulbs or adjust the temperature to a warmer or cooler setting for the desired look. Thomas suggests LED light bulbs for homes.
• Showcase the windows and natural light but don't let the windows overshadow the whole room. Avoid backlighting the room with windows; use angles, interior lighting and the time of day to minimize that effect.

Wrinkles do not photograph well. Smooth, steam and fluff every soft element in a room.

1. Take the couch cushions off
2. Shake them out
3. Place them back down, but don't press down or make dents
4. Smooth out the top surface or steam, if needed

Repeat the same process for pillows, and if you want, give throw pillows a karate chop for aneat but fluffy look. If you are leaving a throw blanket out, be sure to fold it neatly and smooth it out. Use a steamer to clean all your soft surfaces. Sheets, curtains, and pillows will photograph better after being steamed. This tool is great for beds. Make sure to steam the shower curtain as well.

Pro tip: "Don't have wrinkles in your bed," Thomas said. "You can't just take it out of the dryer and like plop it on. Smooth it out because the wrinkles on your page should not be what people look at. And if it's not wrinkled, they won't notice it, but if it's wrinkled, they all notice."

With social media and TV, people are used to seeing polished homes. While your home may not be a movie-ready space, taking the time to fix little details will pay off in photos.

Pro tip: "So we're going to get rid of all our appliances, for example, because we're going to show those beautiful counters that we spent a fortune on," Thomas said. "Or we're going to take up all these little, small rugs, especially if they're covering really great hardwood floors."

Less is more in staging, but especially in photographs. Clear the frame as much as possible. You may want to remove some furniture or artwork for the pictures.

• Declutter!
• Clear off the counter and other surfaces
• Remove excess decor or furniture
• Limit throw pillows
• Fold towels and blankets
• Close toilet seats
• Open blinds and curtains
• Curb appeal: Power wash and landscape