The MLS now allows 35 but this is neither mandatory nor a recommended number. I suggest we consider the following:
A photograph will occasion one of three results: it will either persuade, cause little to no reaction, or dissuade and become a turnoff. Clearly only those in the first category belong on the MLS and in promotional material. It goes without saying that placing 'shrug' or 'yuk' photos in front of buyers simply to attain an arbitrary number is not a path to success as a real estate professional.
It's my approach to only produce as many photos as the subject property will yield gracefully. And that number varies not only with the size of the structure and the number of rooms but also with the condition or appearance of individual areas or objects.
And that's why I don't 'shoot to a number.' In most purchases of listing photography, agents are sold a package of 15, 20, 25, or even 50 or more! After the prime scenes are taken, the photographer reverts to taking superfluous or repetitive photos ... perhaps the dining room table from several different angles, or capturing small bathrooms, closets, storage rooms, and unflatteringly cramped outdoor scenes. I've even seen snaps of a water heater in a messy garage!
In fact, it's a rare property that can yield even 25 "home run" photographs -- and forget trying to make that number in a 1900 square foot condo. Much beyond 12 - 15 photos in a property of under 3,000 square feet risks crossing over into the Too Much Information trap. But there is no absolute rule. It's something I work out on location and the agent does after the final edits are delivered.
Don't be misled by the new MLS max of 35. Run only the photos with a clearly established 'wow' factor. And hope that your competitive listings are the ones that have maxed out, increasing the chances that potential buyers will experience TMI and move on.
To your listing -- populated 100% by compelling photographs.
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