Boise Homes For Sale: Photography

I see some pretty amazing photos of Boise homes for sale in MLS.

Examples include:

  • No front photo of the home.
  • Only one photo of the home.
  • One photo of the home uploaded to MLS 10 times.
  • Cars in driveways.
  • Toilet seats up.
  • Brutus the pit bull lying on the couch.
  • Fluffy the cat sitting on the kitchen counter.
  • Dirty dishes in the kitchen sink.
  • Cat box in plain sight.
  • Dirty clothes lying on the floor.
  • Window and door frames at odd angles (not shot level).
  • Hot spots caused by built-in direct flash.
  • Backlit photos (sun behind the house).
  • Dark interior photos (shot without flash/lights not turned on/blinds closed).
  • Proud owner standing on the front steps! 

Good photography is critically important to successful marketing.

That means shooting with a real camera and knowing how to use it.

Photos taken with a smartphone are not suitable for a variety of reasons, including direct flash, incorrect exposures, and poor depth of field.

That’s why I personally shoot my own photos using pro-quality Canon equipment.

I’ve learned, from experience, that I must often shoot ten shots to achieve a sharp, vivid, correctly-exposed image that I will use in my marketing.

That means shooting a lot of images to end up with enough good images to tell a compelling story about my listing.

For example, I’m now shooting a 5,200 sq. ft. custom home that I will be listing next week.

So far, I’ve shot more than 200 images during multiple visits to the property at various time of the day.

As of this morning, I have 31 stunning images.

I still have a few more shots to go and I expect to end up with about 36 images that meet my high standards.

After I get the shots I want, the next step is post-processing using several software programs and plug-ins to achieve crisp, sharp images that are accurate while avoiding over-processed enhancements.

In the end, it’s a lot of work but it’s worth it.

I have actually sold some of my listings sight-unseen to buyers who made their buying decision based  upon the quality of my photography.


Boise Real Estate: Telling It Like It Is

I have long practiced what I call “transparent real estate”.

I reveal everything (good and bad) to my clients so they can “see through” their real estate transaction with full disclosure and all facts on the table.

If you ask my clients, they’ll tell you that I’m their trusted advisor vs. someone who’s focused upon “closing the sale” or “getting the listing”.

In other words, I don’t talk anyone into doing anything.

Over many years, I’ve learned that it’s a lot easier to work with people who are motivated and capable than it is to convince (“close”) unmotivated prospects to act.

My clients hear both the positive and negative aspects of their proposed transaction without enduring the usual sales persuasion tactics.

If challenges arise during the course of the transaction, I share my concerns with them instead of concealing problems and pretending that everything is just fine.

It’s liberating to tell my clients the truth, educate and advise them, and then leave the decisions up to them because it removes the burden of persuasion from me.

Perhaps best of all, it allows me to face myself in the mirror without wondering if yesterday’s client will figure out the truth before closing.

Allowing my clients to “own” their own decisions also relieves me of the burden of having to convince them and keep them enthused until closing.

And, it also tends to result in a very high percentage of closings vs. sales falling through.

It has been years since I’ve had a sale fall through due to a client changing their mind!


How NOT To Choose Your Listing Agent

Here are the top ten reasons on how NOT to choose your listing agent:

10)  She’s your neighbor’s niece and you want to help her.

9)    She promises you the highest asking price for your home.

8)    She says she has a buyer for your home.

7)    She says her company is #1.

6)    She promises to hold open houses.

5)    She says she will advertise your home in a real estate magazine (with you in the picture).

4)    She’s excited and “thinks positive”.

3)    She has a team of 15 agents.

2)   She won the office listing contest last month.

And, the winner is . . .

1)   She has “Million Dollar Producer” license frames on her car!


Boise Homes : Your Listing Agent’s Real Job

There’s often some confusion with sellers of Boise homes about what to expect from their listing agent.

Specifically, some sellers think their listing agent will be the agent who personally sells their home.

At a glance, this seems plausible, but that isn’t how real estate really works.

Most Boise area home sales include a listing agent and a buyer’s agent who cooperate with each other while representing their respective clients.

We have around 3,000 agents in the Boise real estate market and it’s far more likely that one of those  agents will find a buyer before the listing agent does.

A listing agent selling their own listing is a relatively rare event.

Another consideration is the fact that most serious buyers commit to their own buyer’s agent when they get ready to buy.

Those buyers want their own agent representing them; not a listing agent who’s representing their seller.

The real job of a listing agent is to expose their seller’s home to the largest possible audience, encourage offers, respond promptly to inquiries from buyers and other agents, and represent their seller throughout the home selling process.

The above applies to resale homes; not subdivision homes where buyers often “walk in” and agree to work directly with the builder’s agent.


Boise Homes : Things That Don’t Matter Until

There are many things that some real estate agents think don’t matter.

In the real world, those things don’t matter until an agent is working with someone who thinks they do matter.

Here are a few examples of what doesn’t matter until:


Punctuality doesn’t matter until an agent works with someone who’s always on time or early.


Truthfulness doesn’t matter until an agent works with someone who can spot sales talk and “overcoming objections” immediately.

Attention to Detail

Attention to detail doesn’t matter until an agent works with someone who is detail-minded and expects precision.

Market Knowledge

Market knowledge doesn’t matter until an agent works with someone who knows their market better than they do.

Answering The Phone

Answering the phone doesn’t matter until an agent works with someone who hangs up and doesn’t leave a message if the agent’s phone is answered by a voicemail greeting or answering service.

Returning Phone Calls Promptly

Returning phone calls promptly doesn’t matter until an agent works with someone who expects a prompt return call.

Responding To e-mails Promptly

Responding to e-mails promptly doesn’t matter until an agent works with someone who pushes e-mail to their smart phone and expects prompt replies.

Spelling and Grammar

Spelling and grammar don’t matter until an agent works with someone who knows the difference between “your” and “you’re”, “who’s” and “whose”, “there” and “their”, and appreciates correct use of the English language.


Accuracy doesn’t matter until an agent works with someone who pays attention to the details and corrects your misteaks!