Vacant vs. occupied listings: what to do with the photos

The right treatment depends on what is in the room when you photograph it. Here is how to choose.

Vacant, clean and empty

Use virtual staging. Empty rooms are the best staging candidates: you can add a full set of furniture without fighting existing items. Choose a style that suits the buyer and keep it consistent across the listing.

Vacant but damaged or dirty

Fix the problem before you photograph. Staging cannot and must not hide stains, holes or damage. Clean, patch and repaint if you can, then stage.

Occupied and tidy

If the owner's furniture is fine, use declutter to clean up the photo, and leave the furniture alone. It is the fastest and most honest approach.

Occupied with dated or heavy furniture

Use restyle. It replaces the existing furniture with a lighter, neutral set and removes personal items. Label it as virtually staged.

Occupied and very cluttered

Ask the owner to clear the worst of it before the shoot. A declutter tool works best when the mess is moderate. Piles of boxes and toys are better removed in real life.

Mixed listings

Many listings are mixed: a furnished living room and empty bedrooms. Use different tools per room, but keep the style consistent so the gallery holds together.

Tired finishes

If the paint or floors look dated, try a finishes preview to test options. Label these clearly as proposed changes.

A quick decision table

• Empty and clean: stage.
• Furnished and tidy: declutter.
• Furnished but dated: restyle.
• Dated finishes: preview finishes.
• Exterior flat in daylight: twilight.