Virtual tours, are they useful?

Virtual tours that are just zoom in / zoom out versions of the listing pictures are a disappointment, showing no effort at all on behalf of the listing agent. Don't create a virtual tour unless you can show details of the house I can't otherwise see.

More than virtual tours I like to see house/condo floorplan (with room sizes). That is truly helpful. Virtual tools help only if you already have a clear picture of what is inside. I do not understand why every seller/realtor doesn't post one. It would eliminate time wasted on both end--buyers and sellers. Virtual tour is not as vital as floorplan. When I see floorplan posted I know that seller and their real esate agent mean business and are not screwing around. I like that.
My five cents.

Virtual tours are a catch all term, means many things to many different folks. I look at virtual tours as additional content. If done by a professional, the content will include, both stills and pan photos. Wide views providing and insight to the floor plan, and feature closeups. This photo content, will include external photos of the curb view and extent of the backyard, plus a few different angles of the home. A good photographer will include some photos that evoke emotions. The tour will be crisp with a minimum of load time. When all of this is added together you have a good tour, and it brings traffic to the home and to the Realtor.

Virtual tours must have the ability to display: 1) a map to the property; 2) a satellite view; 3) links to several social networks; 4) rooms without distortion - no curved walls; 5) rooms less than a 360 deg. circle – I don't need to see boxes on one side of a room; 6) agent contact info; 7) a floor plan; 8) a stable panorama so my grandpa doesn’t lose his mouse in the floor or ceiling; 9) a flyer or brochure; 10) instructions on how to navigate the virtual tour; 11) Java or Flash; 12) city and school info; 13) mortgage info; 14) statistics of weekly Internet hits.

In addition, the only bath I need to see is the Master Ensuite which gives me an idea of the quality of the rest of the baths. Good still photos interspersed with panoramas having a logical sequence are the best.

Can’t stand when an agent links to his own site when a virtual tour should be presented or when an agent links to a slide show of all the still photos I have already seen, and calls it a virtual tour. This is a disservice to all of those other agents who spend a great deal of money trying to present legitimate quality virtual tours.

By the way, sellers love them, so if you want to get listings, sell the seller on virtual tours and professional photos. Other agents won’t present that option and will probably take the photos with a cell phone.

Just a little rant!
King Hughes

More often than not virtual tours take too long to load and I don't need them. What I really want is good quality photographs of all the rooms and the outside of the house and I mean all the house the front, back and sides. I often find there are three pictures of the front of the house but nothing of the back, that is just not smart. I wonder what is wrong with the back of the house that they are not showing me and wonder if it is worth my time to go see it. Or if the listing says it has three bedrooms and only shows one, I wonder what is wrong. Have a picture of every room.

I like room demensions but even better is what another poster suggested and that is a floorplan. I would love to see the general flow of the house and see how the rooms connect to each other.

If your "virtual tour" has distorted, fish-eye images, it's worthless.
It's quite simple to walk through the house with a regular video camera and post it to YouTube. Way more effective and accurate.
The absolute worst of the Virtual tours are the ones that require you to download and install some bloated piece of proprietary software to view. If it's not flash then don't even bother.

I think most agents need to figure out how to write a decent MLS add before they get more confused by making low quality video tours. So before investing in a video camera, they should buy a full-frame digital SLR with an architectural quality wide angle lens and learn how to use it. Your average MLS add has a few poor quality unlabeled photos and floor plans are rare. Once an agent figures out how to do this then he/she can look into virtual tours. Although I don't think it brings much beyond good photos and a well written description.

As it is, your average virtual tour is just piling junk on junk. If an agent did the average add I see on MLS for me, I'd fire him/her on the spot. As far as I can tell your average agent is completely incompetent.

I hate the loud annoying music most tours have. And often times there isn't enough info about the picture in text beneath it.

I basically agree with CambridgeLandlord. Most of the virtual tours are not necessary - what is are more thorough listings and more, consistent-quality photographs. (Note- I don't even think full-frame is necessary- but even a reduced-frame DSLR, a good-quality (doesn't have to be tilt-shift) wide-angle lens, and some time taken properly framing things and thinking about how much of the house you're showing us would be much appreciated.) Too many listings are amateurish.

Virtual tours are an act of desperation, and have no value.

Most realtors do not understand how to use the internet to market. Period.
They don't know how to write competent, readable descriptions (most are just spouting specs) - they are abbreviated beyond recognition by English speaking people. They do not how to take photographs of the home (just because you have a camera and can press a button does not mean you know how to take a photograph!). Most are blurry, dark and even crooked and show nothing but furniture pieces. Some I believe are taken with cell phones.

Virtual tours? Made from dark blurry photos? Just because you zoom in and out, this does NOT constitute a virtual tour. I don't think most Realtors look at how they market homes from the viewpoint of the BUYER. They just throw up the cheapest thing they can put together with the least amount of effort and time.

Most MLS photos online are a disgrace. Most virtual tours are just as worthless.
The spin around tours make me dizzy. I've seen some real video tours that at least give you more information, give neighborhood information, etc. Those are definitely a benefit, especially if it's an effort to view a property in person. But I've seen maybe two of these - most are just these horrible Visual Tour slideshows.

The problem with Realtors is that they really don't understand the purpose of listing a property online. I look at many property listings, and it appears that they do it, just because everyone else does. They don't realize that the Internet is the most powerful selling tool available to them. They don't know how to use the Internet, and let the listing do some of the work for them.

However, I do believe it I was going to be a Realtor, I would take my marketing FAR more seriously than most agents do - and I think I would do a phenomenal businesses. Most realtors just don't understand marketing. And smart sellers should seek out those who do if they want to get their home sold and justify that super high commission they're going to pay!

WOW...Some of you are harsh!!! I agree that pictures should be clear and verbage understandable. But as a Realtor, we are sick of "armchair" shoppers...if you need to see more of a house, then get up....and GO SEE IT!!!!! Have you actually bought a house directly from the computer before?? Virtual Tours or still photos are only to entice you to see a house. If you could see every inch of the house on the computer, then why would you need to visit it??? In my opinion....sometimes less is more!!!!!

Wow - amazing -Thanks everyone - great comments! I am SO glad that life imitates my classes. Photos, good ones, lots of them, ad copy - that is consumer centric - stop the "3brm, 1 fam rm and eik". Tell buyers what makes living there special. Each photo needs a description and not just "bedroom". Floor plans, dimensions and the flow of the home mandatory!
Virtual tours are going to video anyway. A new learning curve. here is my analogy. I buy shoes on Zappos.com If a pair of shoes there has 8 photos and they cost $154, shouldn't a $154,000 home or a $1,540,000 home have more? I say YES, and enough to tell the story.

Less is NOT more. Today's buyers want to see as MUCH as possible.

No-they do NOT want to go driving around looking at dozens of properties that aren't meeting their requirements.

No-they do NOT want to be pushed around by a house salesman.

They want to see as MUCH as possible online. They want to do as MUCH work as possible by themselves. They want to education themselves. They want to do their own work. They do NOT want to deal with a traditional house salesman - until THEY are ready.

To give out a 'tease' of a home or to try and entice someone to call you by giving out LESS information instead of MORE is an invitation for a buyer to click the "next" button, not pick up the phone.

Times have changed. People shop differently today and expect different things. Just like nobody uses a travel agent to book flights anymore.

Ooops. What? Travel agent? What's that?

Times are changing. The job of realtors will be to help with negotiations, paperwork, etc. The job of education, learning about neighborhoods, research, property searches, etc. - that will be done WITHOUT a travel agent - er.. Realtor.

Studies repeatedly show that listings with the MOST quality photos and virtual tours get the most action. No secret there.

@12..Sheryl Balerna,
Are you joking. Seriously? My time is extremely valuable to me, as it is with many buyers. In today's world, most all buyers pick the properties they want to view by browsing MLS. First impressions are important. When a sellers agent writes a poor MLS add for a property, I may skip a property I should view or I may go view a property I'd have absolutely no interest in. A good add increases efficiency. If you haven't noticed, the only thing falling faster then home values are real estate commissions. The internet is going to create a fundamental shift in your profession that favors efficient agents that work for a smaller commission.

When I bought my first property, the my agent picked out the properties for me to view. Now I pick out the properties I want to view. The power has shifted from the agent to the consumer. How are you going to provide a competitively priced product to your customers in tomorrows market?

You call it arm chair "shoppers". I call it empowered consumers.

Paul S. - Spot on.

Totally agree with the poster who mentioned floorplans. We bought a house in late 2007, and the listing was the only one I saw with a floorplan. It was that floorplan (a great one, that had exactly the layout I was looking for) that got me to come look at a house in a town that we weren't even originally considering. A floorplan also adds a lot of value after seeing the place in person. Sometimes we would cram 7 appts into one Saturday, and being able to go back to the listing and remember everything about the house by looking at the pictures and floorplan was very helpful. It totally amazes me how out of touch some realtors are with the internet age. Potential homebuyers aren't 'armchair shoppers' because they're lazy or not serious, quite the contrary. We have busy jobs, kids, little extra time, and want to make the most of the precious free time we have. In an age where everyone is trying to conserve, why in the world would you eat up gas driving all over the metro area looking at houses that are totally wrong for you? And on the original topic of virtual tours, most are totally worthless. Clunky programs that take forever to load, dark, distorted pictures, etc. Defeat the purpose and possibly even work against the listing.

As an agent with Coldwell Banker, I provide professionally shot virtual tours for all of my sellers. These are not "fish eye" photos or still photos that are just panned back and forth, they are actual videos shot by a professional videographer. As a service to my clients I also have floor plans done for each of my listings that are posted online. It is true that good photos, videos and floor plans should help internet browsers to get a feel for the house. However, the most important aspect of house hunting is actually visiting the property. No photos or videos can give you a true sense of the light, the space and the feel of a home. No electronic media can substitue for that feeling when you first walk through the door and you say to yourself...."This is it...I am home!"

12- Sheryl, I really have to disagree with your comments. Buyers want the most information possible these days- good photos, accurate property descriptions, room dimensions, layout, etc. Your sellers are at a disadvantage to the competition if you aren't doing these things. When my buyer clients see listings with crappy photos or few photos, they will often pass over a home because they think it won't meet their needs. I then need to convince them that we should actually go see the home because I've seen it before and the marketing related to the property does not do it justice.

Time is valuable to everyone these days. Buyers are not going to buy a home just by looking at it on the internet, but what you present about the home will get them motivated to see it. If they have 10 options and your listing looks the worst, guess where it is going to go on their viewing schedule, at the bottom of the list, if they even choose to see it at all.

As a real estate agent, I have to strongly disagree with Sheryl's comments. I want prospective buyers to see all they can of the properties I have on the market. I have multiple quality photos as well as a walk through video tour of the house. Everyone's lives are too busy to spend time physically seeing a house that doesn't meet their needs. I'd prefer to show you the entire house so you can see if it feels like a possibility without your having to leave your computer. Yes Paul S. and Cambridge Landlord!

I really like the virtual tours. I think that you need to photos to show the house. I don't really look at houses without photos or virtual tours because if they are not there, I am figuring the inside of the house is probably outdated or needs a lot of TLC. The nice houses always have the video tours and pictures because they want to show off their houses. Pictures don't always show the whole story, they can be deceiving too. As for finding out what a neighborhood or house is really like, it is a gamble always - you never really know what you got, until you live in it!

A virtual tour is like an online dating service or an informercial , it may entice you to take a look but, you will probably disappointed by the real thing.

Today's buyers want complete and total transparency. They want to see EVERYTHING. They want as much information as possible to make THEIR decision as to whether to set up an appointment to view a property, or just skip to the next listing. Buyers want complete and total control over their search. Realtors who attempt to 'control' what a buyer sees (or doesn't see) is missing the boat with today's customer. That's NOT how they shop and that's NOT how they use the internet.

I have provided professional, full screen, wide angle photography, high definition, fully narrated, walk through video tours, and a dedicated multipage website - for each and every one of my listings - regardless of price - for more than 4 years. I believe in putting as much information out there as possible. Truthful, honest and complete information, not just a 'tease' to trap someone into calling me. I don't want to waste MY time, a buyer's time or my seller's time with wasted appointments. It does a disservice to everyone involved.

Virtual tours can be a great addition to an existing listing. But they should NEVER be used as a replacement for an existing listing's photos, floor plans, information, etc. NEVER EVER EVER assume that you can just post a virtual tour and nothing else. It just so happens that many people - myself included - have computers that freeze up or get really slow when we attempt to partake in virtual tours. That or else I never seem to have the latest version of "Virtual Tour Software 36.002.009" and I'm not going to take the time to download YOUR specific virtual tour software. (don't blame me, blame "the other broker" who used that French-Canadian version of "Virtuex" or whatever).

So I simply bypass the option. I know MANY people with the same problem, and most of us could easily go out and buy a new computer. But like many people we use the computer we have until it dies on us and we're not going to upgrade for the sake off "virtual tours on real estate listings."

I have DSL which is pretty much the speed you need to run a virtual tour. But I know MANY age 50 something's who are worth millions but who use dial up connections. I don't agree with their choice of internet connections, but hey I thought I'd throw it out there for the many brokers who assume that future clients are all using high powered, brand new computers. hint: they're still on AOL dial up with a non-pentium 7 year old Gateway.

The internet has changed our lives in many ways. Information is available instantly (who still uses a phone book to find a phone number?). No matter what you're looking for, it's at your fingertips. Since the age of the "information highway," consumers utilize the internet to become better, informed buyers. The things you can do on the internet are limitless - from sending email to a loved one to playing a game of backgammon with someone in another country ........ it's endless. Now, there will always be people that will still hang onto old world traditions and resist change and technology, but if your income depended on it, you might want to read the book "Who Moved My Cheese" by Spencer Johnson.

Consumers have been demanding the information they need for them to make an educated decision about what they're purchasing. If the information they're seeking is not clear and concise, they hit the NEXT button and look for another source of data. Hence - if you spend the time painting a very clear and understandable picture of what you're selling, you heighten the chances of finding a buyer that is interested in your product. A 3D virtual tour is designed to add that one extra layer of information onto your listing.

Take a look at a builder. From plan views to water color 3D renderings to the construction of a model home, the builder creates whatever it takes to better convey what he is offering potential home buyers. There are not many people out there that can review a set of plans and clearly understand what they're looking at - never mind placing a large amount of money down without minimally seeing a 3D representation of the house.

As a realtor, remember that millions of people utilize the internet as a precursor when looking for homes. Don't only paint them a clear picture, utilize professional services and put your best foot forward. Remember that people will not only look at the home you are selling, they will also evaluate your professionalism and determine whether they would like to use you when selling their own home.

Show buyers/listers how serious you are about your profession. Remember that perception is key. As the sayings go - Money comes to Money / Success breeds Success!!

Lastly, look at utilizing a full-service Virtual Tour professional that specializes in real estate and architectural photography. They will produce a professional quality product, get your listing exposed across the internet and will show the millions of eyes that you go the extra mile for your clients and are considered a major player in the real estate market.

Good photos are more important than video tours. I think they take too long. I avoid them when I'm looking at properties for my own interest (I am an agent). I agree there are a lot of bad photos out there.

#7 CambridgeLandlord. A full frame DSLR camera (expensive) is not necessary to take quality photographs. I also do not like using wide angle lenses. It looks distorted and like you are trying to make the place look bigger.

My listings have great photos that I take with a Canon Digital Elph SD600. I have been taking photographs for over 30 years. Awareness of lighting is key. Exposure, focus and composition are important. Also the correct DPI (dots per inch) is very important. If that number is not high enough the picture look very fuzzy and pixel-ly.

Please agents, clean your camera lens! I see many photos with dust spots and that looks really unprofessional. And too many shots up into the corner of the rooms. Tilt your camera down. Show more floor.

Sally: There are only two current point and shoot cameras that can adequately take an interior real estate photo. You DO need a wide angle lens. Period. Otherwise you're shooting objects - like furniture - not what a buyer is interested in. And those two cameras are the minimum wide angle that is really necessary.

People want to see what a ROOM looks like, not the corner of the wall. You MUST have a wide angle lens. You will never see professional interior photography done without it. Simple as that.

This is why most Realtors should not be shooting their own photos. If you use a good camera and a GOOD lens (a good wide angle lens approaches $1000) they are not distorted. Most Realtors "think" they can take good photos - and that is the problem with most online presentations of real state. Exposure, focus and composition are ALSO important as you say. The dpi is irrelevant. A computer is 72 dpi. Period. Nothing greater than that translates on a computer screen, and only matters for printing.

Video tours may be boring if you're just browing around, but for a serious buyer, a video gives exact details of the entire home, such as the layout, how rooms flow from one to another, etc. in ways photography never can.

Mark

I have seen some professional photography and it can look stunningly good, I'll grant you that. But not all agents can afford to hire a pro and my point is that with a little practice an agent can take their own good photos.

I understand computer imaging well. I have worked as both photographer and as a photo buyer. I've been using computers and imaging for over 20 years.

As per dpi I was referring to low res camera phone photos that some realtors use. If the photos are shot at a low res and then blown up to be a larger size, they are all pixel-ly. I have seen that often on the MLS as well. Shoot high res and then reduce in an imaging program, *not* shoot low and then increase in an imaging program. That was my point.

As far as the use of wide angle, I guess it's a matter of taste. I do get entire rooms in the photos without one. There are ways to do that. I still think the wide angle photos look wrong.

Everyones time is precious. The buyer that wants the perfect house, the seller that has to keep the house clean at all times and the agent that drives the buyer around hoping for a sale. Buyers today CAN NOT get all their information about a house on the internet. I dont care how many sites you go on in search of information and pictures. You NEED to get out there and see the house. I dont know how many houses my buyers passed up because they DID NOT like the photo of the ugly colored walls or rugs. If they had seen the neighborhood and stepped foot into the house they may be home owners by now. The best advice I
can give buyers is to find a Realtor that they TRUST and RESPECT to act as their BUYERS AGENT. It does not cost you a thing buy LOYALTY. You will give them the chance to get to know you and your taste. They can preview homes for you and direct you in the right way. Rembember, you ALL have been saying Time Matters. They may know of a wonderful home that you discounted because YOU did not like the photos on line. Staring at the computer all day is NOT going to give you the results that you want. You MUST get out there and LOOK!!!

can

In response to the original question - "Virtual Tours, are they useful?" - I think the answer is one of those... "It all depends."

It depends on the quality of the tour, quality of the photography, content of the photos, where and how the tour is distributed, etc., etc. But the statistics I've seen clearly show that listings with tours get far more views than those without.

On a side note, in reference to above comments, picture resolution (or pixel dimensions) is very important to the onscreen quality of a photo. And a computer is NOT 72-dpi. That's a very old myth that's easily proven wrong.

CPG Tours