1. Exterior, Dock & Waterfront Appeal
First impressions on Zillow, Realtor.com, and MLS listing thumbnails
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Mow, edge, and manicure coastal lawnCut grass 24 to 48 hours before photography so lawn looks freshly manicured without green clippings lying everywhere.
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Power-wash boat dock, deck, and drivewayRemove green algae, salt crust, and watermarks from dock pilings, walkways, and driveway pavers.Coastal Tip: Clean dock deck boards look gorgeous in overhead aerial drone video.
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Apply fresh dark mulch in all garden bedsA $50-$100 investment in dark pine bark or brown mulch makes front landscaping pop with high contrast in HDR photos.
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Stow fishing rods, tackle, paddleboards, and hosesTidy dock storage boxes and roll up washdown hoses. Secure kayaks and paddleboards neatly on racks.
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Stow garbage, recycling, and bait coolersNever leave trash cans or coolers visible on the side of the home or on the dock. Store inside garage or storage room.
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Wipe down front door and sweep front porchRemove spiderwebs, wipe door glass, and place a clean, neutral welcome mat.
2. Foyer, Great Room & Lanai
Open spaces, natural lighting, and zero distractions
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De-personalize family photos and memorabiliaBuyers need to visualize their own coastal dream in the home. Pack away large family portraits and personal certificates.
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Clear coffee tables and end tables of all clutterRemove mail, magazines, TV remotes, prescription bottles, and drink coasters. Keep only 1 tasteful book or small plant.
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Conceal electronics cords, chargers, and wiresTuck away phone cords, computer cables, and gaming console wires behind media consoles.
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Open all sliding glass doors and blinds completelyShow off the water view, pool, or green yard. Let natural sunlight connect indoor living to the lanai.
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Fluff and arrange sofa cushions and throw pillowsArrange cushions symmetrically. Fold or remove excess fleece throw blankets.
3. Kitchen & Dining (The Highest-ROI Area)
Clean, expansive quartz/granite surfaces drive buyer offers
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Clear 95% of kitchen countertops completelyStow air fryers, toasters, blenders, knife blocks, spice racks, and paper towel holders in cabinets. Maximize counter space!Rule of Thumb: Leave only a clean coffee maker or a bowl of fresh lemons.
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Remove ALL refrigerator magnets, papers, and photosThe refrigerator must be 100% clean and clear of all school schedules, magnets, and artwork.
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Empty sink 100% and wipe dryZero dishes in the sink. Remove dish soap dispensers, sponges, scrub brushes, and drying racks.
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Wipe down all stainless steel appliances streak-freeClean refrigerator doors, dishwasher face, and oven glass with stainless cleaner to eliminate handprints.
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Remove kitchen floor rugs, mats, and dish towelsRugs cut up visual floor space. Removing them shows off continuous tile or hardwood, making the kitchen feel 20% larger.
4. Primary Bedroom & Guest Rooms
Hotel luxury atmosphere with calm, spacious feel
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Make beds with crisp, wrinkle-free bedding (Hotel Style)Smooth out wrinkles, tuck in comforters, and arrange pillows upright against headboards.
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Clear nightstands completely (Except 1 lamp)Hide CPAP machines, phone chargers, glasses, books, prescription pill bottles, and water cups in drawers.
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Ensure under-bed spaces are 100% hidden or emptyDo not allow storage totes, luggage, or shoes to poke out from underneath bed skirts.
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Organize walk-in closets (Floor must be visible)Buyers always look inside master closets! Hang clothes facing the same direction; keep laundry hampers empty or concealed.
5. Bathrooms (Spa Quality)
Spotless mirrors, clean tiles, and zero personal hygiene items
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Clear ALL vanity countertops 100%Hide toothbrushes, toothpaste, hairbrushes, makeup, lotions, and razors under the sink vanity.
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CLOSE ALL TOILET LIDS (Universal Real Estate Law!)Never photograph a bathroom with the toilet lid up. Keep all toilet seats and lids closed down.#1 Most Common Mistake in Amateur Real Estate Photos.
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Remove all shampoo bottles, soaps, and loofahs from showerEmpty the shower ledges and tub corners. Squeegee glass shower doors until crystal clear.
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Hang fresh, folded white bath towels neatlyReplace worn or mismatched family towels with brand-new, clean, folded white or neutral towels.
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Remove bathroom trash cans and floor toilet matsTuck away bathroom wastebaskets and remove fuzzy toilet contour mats to reveal pristine tile floors.
6. The Final 30-Minute Sprint (Photographer Arrival)
Crucial last-minute steps immediately before the photographer rings the doorbell
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Turn ON every light, recessed lamp, and under-cabinet lightLighting adds warmth, depth, and luxury to HDR lens exposures. Turn on lamps, range hood lights, and chandelier fixtures.
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Turn OFF ALL ceiling fansSpinning ceiling fan blades cause ugly motion blur in long-exposure HDR camera shots. Keep lights on, but fan blades completely still.
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Move all vehicles off the driveway and away from curbPark cars completely inside the garage (with garage doors closed) or down the street where they won't appear in exterior or drone shots.
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Relocate or crate pets and hide food bowls/litter boxesTake dogs on a walk or keep them in crates. Hide food bowls, water dishes, dog beds, and cat litter boxes in garage or laundry closet.
✨ Pro Tips from Tim Sherman
When professional photographers capture your home, their cameras shoot multi-bracket HDR exposures that capture every subtle detail. Here are three insider rules our top sellers use:
1. The "De-Clutter by 50%" Rule
If in doubt, box it up and store it in the garage or off-site. Buyers forgive a packed garage, but cluttered living spaces reduce perceived square footage.
2. High Tide Drone Scheduling
For waterfront properties on the Intracoastal or tidal creeks, we schedule aerial drone flights during high tide so the water looks full, blue, and navigable.
3. Smells Sell (or Repel!)
Avoid cooking fish, bacon, or heavy garlic 48 hours before photo shoots or open houses. A subtle citrus or vanilla aroma signals a clean, well-cared-for home.