MLS Picture Limit
- Virginia /
- MLS Picture Limit
Depends on your FSBO package you purchased as to how many pictures are included - however you can always add more by adding the "Showcase" enhanced upgrade.
The max number of pictures you are allowed varies per the MLS system:
REIN (VA Beach/Hampton Rds Area) is 32 pictures,
MRIS (Northern VA - Fredericksburg Area) is 30 pictures.
WAAR (Williamsburg Area) is 40 pictures
CAAR (Charlottesville Area) is 24 pictures.
NRV MLS (New River Valley Area) is 25 pictures.
CVR MLS (Richmond Area) is 42 pictures.
CBRAR MLS (Chesapeake Bay Rivers Association) is 46 pictures.
RV MLS (Roanoke Valley) is 30 pictures.
HRAR (Harrisonburg and Rockingham Area) is 30 pictures.
SWVAR / NRV (Montgomery and Surrounding Areas) is 25 pictures
Lynchburg is 30 pictures.
Slideshow pictures are critical to buyers - they want to see if they like the home before they sit in traffic to see your home.
If you don't have pictures of certain rooms - the buyer wonders what is wrong with that room that you are not showing it.
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For info about our services ... click on pricing table text and a window will open.
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Sell or Rent
Our Plans are for Selling or Renting your Home.
We recommend 3% commission for Homes that are Listed for Sale.
Rentals should offer 25 - 50% of the first month's rent.
The more offered - the greater chance of a quicker transaction.
This is an agent's livelihood.
Just like anyone that works - the more money offered - the greater chance you will work for them.
Photos in MLS
Display all your pictures on the MLS and most Websites. Showcase your home.
Buyers want pictures otherwise they think something is wrong with your home - thus the reason you are not showing all pictures.
How many photos are allowed in your MLS?
- Number of photos vary per MLS. It's normally 20-32 photos
- Click Here to find out how many you are allowed
Listing term depends on your listing plan. You may cancel listing at anytime, for any reason, unless your home is under contract.
The MLS does not allow us to cancel, if a property is under contract.
Until Sold is only available in MRIS, REIN, CVR, WAAR or CBRAR MLS areas.
12 Months is offered for other MLS areas with "Full Service" Plan.
If you have any rented signs or lockbox, they must be returned prior to withdrawing your listing (by appt only).
Contracts & Disclosures
We provide you all necessary disclosures needed to sell or lease your property. For our Full Service Clients, we only use only state approved contracts provided by the real estate commission and approved contracts by the NATIONAL ASSOCIATION OF REALTORS®.
We are members of NAR (National Association of REALTORS®), the state Real Estate Commission, and you local MLS boards.
We list you in your local MLS. A commission must be paid to the buyer agent to be listed in the MLS.
The only way to get on realtor.com is the be listed with a REALTOR® on the MLS. We have set up the MLS to feed your property onto realtor.com.
Local REALTOR® Sites
Listing on local REALTOR® sites:
- Coldwell Banker
- Century 21
- Keller Williams
- etc ...
Zillow & Trulia
Once you are on the MLS, your listing will automatically down-load to Zillow & Trulia. Downloading to all web sites is a function of the MLS in your area.
Buyer Lead Forwarding
Any email or phone leads we receive, we give them your direct contact information.
The potential Buyer/Tennant will contact you directly, so you may deal directly with them and NOT pay any commissions. Purchase our "QR Code" from our website and place the code on anything to direct the buyer right to your website listing on our site with all your contact info.
- Double Sided Sign Panel (18 x 24)
- For Sale or Lease signs available
- Sign frame can be purchased at Home Depot or Lowes for about $15
- **Post Sign Rental & (Deliver/Install/Pick Up) included with Full Support (upon request) (Not Available in All Areas).
- ***Post Sign Rental is included with Whole 9 Yards (upon request). If requested, a $75 Deliver/Install/Pick-Up Fee is charged.
- Post Sign Rental/Deliver/Install/Pickup is available for a fee with other pkgs.
- There is a $20 Refundable Deposit Charged on Post Signs
Realtor or Combo LockBox
Your choice of a combo or realtor box
Rental Fee + $100 Refundable Deposit Upon Return + Small Fee for Shipping
**Richmond, Williamsburg & New River Valley MLS systems will NOT permit combo boxes for agent access.
*Realtor Lockboxes are offered for Bright (Northern VA and Surrounding areas), Richmond, Williamsburg and Virginia Beach and surrounding areas)
***You must fill out the Sign/Lockbox Mail/Pickup request form so we can mail the lockbox - Shipping will be added to your credit card.
When we do a CMA (Comparative Market Analysis) we look at two things:
- What is overall consumer demand in your area
- What have properties simular to yours sold for (comps)
- UPON REQUEST ONLY
Online Success Kit
Our highly rated "Online Success Kit" jammed packed to arm you with the tools you need to sell successfully. Be sure the read the "Super Showing Secrets". Take advantage of our years of helping 1000's of other Successful Clients.
Featured Home & Facebook Post
Contract review and offer advice
- Licensed Agent will Review your Contract, page by page
- Agent will Offer Advice and Suggestions for the counter
- Show you Estimated Closing Costs
- Review and Itemized Checklist will be sent via email for future reference.
When the contract comes in we review with you in detail, figure closing cost and handle negotiations with the buyer agent.
Agents can take advantange of sellers that are not Realtors or Attorneys.
They won't take advantage of our Agent who has been in the business since 1994 and is in the Multi-Million Dollar Club and has been a Top Agent for the last 3 years.
Showing Service with Feedback
You instruct the Showing Service how you want agents to set up appointments to view your home.
Saves you the trouble of dealing with all the calls.
Price Changes are Free.
All other changes are $15 including the required MLS Status Changes (Under Contract, Sold, etc).
Need to make a change. No Problem.
With this upgrade, you will not have to pay $15 for every change.
Unlimited changes gives you unlimited text changes and two complete sets of photo changes.
AVAILABLE ONLY AT AD PLACEMENT
(Open Houses are not included in unlimited changes)
A unique code for each property - the QR Code (which means "Quick Response" - is a mobile phone readable barcode that we add to your brochure so buyers can go direct to your website listing to find your contact information and can immediately reach you.
Electronic Document Signing
Contract is set up so seller and buyer can sign the contract electronically.
Don't waste time printing out the contract, signing manually and then scanning back in as a pdf.
Offer Prep for FSBO Sale
Offer Prep for FSBO Sale - You have a buyer that does not have an agent. Our licensed realtor will:
prepare the offer for seller and buyer,
send it to all parties to electronically sign,
work with seller and buyer to meet the terms of the contract,
assist the lender with what they need to meet the terms of the contract,
assist the title company with what they need to meet the terms of the contract.
Seller and Buyer have the comfort of knowing an experienced Realtor is assisting them all the way to closing.
The best part is the Seller didn't pay any Commission when the Buyer is For Sale By Owner.
This service is available during business hours. After Hour Support is available for a small fee.
Realtor Lockbox Report
Receive a report showing which agents have been in your home.
The Supreme Plan is for sellers who just want MLS marketing and Realtor.com, without the extras. You will get the maximum photos the MLS allows. This plan is designed for those who are experienced with the entire selling process and will need very little broker support. Support is available but with extra fees. This program does NOT include a FSBO Listing which is strongly recommended. 1/3 of our buyers come in FSBO thus saving you the ENTIRE 6% commission. All other services can be ordered a-la-carte.
The Enchilada Plan is for sellers who want their home listed in the MLS,on Realtor.com and a listing on our highly ranked FSBO website. If the buyer comes in without an agent, the seller pays 0% commission. If the buyer comes in with an agent, the seller will only pay up to a 3% commission. You will also receive: a beautiful flyer that you can print out, max # of pictures the MLS allows for your listing, Online Success Kit, Sign Panel (shipping and tax are extra), comps to help you determine the price of your home and a Realtor or Combo Lockbox (shipping, tax and deposit are extra). This listing plan is good for up to 12 months. All other services can be ordered a-la-carte.
WHOLE 9 YARDS
For those who want the best MLS marketing, with all the features. This plan includes all that is included with our Enchilada package plus unlimited changes and you will be a featured home on our website and your home will be promoted on our facebook page. In addition, we will review all contracts that come in on your property and we will handle the countering and negotiations with the buyer agent. Remember the buyer agent is looking out for the best interest of the buyer - NOT YOU. We will also show you your approximate closing costs and guide you all the way to closing day. Showing Service (if available in your area) is also included. Post Sign Included + $75 Delivery/Install/Pick Up Fee and $20 Deposit if Post Sign is requested.
You receive all that is included with our other packages:
- MLS Listing and FSBO Listing
- Realtor.com and Zillow and Thousands of other sites the MLS feeds to
- Printable Color Flyer
- Max Pictures on the MLS
- Realtor Lockbox or Combo Box
- Featured Home and Facebook Listing
- Comps and Online Success Kit
- Contract Review, Countering and Negotiations
- Unlimited Changes and Showing Service
- A Professional Post Sign Delivered, Installed and Picked Up when Done
- Offer preparation if Buyer comes in FSBO (without an Agent)
- Electronic Document Signing
- Realtor Lockbox Report
When you get a contract:
- We go over the contract page by page, discuss and explain all options in detail.
- Offer advice/opinions and what we would do if it were our home.
- Show you your approximate closing costs.
- Handle negotiations with buyer’s agent.
Closing Day with Title Company:
- Guide you all the way to closing day.
Professionally Installed Post Sign
6' Professionally Installed Post Sign.
Stand out like the other listed homes in your neighborhood.
Not avail in all areas.
Delivered in 3-5 days (weather may delay)
$20 Deposit is Included in Price and Refunded upon Return
Lockbox - Realtor
Make your home easy to show so it sells quickly.
Realtor Lockbox is available for rent for a small fee.
Shipping, Tax and $100 Refundable Deposit will apply.
Combo Lockbox Rental
Rent a combo lockbox for agents to view your home.
Some MLS's do not allow a combox box - CVR, WAAR
We always recommend the Realtor Lockbox but Combo's are available.
There is a $100 Refundable Deposit and Shipping and Tax Charged.
With our listings - price changes are always free.
All other changes are $15 each including status changes to Under Contract or Sold or Contingencies as well as each picture change.
We ALWAYS recommend getting this add-on.
Contract to Closing Service - Business Hours
This is included with our Full Service Plan.
You have a buyer and need us to draw up the offer for you and your buyer.
Or you have an offer that an agent has submitted to you and you would like us to:
- review the offer
- give you our thoughts and feedback
- handle the countering and negotiations with the buyer agent (so they don't take advantage of you)
- and then provide an itemized list to seller and buyer of what needs to be done and when to meet the terms of the contract
- work with seller and buyer to get to closing day.
This service is provided during business hours.
We also offer after hour support (if needed for an additional small fee).
MLS Rush Service - Same Business Day
Your listing will be up and running within 1-2 business days. If that is not fast enough - you can pay to have it done the same business day.
This does not include after hours, weekend or holidays. Order must be received before 3 pm.
We do offer a rush fee for after hours, weekend and holidays if a staff member is available but order must be placed before Friday at 3 pm.
Showing Service and Feedback
You instruct the Showing Service Company how you want the showings to be set up.
They will do it for you.
Home Warranty $525 = $75 upfront and $450 at Closing
Give yourself Piece of Mind by Offering a One Year Home Warranty.
If something breaks down, the home warranty company will come in and fix or replace the item.
The buyer will then only pay $100 service call.
The buyer can renew the plan at the end of the year.