In today’s digital-first property market, presentation is everything. Before a potential buyer even steps through the front door, they've likely already made up their mind based on a handful of photographs. This puts real estate photography—and the image editing process behind it—at the forefront of a successful sale.
To explore the nuances of this essential part of the real estate journey, we sat down with Michael Tanner, a top-performing real estate agent based in Denver, Colorado. With more than 20 years in the business, Michael has seen firsthand how real estate photography has evolved—from casual snapshots to highly polished visual storytelling.
In this candid Q&A, Michael talks about his approach to property photos, the editing techniques that really move the needle, and why collaborating with the right visual team has become just as critical as pricing strategy or staging.
Q: Michael, you’ve been in the real estate game for two decades. How has the role of photography changed since you started?
Michael: When I started in the early 2000s, you’d take a few decent photos, print them on a flyer, and maybe upload them to the MLS. That was it. Nobody talked about lighting, editing, or staging back then. Photography was just one of the boxes to tick off before going live.
Fast-forward to today, and it's a completely different world. Buyers are glued to their phones. They scroll listings like social media—fast and with little patience. If the first few photos don’t stop them in their tracks, they’re onto the next house. Photography isn’t just important now—it’s foundational.
Q: What’s your philosophy when it comes to real estate photos?
Michael: Simple—photos should tell a story. A great image invites someone in. It helps them picture their life in that space. So I don’t just want well-lit shots. I want emotion. I want movement. I want buyers to feel like they’re already walking through the home.
That’s why I take time with every shoot. I prep the house like it’s a showroom, and I work with photographers who understand composition and flow. We’re not just taking pictures—we’re creating a mood.
Q: You mentioned working with photographers. Do you always use a professional?
Michael: Absolutely, no question. In fact, I have a trusted team of photographers and editors who’ve worked with me for years. They know my style, and they understand the neighborhoods I work in.
Trying to shoot your own listing with a smartphone might save a few bucks, but it could cost you tens of thousands in missed opportunities. Good photography is an investment, not an expense.
Q: What about editing? How much does post-production matter in the grand scheme of things?
Michael: It matters more than most people realize. Think about it: no matter how well a shoot goes, there are always imperfections—shadows in the wrong places, uneven lighting, color inconsistencies. That’s where editing comes in.
Real Estate Image Enhancement helps bring out the best version of the home without misrepresenting it. Whether it’s straightening lines, enhancing colors, or replacing a cloudy sky with a clear one, the goal is always to polish—not deceive.
Q: Can you give an example where editing made a big difference in a sale?
Michael: Sure, there’s one I always remember. It was a beautiful Craftsman-style home in a historic neighborhood, but the day of the shoot was overcast. The original exterior shots looked dull and didn’t reflect the charm of the place at all.
I sent them to my editor, and within 24 hours, they replaced the gray sky with a golden sunset, warmed up the tones, and even cleaned up the lawn a bit digitally. The house looked like it belonged in a magazine. We had 12 showings in the first two days and sold it at asking price within the week.
So yes, editing matters—a lot.
Q: What are some common image editing techniques you use regularly?
Michael: There’s quite a range. Here are a few I use often:
• Sky replacement: Probably the most common. A bright blue or twilight sky completely changes the mood of a photo.
• Perspective correction: This helps fix any distortion from wide-angle lenses—especially important in interior shots.
• Brightness and contrast adjustments: Makes the space look crisp and vibrant without overdoing it.
• Item removal: Sometimes a trash can or a power cord sneaks into the frame. A quick edit makes it disappear.
• Window masking: This is big. You want the interior to be visible without the outside light washing everything out. Good editors know how to blend both views naturally.
• Virtual twilight: If a shoot happens during the day, a virtual twilight edit can still give you that cozy, late-evening vibe. Those shots get a lot of clicks online.
Q: There’s often concern about image manipulation being misleading. Where do you draw the line?
Michael: That’s a valid concern. I draw the line at changing anything that misrepresents the actual property. We’re not adding swimming pools or turning a two-car garage into a three. That’s dishonest, and it backfires every time.
Our job is to present the best version of what already exists—not fabricate something that doesn’t. I want buyers to show up to the house and say, “Wow, it’s just like the pictures!” That builds trust and drives solid offers.
Q: Do you ever use virtual staging or enhancements for vacant properties?
Michael: Yes, and I’m a big believer in it—if done correctly. An empty home can feel cold and uninspiring online. Virtual staging helps paint a picture of what’s possible. But again, transparency is key. I always label virtually staged photos clearly, and I provide some vacant shots too.
Buyers appreciate the vision, but they don’t want to be surprised. It’s about adding value without creating confusion.
Q: Let’s talk about collaboration. How do you work with photographers and editors to ensure consistent results?
Michael: Communication is everything. I’m very involved in the planning process—choosing the time of day for the best light, guiding the shots we need, and reviewing drafts before we go live.
I also provide reference examples and feedback. Over time, your team starts to learn your visual style. Are you going for bright and airy? Moody and dramatic? Clean and classic? Consistency in style is what sets apart agents with a strong brand from everyone else.
Q: Have you noticed a difference in buyer behavior when listings have strong visuals?
Michael: Definitely. Listings with professional photography and quality editing tend to get more clicks, more shares, and more showings—plain and simple. There’s a confidence buyers feel when they see a home well-represented. It signals that the seller—and the agent—care about the details.
In a hot market, this can mean multiple offers. In a slower market, it could mean the difference between sitting for weeks or selling in days.
Q: Are there certain types of images that perform better online?
Michael: Kitchens, without a doubt, are the number one hook. After that, it’s living rooms, bathrooms, and the primary bedroom.
But here’s a pro tip—the first photo is your golden ticket. It needs to be jaw-dropping. Whether that’s an exterior twilight shot, a wide-angle of the kitchen, or a cozy living space, it has to grab attention immediately.
Also, I find that twilight photos and drone aerial shots often get the most engagement. People are curious about what a home looks like at sunset or from above—it adds context and emotion.
Q: What about mobile optimization? Do you consider how photos look on smaller screens?
Michael: All the time. Most buyers browse on their phones first. So your images need to pop, even at smaller sizes.
This means clear focus, strong composition, and avoiding cluttered visuals. You also want to make sure your editing doesn’t overdo the brightness or saturation—it can look harsh on a phone screen.
If your photos don’t shine on mobile, you’re missing a huge chunk of the market.
Q: What advice would you give new agents just starting out with real estate photography and editing?
Michael: First, don’t cut corners. Hire a pro from day one, even if the listing is small. It sets the tone for your brand.
Second, learn the basics of what makes a good photo—even if you’re not the one behind the camera. That way, you can communicate more effectively with your photographers and editors.
Lastly, think long-term. Every listing photo is a reflection of your professionalism. Build a portfolio that tells your story, not just your seller’s.
Q: Where do you see real estate photography and editing heading in the future?
Michael: We’re already seeing huge shifts—3D virtual tours, cinematic video walkthroughs, interactive floor plans, and even AI-generated enhancements. And all of it ties back to one thing: visual experience.
In the future, I believe listings will be more immersive. Buyers will expect to walk through a property virtually before they ever call you. But even as tech evolves, the fundamentals remain: good lighting, thoughtful composition, and tasteful editing never go out of style.
The human touch still matters. That’s what editing, at its best, provides—a careful, crafted version of reality that feels inviting and honest.
Conclusion
This interview with Michael Tanner pulls back the curtain on the often-overlooked world of real estate visuals. While most agents spend their energy on pricing strategies, negotiations, or open houses, Michael reminds us that what really opens doors is what meets the eye.
From hiring professional photographers to collaborating with skilled editors, the art and science of real estate photography and image enhancement are indispensable tools in today’s competitive market. And at its core, it’s about creating trust and emotional resonance through visuals that honor the true character of a home.
If you're a new agent looking to stand out, or a seasoned pro aiming to refine your marketing game, remember Michael’s golden rule: “You’re not just selling square footage. You’re selling the feeling of coming home.”