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MLS photo rules for edited listing photos

California, Arizona, Florida and other US markets now have rules for edited and AI-edited listing photos. Most come down to three questions: does the photo show the home as it is, is a changed photo labeled and can buyers see the original? Here is what each rule asks, in plain words.

Rules checked on · A plain summary, not legal advice: check your MLS’s own rule text.

Which edits need a label

  • Usually no label

    Normal photo processing that shows the home as it is.

    • Brightness and exposure
    • White balance and color correction
    • Straightening and lens correction
    • Cropping and sharpening
    • Joining bracketed shots (HDR) of the real scene
    • The real window view, from your own shots
    • Blurring license plates and faces

  • Usually needs a label

    The photo shows something that is not there, or hides something that is.

    • A new or bluer sky
    • Greener grass or added plants
    • Fire in the fireplace or a picture on the TV
    • Day to dusk (virtual twilight)
    • Removing furniture or clutter
    • Virtual staging

  • Not allowed in some MLSs

    Even with a label, these break a rule somewhere.

    • Changing wall color (CRMLS, Stellar)
    • Changing floors, cabinets or room size (CRMLS, Stellar)
    • Changing landscaping (CRMLS)
    • Adding a view that is not there (Stellar)
    • Hiding damage or flaws (Stellar)
    • Text, logos or watermarks on the photo (Stellar)

Rules differ: CRMLS and some California summaries also count removing clutter or furniture as a change. When in doubt, label the photo and keep the original.

The rules, one by one

How HomeGlossy fits these rules

The photo you upload is kept exactly as you sent it, so the original is always there to show next to the edit. Enhance is built to correct light, color and lines without adding, removing or moving parts of the home. Every finished photo is marked as edited.

Before you upload, check the MLS photo size guide. New to listing photos? Read our guides for agents and the photo editing terms.

Questions and answers

Do I need to label an HDR photo?

Usually not. Joining bracketed shots of the real scene is normal processing. A label is needed when the photo shows something that is not there, such as a new sky, or hides something that is.

Is virtual staging allowed?

In most places, yes, with a label such as “Virtually staged”. California also asks for a way to see the original photo. Stellar MLS does not allow staging homes that are not built yet.

Can I remove furniture from a listing photo?

Usually only with a label. CRMLS counts virtually removing furniture that does not come with the sale as altering the photo.

Can I put my logo or a watermark on listing photos?

Check your MLS first. Stellar MLS does not allow text, logos or watermarks on photos. ARMLS adds its own “Digitally Altered” watermark.

Sources

Edit your listing photo, keep the original.

Start with one photo. Your original always stays as you took it.

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