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3D Real Estate Photography Is Now A Reality - And A Must-Have

A rendering of a light-filled unit at the Hub, the 600-unit luxury rental complex at 333 Schermerhorn Street in Brooklyn. Steiner NYC

A rendering of a light-filled unit at the Hub, the 600-unit luxury rental complex at 333 Schermerhorn Street in Brooklyn. Steiner NYC

Tech disruption of the real estate industry shows no sign of slowing. From Zillow attempting inroads into agent-less offers to multiple players upending traditional broker-agent and agent-client relationships, real estate professionals ignore the changing business landscape at their own peril.

Another level of disruption has come in how clients discover and get to know properties. Until recently, online photos and video tours have been the gateway for potential buyers to narrow down the field of options for their new home. Google Earth and drone video allow us to get to know the neighborhood and the look and feel of the home itself, without the need to schlep across town or across the country to gather that crucial information.

But static photos and videos paint an incomplete picture. When a client arrives to tour the actual home, pictures often, one way or the other, don’t quite do a property justice.

Three-dimensional virtual reality (VR) is becoming one of the latest tech disruptors and Springs Homes, where I run sales and marketing, has embraced the disruptive capacity of this increasingly crucial tool. Here's how it works and some ideas for leveraging it in your own brokerage.

How To Use 3D VR As A Full-Service Brokerage

The visually all-encompassing nature of 3D VR has been a benefit in several ways: First, clients can see our listings in an immersive way, experiencing the home or apartment as if they are there. But 3D can also provide a valuable record of the condition of a property at a given point in time.

For a brokerage or property management team, this is a great way to head off potential conflict around condition before it starts. By creating a full record of the condition of a property, managers can go back and look at the data, account for normal wear and tear and make clearer decisions when a lease expires and new potential renters are exploring option. Buyers and renters appreciate knowing there is a record of what they are signing on to as well, so what is promised is what is delivered. We also use it for tradespeople who have visual confirmation of what needs fixing and where — the less guesswork in these situations, the better.

One benefit we didn't think of at first: for sight unseen leases, or when one spouse is not available to walk through the property, 3D VR is a great tool to expedite decision-making so the client doesn’t lose out on the opportunity to someone else.

Unsurprisingly, 3D VR can give your firm a competitive edge, from the listing appointment through the whole customer experience of the brand and level of service. In a 3D virtual tour, that pile of boxes, that hole in the drywall, has nowhere to hide. It encourages sellers to put their best foot forward and gives buyers and property managers the “same page” to work from in terms of the condition of the property.

New construction is another area a full-service brokerage will benefit from 3D VR. We use the 3D camera to take pictures and do virtual walk-throughs for clients in the building process. When a homebuyer or builder is relocating, the search, the purchase and the build process can be a logistical challenge. With a virtual walk-through, instead of the client needing to make multiple trips, they can simply take a 3D tour at major milestone points. This way, they can look at every nook and cranny on their own terms. Buyers also send these tours out to their friends and family to show progress, which is a special bonus. Our client feedback on this service is overwhelmingly positive, and it demonstrates to the builder that they are a true partner in the transaction.

My firm is now exploring the idea of using this technology to showcase what’s interesting and inspiring about a given neighborhood. The idea is to scan, say, an area rec center or club house, and offer the organization a link to the content created by us that they can share. At the end of the day, we want to be disruptive in the most positive ways possible.

Like any real estate brokerage should, we are keeping our eyes open for the next disruptor on the horizon — perhaps the “Smellovision Open House” app is coming next, with the scent of baking bread wafting through your VR home tour! For now, 3D VR can give your brokerage an edge and added confidence in your work and reputation as a trusted resource in any real estate transaction.

Originally written by Joe Boylan for Forbes

What to make of virtually staged listings

Out of sheer nosiness, I’ll occasionally look at listings in our building. One floored me: I had no idea our neighbors were so chic! Then I clicked the next photo and saw reality: a vacant unit with rusty radiators and peeling paint. It was virtually staged — digitally repaired and repainted, with new lighting, furniture and art added to the photos.

Welcome to the brave new world of virtual staging: no matter how terrible a place looks in person, it can be magically transformed for the Internet — with the help of a little computer-generated imaging.

It’s often hard to tell actual from imaginary space. Architects have always produced renderings, and agents stage with rented furnishings, but now it’s commonplace to do it all on the computer.

Scott Harris of Brown Harris Stevens likes it.

“Virtual staging is really helpful to give buyers a glimpse of the future,” he said. “New floors, new kitchens appear magically — all without a seller having to commit to doing that work before selling. Buyers often can’t see themselves in an unrenovated space. They need help with the vision part.”

Unlike some agents, Harris shows the unvarnished floors, too.

“We always show the actual condition,” he explained. “It’s important not to create a feeling of disappointment when buyers arrive. Our relationships with agents and buyers are built on trust and I wouldn’t want to mislead anyone. There are many opportunities for agents to grow buyers’ trust, and many ways to erode it. I wish all agents took the longer view, which requires truth in advertising.”

Here are four listings — three staged virtually, and one decidedly not

A one-bedroom at 167 Perry St. as it actually exists, above.

A one-bedroom at 167 Perry St. as it actually exists, above.

The same Perry St. apartment “virtually staged” with furnishings added via computer imaging.

The same Perry St. apartment “virtually staged” with furnishings added via computer imaging.

A one-bedroom, one-bath in a doorman co-op at 167 Perry St., with river views, a wood-burning fireplace and a small balcony is on the market for $1,399,000.

https://www.bhsusa.com/manhattan/downtown/167-perry-street-3n/coop/19267685

Virtual furnishings lend a hip feeling to this Hudson St. pad.

Virtual furnishings lend a hip feeling to this Hudson St. pad.

In far west Soho, a one-bedroom, one-bath with high ceilings and huge windows at 255 Hudson St. is for sale for $1,175,000.
https://www.bhsusa.com/manhattan/downtown/255-hudson-street-5f/condo/19401875

Festival virtual furnishings enliven this Upper East Side offering.

Festival virtual furnishings enliven this Upper East Side offering.

In Carnegie Hill, a two-bedroom, one-bath in a doorman building has a serene bedroom sporting the kind of complicated bed linens you rarely see in real life. $999,999.
https://streeteasy.com/building/60-east-96-street-new_york/6c

The real McCoy: The photo of this E. 50s flat features the actual furnishings.

The real McCoy: The photo of this E. 50s flat features the actual furnishings.

Nothing virtual about 434 E. 52nd St., a two-bedroom, two-bath with yards of built-in bookshelves, 13-foot ceilings, and a wood-burning fireplace, going for $1,695,000.
https://streeteasy.com/building/434-east-52-street-new_york/4e

BY MARTHA WILKIE

Virtual Staging: Optimizing Vacant Listings as a Marketing Technology

As it is known, demand creates supply and real estate business is a perfect marketplace for introducing new technologies and marketing tools. Surely, people do want to buy and sell homes but let`s remember, that year after year consumer becomes more and more uncompromising.

Real estate virtual staging is not a new service, it first became available nearly 10 years ago, but at that period it was not very popular. And do you know why? Because the quality of virtually staged photos was far away from perfect, the colors were sharp and bright; furniture looked like it was taken from a graphically poor computer game.

Technically, they lacked the most important element, which guarantees virtual staging effectiveness – realism. But there is also another requirement virtual home staging should meet – it is intended to help the buyer to visualize his future home, to see himself living in it, to catch a feeling of sweet home, not just bare-walled construction. This aspect deals with psychology, here is important to influence buyer’s decision and that is the most challenging part of every business.

Virtual Staging Services – The Idea & The Way It Is Achieved

So, it becomes obvious that somewhat funny pictures with terrible graphics cannot reach out the buyer`s heart but, fortunately, 3D technology development does not stand still as well as the professionalism of 3D designers. Nowadays, these two have reached incredible heights and in 90% of cases, it is impossible to distinguish real interiors with ones modeled in 3D.

The process of creating virtually staged room is described many times on the web, so there is no necessity to go into details. The idea is to add virtual furniture, design and decor elements on the photo of a real vacant room, received from real estate agent. Before starting work on the project, сustomers are asked to send pictures of interior designs they like to make sure they will be satisfied with the style and general conception. It is also possible to replace existing furniture or to change colors or textures of walls, flooring, and ceiling. But this variation of virtual staging services is more expensive because it requires full recreation of initial design in 3D.

Internet And Money Rule The Business

Just a small question, where is real estate photography used to make much money? You all probably guess it right; the answer is real estate brokers websites!

Now we’ve reached the point of online listings because this is the area where virtual home staging can bring maximum benefit. Excessive explanations are unnecessary, photos of empty rooms look ugly and unattractive, the buyer sees just walls, floor, ceiling, windows and at the best they are in good condition.

Now imagine 10, 20 pictures of this kind. They do not cause interest because they are not special (we have already spoken about consumers hunger for all the most beautiful and outstanding). Nearly 80% of realtors proved that use of virtual furniture for real estate had increased online sales to a significant degree.

Virtually staged pictures developed by the professional talented designer are able to cause wow-effect being published online. It is the same with showing before – after photos, customers love to watch them so much and this is only to your, real estate agents, advantage.

Is a good product always expensive?

The price for virtual staging services varies depending on a number of photos, turnaround time and reputation of 3D visualization company. On average, in 2017, it is about $60-$100 per photo and, in fact, some real estate agents consider this price high. However, as always, everything is known in comparison.

For example, traditional staging is much more costly arrangement when realtor can pay up to $2000 for a house of medium size. In addition, physical staging implies monthly payments due to the contract, so if you sold the properties in some days after staging, you would pay for some months anyway.

Of course, you can save and not use the service at all and if you are patient enough to wait for some months to find the buyer this variant will go with you. After all, the growth of our business is our personal responsibility and it is up to you to choose the strategy of its development.

Original link

Take a 3-D Apartment Tour to See the Real Estate Listing of the Future

333 East 91st St Teaser Video

MANHATTAN — Real estate broker Bianca D'Alessio was taken by surprise when a woman relocating from Boston to New York called last week with an offer on a new condo in an Upper East Side building, saying she had already done a “walk through.”

D'Alessio never took the woman on a tour of the model apartment at the Gianna, at 184 E. 64th St., but the buyer felt as if she had already seen enough of space, since there’s a 3-D model of it on the building’s website.

“I received an offer based on a visual tour,” said D'Alessio, of Nest Seekers. “You can zoom in on the quality of the finishes and see the magnificent fixtures. As you’re ‘walking through,’ you can see the detailing on the closets. You can zoom in and see there’s a Toto toilet and a Sub-zero refrigerator and Wolf range.”

Offering 360-degree three-dimensional tours is taking the presentation of real estate listings to the next level, brokers said. The tours will soon become more commonplace as technology has made creating such virtual tours cheaper than ever, many believe. 

3-D listing (Image courtesy of GeoCV.)

"For your client [who is selling], you want to be getting the right people through the door," said Alessio, who began incorporating 3-D listings in June. "I think it even weeds some people out. When you have this tool, it's almost their second showing, and you know they're interested as soon as they walk through."

GeoCV has been offering its services — including the 3-D tour, high-quality photos and a dollhouse-like floor plan — to brokers like D'Alessio since June. It plans to unveil a do-it-yourself kit at the end of the year for brokers to rent or buy, with a special 3-D camera that attaches to a smartphone using the company’s custom-made rotation device, explained Anton Yakubenko, GeoCV's CEO and co-founder.

It takes about an hour per 1,000 square feet to do a photo scan of an apartment and two days to turn around the finished product. The company currently charges 10 cents per square foot for its services, with a minimum of $199 per listing.

“It’s really a disruptive price for the market. It costs two or three times more from others,” Yakubenko said about other companies offering 3-D services.

His company uses "new generation" smartphones with 3-D cameras, he said, and is moving toward using a regular smartphone with a special attachment. Other companies tend to use pricey special cameras rather than smartphones.

His company is also developing an application to create virtual-reality tours of real estate listings, which new developments are increasingly using to give potential tenants a better feel for how the spaces will look when finished.

The demand for VR, Yakubenko noted, is less than the 3-D model right now, since few people have VR headsets at home to view listings. But he envisions a future where brokers have headsets in their office or can bring them to clients’ homes.

“It’s time-saving for agents and clients,” he said of the tools that can cut down on unnecessary trips to open houses.

The 3-D tours even help apartments that may need work and don’t show well in photos, he said.

“An agent was selling a townhouse needing significant renovation. He wanted buyers to understand the work involved,” Yakubenko said.

While some homes in similar condition often languish on the market, this particular townhouse, in Crown Heights, sold in a couple of weeks, he added.

D'Alessio agreed that more transparency can help apartments with potential pitfalls.

“It’s better to know what you’re walking into than be surprised,” she said.

Originally written by Amy Zimmer dnainfo.com

Selling the World, Virtually

Spatial computing is beginning the slow crawl to maturity. As the technology develops into something simultaneously more complex and also more stable, new areas of possibility open and grow. Since the beginning, avid enthusiasts have seen hope of a reformation of the real estate industry with the help of spatial computing, but it’s only now that real solutions are starting to be feasible.

Augmented reality projection rooms. Virtual reality walkthroughs. Mixed reality remodelling. These are just some of the potential ways that the act of buying and selling property will begin a seismic shift. We’ve collected five different projects that are using spatial computing to revamp real estate — plus, our breakdown of how successful we think they will be.

#1. 360 Walkthrough

The idea of a 360 walkthrough isn’t new, but until recently the technology has limited these “previews” to a flat experience. You could view a home on your computer, running around a space using the same drag and drop technology that Google Maps used to let us explore the world. Thanks to head mounted displays, those 360 walkthroughs are now even more immersive, and because 360 cameras have gotten so cheap and easy to use, every realtor can and should be adding a 360 walkthrough to their listings.

Because the cost of entry is so low, 360 walkthroughs are still a smart place to start, but this technology is quickly being overshadowed. There’s no real sense of immersion, since your point of view is limited to wherever the camera was initially placed; viewers don’t have the freedom to walk around, putting themselves in corners or experiencing the room from any angles the camera didn’t capture. We doubt this technology will survive more than five years, though for now the cost of hardware for alternative options will keep it afloat.

#2. Lightfield Volume Capture

Speaking of alternative options — we’re a little obsessed with light field volume capture at Hammer & Tusk, but it’s hard not to be. These cameras capture 360 video with 6 degrees of freedom, which means they can reproduce a location in photorealistic detail, and then let a person wander through that space. While creating video with this technology is still in the “so many hurdles to overcome” camp, the great news is that still pictures are ready for their mainstream debut.

There are a ton of companies working on this hardware, but none that we know of specializing specifically in adapting it for real estate. It’s a wide open playing field.

#3. Building in a Virtual World

Getting to consumers is a huge part of real estate, but what about creating buildings in the first place? If you’ve ever seen someone painstakingly hand-paint 400 tiny fake trees to put on the outside of an architectural model, you know the discipline is rife for disruption. Enter software like Vividly, which lets you create life-sized 3D models of real estate.

0-2Sw2hvB4CHBXhCvr.png

Walk through your creations, share them with colleagues or clients, and even convert existing 3D models from traditional architectural software. The world is your oyster!

#4. Remodelling the Future

Okay, so you’ve bought a house, but now you want to see what it would look like with granite countertops instead of marble; or maybe you want to knock down that wall into the kitchen and create a pass-through. If that’s the future you’re imagining, you’re not alone! So many people are entering this space that it’s hard to call out just one or two.

IKEA will be taking on remodelling thanks to Apple’s ARKit, which will improve the quality and ease-of-use of previous offerings that IKEA has tested over the years.

Cadsoft is a less proprietary company; no matter which construction company you’re using, or where you’re getting your fixtures, Cadsoft will create 3D renderings and provide them for viewing in a headset or on your computer. VR viewings avoids the mobile-first issue of realism, but adds on the headache of needing the right hardware, which is solved by the backup plan of computer mockups.

The upside of this technology is that you don’t have to try to picture how a remodel will look; the downside being that you still need some imagination to turn these digital creations into their life-life alternatives.

#5. The CAVE

This technology is not technically being used for real estate today, but it has huge potential for future use-cases. CAVE is an open-source software system paired with projector hardware that primarily exists in university research settings.

Think of it has a modern Holodeck — a large room whose walls are actually rear-projection screens or flat panel displays. The images on the walls are controlled by the motion of the person inside the CAVE, allowing a sense of real immersion as the room moves realistically along with the user.

The applications for real estate are incredible. Imagine going to your realtor’s office, and instead of driving around the city to thirty showings, you could walk into the CAVE and see every home from there. You would walk around a pre-filmed environment, check out the layout, even peer into cupboards! As long as a camera captured it, you could view it.

The strength of this technology is the ‘teleportation’ factor, and the ability to have more than one person experiencing the virtual environment at the same time. Downsides are that you’re still restricting to four walls and a small space, so things like moving up and down stairs will never feel entirely real. Plus, these setups require motion-capture technology and head-mounted displays, so comfort and setup would be a concern in a commercial environment.

Academic institutions aren’t the only ones working on tech like this. We’re seeing commercial applications, too.

Originally written by Wren Handman for www.hammerandtusk.com.