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VIRTUAL HOME TOURS

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A Step-by-Step Guide to Creating a Virtual Home Tour

© PEOPLEIMAGES - E+ / GETTY IMAGES

The COVID-19 economy has pumped up consumer demand for virtual home tours. These presentations, created using 360-degree and 3D tour technology, provide an immersive experience for viewing homes while limiting in-person contact.

Virtual tours give buyers a perspective on the home’s layout and flow that can’t be achieved with still photos, says consultant Jeff Turner of Santa Clarita, Calif. The tours help buyers weed out houses that are in their price range but that don’t fit their style, says Turner, a consultant to virtual-tour provider Immoviewer and entrepreneur in residence at Second Century Ventures and Reach , the National Association of REALTORS®’ strategic investment arm and award-winning technology accelerator. “Consumers are hungry for the opportunity to have a better online shopping experience, and to me, that’s the promise of 3D, 360-degree virtual tours.”

Data shows that virtual tours drive sales, says Amir Frank, a content manager at Matterport in Sunnyvale, Calif. Matterport studied MLS transaction data from the South, Southwest, Northwest, and Midwest from November 2016 to November 2019. The results showed listings with a 3D tour sold for up to 9% more and closed up to 31% faster than listings without them.

The cost and complexity of virtual tour technology have come down in recent years, making these tours more accessible for real estate professionals. To help you create exceptional virtual home tours, here’s a step-by-step guide to gathering equipment; preparing to shoot and edit the photos; uploading and editing the images; creating the tour from walkthrough to exit on an online platform; and publishing and marketing the tours.

Step 1: Choose Your Equipment and Platform

“We’re in the golden age of 360-degree cameras,” says Turner. “I’ve got within my grasp, right now, six different 360 cameras. All cost between $250 and $500. The cost shouldn’t be a barrier for anyone who’s doing any volume of home sales. I have a 3,400-square-foot house here in Southern California, and I can capture and turn this into a usable tour in less than 20 minutes.

“These are one-click tools,” he adds. “You don’t have to focus them. And the quality of these low-cost cameras has been improving over time dramatically.”

“To shoot a 2,000-square-foot home, it takes this [Ricoh Theta V] between five and 10 minutes,” agrees Peter Schravemade of Maroochydore, Queensland, in Australia, relationship manager for Box Brownie, a company that offers turnkey photo editing, virtual tours, and other services for real estate pros.

Besides its affordability and speed, says Schravemade, the Ricoh camera allows you to “bracket” to create the best possible images. Bracketing means taking the same photo multiple times, each with a different exposure, which helps ensure your tour includes exceptional interior and exterior views. He recommends shooting from three to five different exposures, then editing them together to create a bracketed image.

Matterport’s higher price results from its function as both a camera and a scanner, taking 360-degree tour photos, then creating a dollhouse-like floor plan. The floor plan is the major advantage, says Bill Lublin, CEO of Century 21 Advantage Gold in Philadelphia. Using the “dollhouse” format, viewers can go from room to room easily. However, it takes one to two hours to upload the Matterport tour, so it’s a slower process than what the Ricoh products offer.

Whatever 360-degree camera you use, you’ll also have to download a smartphone app or invest in a hosting platform for your tours. You’ll upload your photos to that platform for storing, editing, and sharing.

Step 2: Organize Photography, Lighting, and Camera Placement

Before you start shooting, open your photography app or hosting platform, and then place your 360-degree camera on your tripod. “I like to take photos exactly how I would move through a house,” says Turner, “starting with the exterior.” Take one photo from across the street and another in the front yard. Photograph both sides of the house if there’s room for your gear; then move around the house, and capture the backyard. When you’ve finished shooting the exterior, open the front door and photograph the entryway. Before taking interior shots, open doors and turn on all the lights. Open blinds and curtains, unless the view detracts from the image. “Then navigate through the house and take photos, as many as is necessary to allow people to flow through it.”

Inside, place the tripod in the center of each room with the camera set at eye height, above furniture and countertops. Then leave the room to take the photo using the smartphone app. You can take one photo per room, unless you’re bracketing your exposures or the size of the room requires more. Large rooms may need two or three images from different positions.

A Matterport camera requires a different workflow. The camera scans every corner of the room, creating a 3D dollhouse-like floor plan. Frank suggests starting at the lowest level and working your way up. Position the camera to take shots from the center of hallways and at each room’s entryway. Then put your Matterport camera in each corner of the room to create a feel for room size; the number of photos will assist the software as it forms the 3D dollhouse model.

Step 3: Upload the Tour

There are hundreds of 360-degree tour providers and hosting platforms, including Matterport, Ricoh360 Tours, Ogulo, Immoviewer, Box Brownie, Giraffe360, and EyeSpy360, says Schravemade. Many have apps that upload your photos as you take them. Editing tools on many of the platforms will stitch your images together for a seamless tour experience.

Costs vary by platform and complexity. Immoviewer has a subscription model that runs from $69 per month for five active tours to $159 per month for 20. Box Brownie uses a pay-as-you-go model in which a tour with up to 15 photos costs $16, one with 16 to 25 photos costs $24; options for image enhancement start at $1.60, and 360-degree virtual staging is priced at $64. The more complex Matterport tours fall in the $250 to $400 range.

Step 4: Create the Tour, From Walkthrough to Exit

Many editing programs, including Box Brownie and Immoviewer, will put your photos in the right sequence as they upload; as long as you take your photos in the order of the flow of the home’s floor plan, they’ll be properly arranged for the virtual tour.

If you’re using Matterport’s software, after you upload your photos, they’re processed into the 3D model in the correct order. You can then start adding “Matter Tags” and highlight reels, embedding videos and brochures, and labeling rooms and dimensions, says Frank.

If you have the editing skills to stitch the images together yourself, Schravemade recommends programs such as Adobe Lightroom and Photoshop, available as an online subscription for $9.99 per month as part of the Adobe Creative Cloud package. (A subscription to the full Adobe Creative Cloud costs $52 per month, but most users need only those two apps.)

With Immoviewer, “those tours are live the moment they’re uploaded. So if you’ve got a good [wireless] connection from the house and you use the app, the moment those images are uploaded, that virtual tour is live and ready to go,” Turner says.

Matterport’s detailed scanning and photography process can take a couple of hours to finish uploading. Once that upload completes, it then takes 24 to 48 hours to process. That’s when you’re able to start tagging and adding specs and points of interest. Box Brownie uses manual stitching for its photo editing process and has a 24-hour turnaround, says Schravemade.

Step 5: Publish and Market the Tour on Multiple Channels

Platforms such as realtor.com®, many MLSs, and social media are ideal places for publishing your virtual home tour. You can embed the tour link in email campaigns and text messages or drop it straight into Facebook, says Schravemade.

Once the images and 3D model have been created, Frank says, the Matterport system “automatically generates photos it thinks are usable in your marketing campaigns, as well as a few short teasers, which are great; you can easily download a GIF or MP4 [video] file and use it in your marketing campaigns.”

Make virtual home tours part of everything you can, whether it’s inexpensively with Immoviewer or Box Brownie or more fully immersive with detailed Matterport tours, Lublin advises. “People are more hesitant to enter properties now, but there’s a tremendous demand, and providing them the ability to see and choose to eliminate properties online is a powerful tool,” he says. “You always want to be seen as tech-forward. Now it’s easy to be tech-forward.”

Turner estimates 95% of listings still don’t have a true virtual tour, even amid the pandemic. “I wish [agents] wouldn’t be so hung up on perfect image quality, especially with a virtual tour,” he says. “Do one, get it up there, and give consumers this experience they’re looking for. A 360-degree camera is going to do a really good job of capturing an above-average image of the room.”

What You Need to Create 3D Home Tours

• Camera: $250–$3,500. Experts interviewed for this article recommended a range of options, including the Ricoh Theta V ($380); Insta360 One X ($456); Ricoh Theta Z1 ($1,000); and Matterport Pro2 ($3,400).
• Tripod or monopod: $25 to $50
• Extra battery: $30 to $40
• Battery charging station: $20 to $40
• App: Virtual-tour providers have apps that enable you to upload 3D photos to create tours.

On a Budget

For about $15, you can get a selfie stick, attach your smartphone to it, and walk through a listing, narrating as you go and pointing out features people might otherwise see more readily in an in-person tour. It’s not a true virtual tour, but it’s an economical way to create a tour to post to social media and aggregator sites.

Hear From the Experts

The National Association of REALTORS®’ recent three-part TechEdge series took a deep dive into virtual tours. The June 30 session, “The Virtual Agent,” was hosted by broker-owner Bill Lublin and featured Jeff Turner and Peter Schravemade. REALTORS® can purchase a recording of the session for $14.95 at nartechedge.com .

Mandy Ellis

Related content, 10 tips for looking your best on video, 6 steps to running a virtual open house.

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How To Show Your Home During the Pandemic: The Definitive Seller’s Guide to Virtual Tours and More

For home sellers in the era of the novel coronavirus , showing off your home to potential buyers may seem like an impossible task. As people practice social distancing to help stop the spread of COVID-19, most open houses are on hold, and in-person home showings are limited across the country.

But there are still ways to  reach potential buyers and show your home in the best light—through virtual tours.

In the third part of our series, “ Home Selling in the Age of the Coronavirus ,” we highlight all the ways home sellers can give buyers an in-depth look at their property without actually opening their doors and risking the buyers’ health (or their own).

How virtual tours work

Virtual tours offer home buyers a remote, video-enabled walk-through of a property that will give them the sensation that they’re actually there—or at least darn close.

Real estate agents used virtual tours before COVID-19 as a unique marketing tool. Now, online tours are more important than ever, since they’re often the only easy way for buyers to check out a home without physically entering the property.

Virtual tours are recommended by the National Association of Realtors® as a way to avoid face-to-face contact while marketing homes during the coronavirus crisis.

“With the current shutdown, more and more home sellers are requesting that we offer buyers a virtual tour to help expedite the sale,” says Peggy Zabakolas , a real estate broker at Nest Seekers International in Bridgehampton, NY.

Real estate listing sites like realtor.com are featuring virtual tours on more and more listings. (Look for the virtual tour icon  on the bottom of the listing page.)

Types of virtual tours

Virtual tours can be conducted in a variety of different ways, depending on time, technology, and budget.

Probably the least complicated is where sellers or real estate agents use their smartphone camera to record a video as they walk through the home, showing off each room.

A more interactive option is to livestream a one-on-one showing with the buyers. This will give them more control over where you are pointing the camera, via FaceTime or another video streaming app (“Could you take a peek inside that closet/outside that window?”).

Yet another option home sellers might consider is a virtual open house.

With gatherings of more than 10 people prohibited across most of the United States, real estate agents have been forced to cancel open houses. But many are using tools like FaceTime or Zoom to host live virtual open houses so they can show potential buyers around a home.

Buyers often enjoy seeing the “raw footage” that a virtual open house or showing can offer, as opposed to a professionally produced video, says Angela Hornburg , team leader at the Hornburg Real Estate Group in Dallas.

Buyers can also ask questions, which may help them to feel more secure that they can be fully informed about the property—or perhaps even allow them to make an offer on the spot.

A more high-tech option for showing a home is setting up a fully fledged 3D tour. This is where a home seller, real estate agent, or a professional photographer uses a special 3D camera to capture images of the home.

These photos are uploaded into a proprietary software program that renders the visuals in three dimensions, creating a tour that can be uploaded onto a real estate listing.

Adding a 3D tour is a little more involved than taking a video on your phone, however—and it can also be pricey.

For example, the 3D visual platform Matterport offers packages ranging from $9.99 to $309 per month. Immoviewer’s prices range from $69 per month to $799 per year. Typically, a listing agent will pay for this as part of the marketing material.

While 3D tours are still rare, some people insist that they’re worth the cost, especially for higher-end properties. Homes can be viewed in several different ways, such as in dollhouse view, which shows how rooms are laid out in the house (see images below).

(Matterport/Realtor.com)

Virtual staging

Traditional staging—where furniture and artwork are arranged in a house to present the space in the best light—is a great selling tool, but it may be difficult to pull off at a time when sellers are reluctant to let outsiders into their house.

There’s a workaround here, too: virtual staging, which provides simulated images of a property laid out with alternative furnishings.

“Virtual staging, like physical home staging, is aimed at enticing home buyers and helping them connect emotionally with a property,” says Ilaria Barion , a luxury home stager , who offers both in-person and virtual staging.

Virtual home staging uses software to reimagine new decor in a property, in order to enhance the appearance of the space.

Unlike on-site staging, virtual staging comes with unlimited options, for example, paring down homes that are filled with furniture and ornament and displaying them with a simplified, cleaner design.

(Ilaria Barion Design)

(Ilaria Barion Design )

(Ilaria Barion Flow)

Just as with virtual tours, virtual staging was available before the coronavirus outbreak, but is especially important now. Even small, simple changes can make a big difference.

For instance: Does your property have an accent wall painted in a bright color that might turn off buyers? Virtual staging can wipe that away. Sellers should aim for “a neutral palette, so the new buyer can envision themselves living in it,” Zabakolas says.

Also, adding a few trendy accents can make a lasting impression on buyers.

“Small accents to dress up the home, such as flowers or centerpieces, help in any virtual or in-person tour,” says Tomer Fridman , a luxury and celebrity real estate expert at Compass in Los Angeles.

Staging a home virtually is cheaper than on-site staging, Barion says. Virtual staging costs a few hundred dollars and is usually paid for by agents, unlike traditional staging, which costs thousands. Virtual staging can also be completed in a matter of days.

“Virtual staging allows for many more options that would be cost-prohibitive in real life, like stripping down wallpaper, changing window treatment, adding a pool table, or replacing old furniture and fixtures,” Barion says.

How home sellers can use virtual tours to find the right buyer

Virtual tours and open houses can help buyers get to know a home, but the fact is that some may insist that they see a place in person before they feel confident about making an offer.

Although some areas, like the state of New York , are prohibiting in-person home showings at present, they are still happening in other places.

While it may be off-putting for sellers to allow buyers to enter their home, that may be necessary if they want to get an offer.

Virtual tours and showings nevertheless serve an important purpose: They help buyers get to know a property well enough to become serious contenders for a purchase.

In turn, virtual tours help sellers lower their risk of exposure to the coronavirus, by helping them whittle down the number of buyers who enter their house.

So how else can home sellers know a buyer is serious?  Maggie Wells ,  real estate agent  at Keller Williams Realty Greater Lexington in Kentucky, requires that buyers have a mortgage pre-approval and have taken a look at the virtual tour beforehand.

Agents also make sure to keep hand sanitizer, disinfectant wipes, and shoe coverings available for buyers to use during their in-person tour.

Selling a home during the coronavirus crisis presents many unique challenges. Being adaptable will help sellers to reach buyers and to make sure that the home is sold.

Erica Sweeney is a writer whose work has appeared in the New York Times, Parade, HuffPost, Business Insider, Money, and other publications.

Twitter Follow @ericapsweeney

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Virtual Home Tours

Check out our home designs from anywhere! Take a virtual tour by clicking the photo of the home you'd like to view.

Anderson Farms 222

2000 Colonial II

Apple Blossom 2

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Hanover Traditional

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Broadview Shores 309

Whitman Traditional

Cove at Herriman 1010

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Evergreen Farms 352

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Best virtual tours that you can take without leaving home

Need to get out of the house and go on vacation, but finances, health, or other circumstances have you staying at home? Virtual tours are the next best thing. They allow you to travel to exotic locations, including space, without ever leaving home. Here are some of the best ways to take a staycation getaway using virtual tours.

Best virtual tour app for Android

Best virtual tour app for iphone, best virtual tours online, best virtual space tours, best virtual tours of us national parks, best way to take a random tour, best global virtual tour, best zoo virtual tours, best aquarium virtual tours, best fine art virtual tours, best history museum virtual tours, best virtual nature walks.

The Seven Wonders app allows you to travel to the seven wonders of the world from your phone. The app supports the use of Google Cardboard but you don’t have to use it. You can just hold your phone up to your face — as you move the phone, you’ll see a 360-degree view of whatever location you’re visiting.

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With the Sites in VR app, you can take tours around the world using a virtual reality headset or just your phone or iPad. You can choose from cities or countries to visit, or you can go inside famous landmarks, like the pyramids. There are even space panoramas for a little out-of-this-world entertainment.

AirPano is a free site that allows you to wander beautiful locations all over the world. The best features of these virtual tours are choosing to take a helicopter view over the landscape or a walking trail through the area. The site also has articles about the location you are visiting and allows visitors to leave comments. If you really like a tour, you can choose to buy it as a download.

Sometimes you just want to leave this planet behind. That’s where virtual space tours come in handy. The Exoplanet Travel Bureau , powered by NASA, is here for you. You can choose an exoplanet and travel around its alien surface. Of course, the planets are artist renderings, since we haven’t actually traveled there yet, but they’re fascinating just the same. NASA at Home has many more space-themed virtual and augmented reality tours, too.

The Hidden Worlds of the National Parks is a Google project that lets you explore five different U.S. parks, including Florida’s Dry Tortugas, Hawaiian volcanoes, the Kenai Fjords in Alaska, New Mexico’s Carlsbad Caverns, and Utah’s Bryce Canyon. Each tour starts with a little history lesson about the area, and then you can dive into the 360-degree landscape. There are also audio tour guides that help you along your journey, explaining what you’re looking at and a little of its history.

Sometimes you don’t know where you want to go, and that’s OK. The Random Street View generator (powered by Google Maps ) is the answer. It will take you on a virtual stroll down a random street somewhere in the world. Be careful, though. Exploring random locations is a bit addicting. One minute you may be virtually walking down a highway in Michigan, and then with a click, you could be in an alleyway in Romania. The best part is that you get to see places that other virtual tour sites and apps don’t offer.

With Google Earth , you can go anywhere on our planet, from your hometown to the other side of the earth. You can use the website to take your journey, or use the app together with VR equipment to enhance your experience. Other than the awesome street views and ability to travel just about anywhere, you can also enhance Google Earth with your own videos and photos of places you have been in person.

If you’re an animal lover, there are many great virtual zoo exhibits that you can visit from your home. The San Diego Live Cams , for example, let you watch live footage of a wide range of animals, from baboons to penguins. Some other great animal cams can be found at the Smithsonian’s National Zoo & Conservation Biology Institute , The Houston Zoo , and EarthCam .

There are plenty of ways to visit our fishy friends, too. The Monterey Bay Aquarium, The Georgia Aquarium, and The National Aquarium all have fantastic live webcams that allow you to watch sharks, jellyfish, stingrays, and much more.

When it comes to fine art, it’s hard to do better than a virtual tour of the Louvre . The website has a variety of tours you can take throughout the gallery, including The Galerie d’Apollon, Louvre’s Petite Galerie, and the east side of the Sully wing. When you’re finished at the Louvre, check out the virtual tours of the National Museum of Modern and Contemporary Art in South Korea , the Musée d’Orsay in Paris , and the Museu de Arte de São Paulo in Brazil .

There are also virtual tours that can take you back in time, sort of. You can see amazing exhibits of curiosities from the past, like dinosaurs, Egyptian relics, Stone Age tools, and more at The Natural History Museum in London ,  The Smithsonian National Museum of Natural History , and The British Museum .

Longing for a walk in the woods or a tour through habitats that rarely see a human? No problem. There are plenty of virtual tours to satisfy you. Conservation International, for example, has a 360-degree tour through the Amazon that is narrated by an indigenous guide. Other virtual hikes you might enjoy include a trip through the redwoods at Muir Woods National Park , a stroll through the Upper Newport Bay Nature Preserve, and a tour of New Zealand’s Great Walks .

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As rival Apple is rumored to be eyeing an entrance into the metaverse, Microsoft, an early proponent of mixed and augmented reality applications, is criticized for its blurry vision behind the company's own HoloLens strategy. While HoloLens notched big early wins, including scoring a U.S. Department of Defense contract, subsequent delays, project cancellations, and high-profile executive departures may have resulted in the death of the HoloLens 3. Still, despite a scathing profile by Business Insider, it appears that Microsoft remains, at least publicly, committed to its HoloLens endeavors for now. The company has gone on record to refute the publication's reporting that HoloLens 3 has been killed.

There are a number of factors that may be causing Microsoft to pivot from its early bet on HoloLens, but the Microsoft profile cited internal divisions and the lack of a unified strategy among the top reasons for concern. As a result of the chaos, it appears that the largest collateral damage to Microsoft's infighting is the cancellation of its next-generation HoloLens 3 hardware.

Actronika, a startup company known for its HD haptics technology has a futuristic new product. Expected to be on display at the Consumer Electronics Show (CES) in January 2022 is Skinetic, a haptic vest that should make virtual reality experiences feel a lot more realistic.

Skinetic works much as you'd expect. The wearable vest makes VR feel more immersive by bringing life-like sensations and touch-like experiences to areas of the body like the chest when paired with a compatible headset. As reported by Business Wire, the technology "works with 20 patented vibrotactile voice-coil motors, capable of generating a wide range of vibrations that cover 100% of human vibrotactile perception."

It seems that virtual reality may be about to become even more real than ever before -- all thanks to a new VR headset. Pimax, a company that manufactures VR equipment, announced the upcoming release of a new 12K QLED VR headset that will feature technologies such as eye tracking, full-body tracking, and refresh rates of up to 200Hz. The headset, dubbed Pimax Reality 12K QLED, is part of the company's venture into the metaverse and a step toward bringing true realism to using VR.

During today's Pimax Frontier event, the company's representatives talked at length about the goals behind the product -- naturalness, self-awareness, and freedom. Pimax wants to bring these qualities into virtual reality and the metaverse, allowing people from all over the world to interact and explore virtual worlds together. While VR technology already allows for some of that to happen, Pimax wants to take it to the next level with its new invention -- the Reality 12K QLED VR headset.

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3D Virtual Display Home Tours

From single storey and two storey display homes, to the more complex split level displays — our collection of 3D virtual tours affords users the flexibility to journey from room to room and experience the layout and floorplan of our entire display home suite, at the click of a button from the comfort of your chair. Providing ultimate flexibility and convenience, our 3D virtual tours include display homes across Sydney, the Central Coast, Newcastle and the Hunter Valley.

Browse through over 36 virtual tours below!

Avalon 2 249

Bellevue 288

Bellevue 321

Bondi 261 For Sale

Brighton 229

Byron 2 323

Carolina 1 302

Carolina 1 311

Carolina 1 336

Carolina 2 281

Coolum 266 For Sale

Monaco 1 211

Newport 270

Ridgeview 321

Riviera 1 262

Riviera 1 267

Riviera 1 289

Riviera 2 264

San Remo 273

San Tropez 273

Shorehaven 263

Southport 217

Trinity 286

Whitehaven 238

Whitehaven 264

Now you can experience over 11 designs in virtual reality.

Montgomery Homes are thrilled to be the first project home builder to launch virtual reality technology encompassing a range of our stunning and practical floorplans. Partnering with EnvisionVR to implement their world-first wireless VR experience —these effortless VR tours are enriching and realistic, truly emulating the ‘display home experience’.

The Montgomery Homes suite of virtual reality home design tours equip viewers with the ability to explore a range of level, acreage and sloping home designs that are currently not on display. From the spacious Ridgeview 321, to the ever-popular Bondi 285 —Montgomery Homes virtual reality tours exude floorplans which are both practical and beautiful.

Explore the features, floorplans and furniture of 11 Montgomery Home designs by booking your 1:1 virtual reality appointment at one of five locations.

Carolina 2 310

Carolina 1 268

Miami 1 318

Oakview 206

Ridgeview 263

Riviera 2 293

Whitehaven 306

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"Happy from the very first stage to the very end, it has been a breeze... The quality of the build is perfect and a big thank to my Site Supervisor who always kept me up-to-date with the progress. Overall, I'm extremely happy I chose Montgomery. Thank you for everything, it is truly beautiful and we love it!"

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"Montgomery Homes were very professional and helpful throughout the whole sales and then build process. The digital client portal was a great way to have us see updates as the building was underway. They kept us informed throughout and had our house completed earlier than expected. The end result is an amazing looking house that is super comfortable to live in."

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All homes were sold off plan in 33 weeks from Smart Show Homes™ tour launch without the need of a show home.

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Champion Homes Blog

How to Tour a Home from the Comfort of your Couch 

When you’re ready to see the home’s floor plan but not ready to make the trek to a retailer, we’ve got your solution!

Did you know that with Champion® Homes, you’ve got the option to see the interior (and exterior) of a home you’ve digitally fallen in love with without having to go outside? It’s true! Here at Champion®, we are always trying to enhance your home shopping experience, and that includes giving you a comprehensive way to tour a manufactured or modular home.  

The Ironclad 3276 (virtual tour above)

First, let’s find models near you that you love! You can complete a home search using the location details of where you’d like to build and place the home. Once you have a list of models that are available to you, you’ll be able to view home landing pages on our website!   

NOTE: Need more information on how to find a great home with everything you need near you? Click HERE to read the blog!  

Once you’ve found your way to the web landing page for the model(s) you’re interested in, all that’s left to do is…scroll! You’ll soon find our high-quality virtual tours where you can tap your way throughout the home as if you were physically there!  

The living room in the Aspire is just SO good. View the virtual tour of this home above! 

In our virtual tours, you can see the home as a whole with the floor plan, click to be taken to specific rooms/areas of the home, or just flow from room to room as you would normally. It’s just like you’re touring the home in person! You can even zoom into features you’re curious about and get a real feel of the space from the comfort of your living room! Our Matterport tours also allow for certain measurement capabilities so you can compare sizes of features you see.  

There you have it! Now, here’s the thing…these virtual tours are SO FUN! So don’t be surprised if you find yourself touring another home and another home and another home, because we’ve got that many! Ready to get touring? Click here to find a home near you and check out the landing page!  

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Real Estate

The rise of virtual home tours.

Adapting to changing consumer preferences in spring real estate

In today’s dynamic real estate market, the spring season brings not only blooming flowers but also a surge of activity as buyers and sellers alike prepare to make their moves. However, in recent years, there’s been a notable shift in how consumers prefer to explore potential homes: the rise of virtual tours. 

For the LGBTQ community, these virtual experiences offer more than just convenience; they provide accessibility, safety, and inclusivity in the home buying process. 

Gone are the days of spending weekends driving from one open house to another – unless that’s your thing of course, only to find that the property doesn’t quite match expectations. With virtual tours, you can explore every corner of a home from the comfort of your own space – find something interesting? Schedule a showing with any LGBTQ Realtor at GayRealEstate.com.

This is particularly significant for LGBTQ individuals, who may face unique challenges or concerns when attending in-person showings. Whether it’s the ability to discreetly view properties without fear of discrimination or the convenience of touring homes located in LGBTQ-friendly neighborhoods across the country, virtual tours offer a sense of empowerment and control in the home buying process.

Moreover, virtual tours cater to the diverse needs of the LGBTQ community. For couples or families with busy schedules or those living in different cities or states, these digital walkthroughs provide a convenient way to view properties together without the need for extensive travel. Additionally, for individuals who may be exploring their gender identity or transitioning, virtual tours offer a low-pressure environment to explore potential living spaces without the added stress of in-person interactions.

At GayRealEstate.com , we understand the importance of adapting to changing consumer preferences and leveraging technology to better serve our community. That’s why our agents offer an extensive selection of virtual tours for LGBTQ individuals and allies alike – visit our website, choose an agent and within minutes you’ll have access to the Multiple Listing Service (MLS) via their website.

From cozy condominiums in bustling urban centers to sprawling estates in picturesque suburbs, virtual tours showcase a wide range of properties tailored to diverse tastes and lifestyles.

In addition to virtual tours, GayRealEstate.com provides comprehensive resources and support to guide LGBTQ buyers and sellers through every step of the real estate journey. Our network of LGBTQ-friendly agents is committed to providing personalized service, advocacy, and representation to ensure that all individuals feel respected, valued, and empowered throughout the process. Plus, we are happy to provide a free relocation kit to any city in the USA or Canada if you are a home buyer.

As we embrace the spring season and all the opportunities it brings in the real estate market, let’s also celebrate the power of virtual tours to revolutionize the way we find and experience our future homes. Whether you’re searching for your first apartment, forever home, or investment property, GayRealEstate.com is here to help you navigate the exciting world of real estate with confidence, pride, and inclusivity.

Jeff Hammerberg is founding CEO of Hammerberg & Associates, Inc. Reach him at [email protected] .

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Row homes, English basements and more options abound

Great question! If you are looking at real estate as an investment – two great property types to look at would be a smaller row home and also a row home that has an English basement. Some property types that you might want to stay away from would be a condo or a co-op unit. Let’s take a look at why these properties would be good and bad:

Smaller Row Home

Row homes are a great investment for many reasons. You can often find smaller two-bedroom row homes in the same price point as those of a two-bedroom condo, which might be seen as a “condo alternative” and afford you much more freedom. There are no condo associations or home owner associations that you must belong to so this keeps your monthly carrying costs on the lower end and you are allowed to make more independent decisions. For example, if you wanted to paint the house purple – in most cases you would be allowed to. If you wanted to change the color of the front door or put shutters on the windows – you would be allowed to. This is usually not the case with condo or co-ops. 

When it comes to the rental market – similarly renters like the independence of privacy in a home and not being among many other people. The luxury of perhaps direct off-street parking, outdoor space or even just more space at the same rental amount that a two bedroom condo rent would be – this is more appealing for a renter and would likely rent faster than that of a condo or co-op. For this model – you would obviously need to move out before you could take advantage of the investment of this type of real estate.

A row home with an English basement 

With this type of real estate you can immediately begin receiving income after your purchase. You can occupy the upstairs of the row home, which is usually the larger portion of the home, or you could even occupy the basement, which is usually the 1-2 bedroom smaller portion of the home and receive rental income for the other half of the home. This can be in the way of a yearly traditional tenant or in the manner of short-term rentals (check with the most recent STR policies within the District). With this model, you stand to make even more of a return on your investment upon your move out of the home as you can rent the entire home or you can rent the top unit and basement unit independently to gross a larger amount of income. It is important to note that it is never advised to purchase a row home unless you can fully afford it WITHOUT the idea of accepting additional rental income to offset the mortgage cost.

These two options listed above are the most typical found within the District because they are fee simple, standalone pieces of real estate and are not within a condo association, HOA, or a co-op with governing documents that tell you what you can and cannot do which makes row homes an attractive type of real estate for a long-term hold.

When looking at types of properties that you might want to stay away from – condos and co-ops come to mind and I say this with a caveat. You can surely purchase these types of real estate but must first understand the in’s and out’s of their governing documents. Condos are bound by the governing condominium documents which will tell you for how long your lease must be, a minimum of lease days, you can only rent after you have lived in the residence for a number of years, likely will stipulate no transient housing – which means no short term rentals. It could also quite possibly say that you can only rent for a specific amount of time and lastly it will also stipulate that only a specific amount of people can rent at one time in order to stay below the regulated lending requirements set forth by Fannie and Freddie Mac. Similarly, Co-ops are even more strict – they can tell you that you are just not able to rent at all or if you can you can only do so for a specific number of years and then you are required to sell or return back to the unit as your primary residence. 

As you can see, when it comes to condos and co-ops there are more specific and stringent bylaws that owners must agree to and follow that limit or even outlaw your ability to rent your piece of real estate. When you purchase a row home – there are no regulations on what you can and cannot do regarding rentals (outside of the short-term regulations within the District).

When looking for a piece of real estate in the District it is important to think through how long you could possibly wish to hold onto this property and what the future holds. If you think this is a long-term hold then you might consider a row home option – again, you can find a smaller two-bedroom row home that amounts to that price similar to a two-bedroom condo and would afford you a more flexible lifestyle. It’s important to work with a real estate agent to ensure that they guide you in this process and help answer any questions you might have. It’s also always advised to speak directly to a short-term rental specialist should you wish to go down that route as they will truly understand the in’s and out’s of that marketplace.

All in all, there are specific property types that work for everyone and within the District we have a plethora of options for everyone.

Justin Noble is a Realtor with Sotheby’s International Realty licensed in D.C., Maryland, and Delaware for your DMV and Delaware beach needs. Specializing in first-time homebuyers, development and new construction as well as estate sales, Justin provides white glove service at every price point. Reach him at 202-503-4243,  [email protected] or BurnsandNoble.com.

Affordable upgrades to attract and keep tenants happy

In the District of Columbia, the rental market tends to open up significantly during the springtime for several reasons. First, spring brings about a sense of renewal and change, prompting many individuals and families to seek new living arrangements or embark on relocations. Additionally, the warmer weather and longer daylight hours make it more conducive for people to explore housing options, attend viewings, and make decisions about moving. Furthermore, spring often coincides with the end of academic terms, leading to an influx of students and young professionals entering the rental market. 

Landlords and property managers also tend to schedule lease renewals or list new vacancies during this time, capitalizing on the increased demand and ensuring a steady turnover of tenants. In the competitive world of rental properties, attracting and retaining quality tenants can be challenging. However, with some strategic upgrades, property owners can significantly enhance their units’ appeal without breaking the bank. From enhancing curb appeal to interior upgrades, here are some practical and cost-effective ideas to make your rental property stand out in the market.

Curb appeal

First impressions matter, and curb appeal plays a crucial role in attracting potential tenants. Simple enhancements like freshening up the exterior paint, adding potted plants or flowers, and ensuring a well-maintained lawn can instantly elevate the property’s appearance. Installing outdoor lighting not only adds charm but also enhances safety and security.

Interior upgrades

Upgrade the kitchen and bathroom fixtures to modern, energy-efficient options. Consider replacing outdated appliances with newer models, which not only appeal to tenants but also contribute to energy savings. Fresh paint and updated flooring can transform the look of a space without a hefty investment. Additionally, replacing worn-out carpets with hardwood or laminate flooring can make the unit more attractive and easier to maintain.

Enhance storage

Maximize storage options by installing built-in shelves, cabinets, or closet organizers. Tenants appreciate ample storage space to keep their belongings organized, contributing to a clutter-free living environment.

Improve lighting

Brighten up the interiors by adding more lighting fixtures or replacing old bulbs with energy-efficient LED lights. Well-lit spaces appear more inviting and spacious, enhancing the overall ambiance of the rental unit.

Upgrade window treatments

Replace outdated curtains or blinds with modern window treatments that allow natural light to filter in while offering privacy. Opt for neutral colors and versatile styles that appeal to a wide range of tastes.

Focus on security

Invest in security features such as deadbolts, window locks, and a reliable alarm system to ensure the safety of your tenants. Feeling secure in their home is a top priority for renters, and these upgrades can provide meaningful, genuine peace of mind.

Enhance outdoor spaces

If your rental property includes outdoor areas like a patio or balcony, consider sprucing them up with comfortable seating, outdoor rugs, and potted plants. Creating inviting outdoor spaces expands the living area and adds value to the rental property.

As landlords, investing in the enhancement of your rental properties is not merely about improving aesthetics; it’s about investing in the satisfaction and well-being of your tenants, and ultimately, in the success of your investment. By implementing these practical and affordable upgrades, you’re not only increasing the desirability of your units but also demonstrating your commitment to providing a high-quality living experience. 

These efforts translate into higher tenant retention rates, reduced vacancy periods, and ultimately, a healthier bottom line. Moreover, by prioritizing the comfort, safety, and happiness of your tenants, you’re fostering a sense of community and trust that can lead to long-term relationships and positive referrals. So, let’s embark on this journey of transformation together, turning rental properties into cherished homes and landlords into valued partners in creating exceptional living spaces.

Scott Bloom is owner and Senior Property Manager of Columbia Property Management. For more information and resources, visit ColumbiaPM.com .

Real estate agents work hard for that commission

Despite recent headlines, buyers and sellers benefit from our expertise

With there being a lot of noise in the media lately as I am sure you have read and heard headlines like “Gone are the days of the 6% commission” and “End of the good days of Realtors,” etc., I wanted to re-run a very short article of the long laundry list of things that well versed real estate agents bring to the table to earn that seldom 6% commission. It’s typically split in half and it has always been negotiable).

As a real estate professional you will go on listing appointments and buyer meetings to not only attempt to gain business but in doing so you also educate the general public on what it is that we as real estate professionals do. I know what you’re thinking – and if you’ve seen my photo before you wouldn’t be wrong to assume that I am cast in “Selling DC” as the lead villain. I am just waiting for that phone call! But in all seriousness, when I sit down to come up with a list of things to prove to prospective clients the value in working with me as their real estate professional, I am pretty blown away at the items and qualities that a trusted professional representing you in a real estate transaction is responsible for managing a myriad of tasks, including but not limiting to the following:

• Have a pulse on the marketplace to truly understand exactly what is happening from a buying and selling standpoint while also understanding the economic side of things – not just looking at interest rates. Why are rates where they are? What employers are laying off and could cause an influx of inventory? What are the trends for individuals moving IN or OUT of an area looking like? Forecasting the marketplace of all things that truly affect real estate is vital.

• Soft Skills – these are the skills often considered as customer service skills. The ability to be approachable by all types of people and ensure that you are open to receive information. Also – when telling you bad news – it’s important to ensure that it is done in a manner in which you, the receiver, will be pleasantly receptive.

• Pre-market vendors – not only are real estate professionals expected to market your home for sale or locate a home for you to purchase, we are also expected to have a list of pre-market vendors to which you can use for your lending needs, home inspection, title work, any fluffing and buffing needed pre market for the sale of your home such as a contractor, painter, landscaper etc. We have a book of extremely well vetted vendors that either I personally have used or past clients have used that can assist with your needs. This beats Googling for hours and accidentally choosing the wrong contractor. Section A of the pre-market vendor list includes those in which we real estate professionals use for marketing materials for your property – we will use the best photographers, have floor plans drawn for your property, video, staging, catering for brokers opens and the list goes on. Again – this is a well vetted list that we have worked on for years and done all of the heavy lifting and had those uncomfortable conversations when things are not properly executed – so you don’t have to.

• On Market Tasks – these are the tasks that most clients are unaware that we do. Oftentimes when a listing is on market – folks think that I am just cruising around in my convertible buying nice things. However I am in fact going around checking each listing on market to ensure that they are clean, the booties are replaced, marketing materials are stocked, light bulbs are all working, staging looks crisp and the list truly goes on. That of course, doesn’t include the tasks we do to properly market the property such as weekly email blasts, reaching out several times to follow up with showing agents to get their feedback, check the market to see what our competition looks like, what’s under contract and why, and again…..I could go on. Needless to say the most important and time consuming tasks are those that are done when the property is on market.

• “Contract to close” management – the term contract to close is pretty much what it sounds like – it’s what happens from the time we go under contract until we reach the closing finish line and you have those keys. Once a trusted real estate professional has fiercely negotiated on your behalf as a buyer, the fun starts. Again pops up this vendor list – helping guide you though selection of a home inspector, termite inspector, etc. for the inspections. A title attorney is needed (depending on your jurisdiction) and any other vendors for quotes like renovations, etc., that you might want done to the property. Once the inspection is completed and we go through possible re-negotiations then we must ensure that the lender has the documents needed from you completed in order to have the appraisal done to prove the value of the home you are under contract for. Now we are getting into the weeds – but once we are on the other side of things and the appraisal comes back at value and the loan is clear to close then we are at the finish line to your new home.

A similar story can be told if you are selling your home. The appraisal is a very important part of the checklist as that is the value in which your home is worth. The appraiser is a third party that neither the buyer, seller, lender or myself have any allegiance to. I do, however, have the duty to educate said appraiser on why I chose the listing price and how I came up with that value. 

• Post-market vendors. As mentioned before, a real estate professional should have a book of well vetted vendors from which to choose. Looking at the list of vendors now that we are on the other side of the table – I can provide a cleaning person, HVAC contractor, someone to repair the sprinkler system, a dog walker, the best caterers and bakery in town. Further down the road I am able to provide a wonderful wealth manager who can tell you what to do with that piece of real estate you purchased some time ago and we could go on for days.

While you are fully entitled to not use a real estate agent during your real estate transaction, I do believe that it is well within the realm of possibilities to say that without one there would be loose ends not completely tied up, things mismanaged and possible delays that could cost real cash. All of that aside, it is also such a truly wonderful experience to work alongside a trusted professional that at the end of the transaction becomes a new friend and family member. Real estate professionals love what they do, they love real estate and people and sheepherding you through the home buying or selling process is what it’s all about to us.

Justin Noble is a Realtor with Sotheby’s international Realty licensed in D.C., Maryland, and Delaware for your DMV and Delaware Beach needs. Specializing in first-time homebuyers, development and new construction as well as estate sales, Justin is a well-versed agent, highly regarded, and provides white glove service at every price point. Reach him at 202-503-4243,  [email protected] or BurnsandNoble.com .

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