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Listing Films

Every property deserves more than a photo carousel.

Cinematic films for homes for sale, short- and long-term rentals, and vacant listings — directed by a collective of eight design studios, delivered in every format the listing needs.

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Eight studios · Every cut, every platform · Every film ships MLS-compliant

The gap

Buyers want video. Almost nobody is making it.

This is the whole opportunity, and it is measured rather than asserted. Demand for moving pictures of a property is established and growing; the supply is not remotely there. Every number below links to the organisation that published it.

Where it works

Three situations, three different arguments

A sale, a rental, and an empty house are not the same sell. Each one gets a film cut for what its audience is actually deciding — and each of the three below is a real film you can play.

The listing photos are doing work the film should be doing.

A carousel shows a buyer twenty disconnected rooms and asks them to assemble a house from it. It cannot convey flow, or light moving through the day, or what the place feels like to walk — which is what people actually decide on.

29%of agents reported staging produced a 1–10% increase in the dollar value offered on the properties they sold NAR, 2025 Profile of Home Staging

How we cut it

Arrival, circulation, light, and the one detail the photographer always misses. Cut long for the listing and short for the feed, in whichever of the eight styles the property calls for.

What you receive

  • A listing film for the MLS and the property site
  • Vertical cuts for agent social
  • A twilight variant of the exterior
A film cut for homes for sale.

A rental is won or lost in the first fifteen seconds.

Nightly supply is growing faster than demand — listings up 4.6% in 2026 while occupancy eases and rates rise just 1.5% — and on the long-lease side every day vacant is rent nobody collects back. Both audiences shortlist from a phone before they ever ask to see the place, and every competing listing has the same wide-angle photos of the same grey sofa.

~9%higher occupancy for Airbnb listings with verified professional photography — worth an estimated $2,455–$4,141 a year per unit Zhang, Lee, Singh & Srinivasan (Carnegie Mellon), Management Science

65%more views, and 75% more saves, for listings with a 3D tour than listings without — daily average across a full year on Zillow Zillow Research, July 2021

How we cut it

For nightly, we film the stay rather than the floor plan: arrival, morning light, the evening the guest is actually booking. For a lease, one continuous walk-through at honest proportions and honest light, so a renter turns up already knowing the layout. Fewer wasted viewings, better-qualified ones.

What you receive

  • A hero film for the listing header
  • A full walk-through cut for listing platforms
  • Vertical cuts for Instagram and TikTok
  • Stills pulled from the film at full resolution
A film cut for rentals.

An empty room photographs as a floor plan.

Buyers cannot furnish a space in their heads, and an empty listing asks them to do exactly that. Physical staging solves it, and costs $2,000–$5,000 to set up a vacant three-to-four bedroom, plus rental for every month it sits.

83%of buyers' agents said staging made it easier for a buyer to envision the property; 49% of sellers' agents saw it cut time on market NAR, 2025 Profile of Home Staging

How we cut it

We furnish it on screen — leading with the living room, primary bedroom, and kitchen, the three rooms buyers rank highest — and deliver the unaltered frames alongside, so the disclosure obligation is met by the deliverable itself.

What you receive

  • A furnished film plus the unaltered reference cut
  • Per-room stills, staged and unstaged
  • Disclosure copy written to your MLS rules
A film cut for vacant & unfurnished.

Capabilities

What the collective can make

A beach rental and a downtown penthouse do not sell the same way, and one house style would flatter one and fail the other. Each capability is a distinct grammar; the work is matching the property to the one that suits it.

  • People in the room. Not a place that is seen — a place that is felt.

    Character & Life

    People in the room. Not a place that is seen — a place that is felt.

    An empty frame asks a buyer to do the imagining. So we put a life in it: a game on in the den, someone reading in the window seat, dinner going in the kitchen. The viewer stops measuring square footage and starts counting the evenings they would spend there. It is the difference between looking at a space and picturing yourself inside one — and it is the single hardest thing for a photograph to do.

    Best for Rentals · Homes for sale

  • Lamplight, texture, and depth — the building shot like somewhere lived in rather than somewhere surveyed.

    Warm Architectural

    Lamplight, texture, and depth — the building shot like somewhere lived in rather than somewhere surveyed.

    Architectural photography tends to flatter the drawing and forget the room. This does the opposite: warm sources, real shadow, materials you can feel the weight of. Built for properties whose finish is the argument, and for empty rooms that need to stop reading as inventory.

    Best for Vacant & unfurnished · Homes for sale

Vertical, fast, and built to survive the first second of a scroll.

Social Cuts

Vertical, fast, and built to survive the first second of a scroll.

A listing film cut for a feed is a different film, not a crop of the long one. The hook lands immediately, the pacing assumes a thumb already moving, and the frame is composed vertically from the start. Delivered for Reels, TikTok, and Shorts alongside every property film.

Best for Rentals · Homes for sale

Full films

Two complete property tours, start to finish

Everything above this argues. This just plays the work — two complete tours, each over a minute, running as you reach them.

  • A complete listing film, cut end to end: approach, entry, the circulation through the main floor, and out to the grounds. The version that goes on the MLS and the property site.

    House One

    Single-family residence · full interior and exterior tour

    A complete listing film, cut end to end: approach, entry, the circulation through the main floor, and out to the grounds. The version that goes on the MLS and the property site.

  • The same treatment on a different property, and the better test of it — a film only works if it works twice, on a house that was not chosen to flatter the method.

    House Two

    Single-family residence · full interior and exterior tour

    The same treatment on a different property, and the better test of it — a film only works if it works twice, on a house that was not chosen to flatter the method.

How it works

Four steps, and three of them are ours

AI is the camera, not the director. What you are buying is the direction — which is the entire reason eight design studios sit between you and the render.

  1. Send us the property

    The address, your existing photos, and anything you already know sells it. If the property is vacant, say so — that changes which studio takes it.

    About ten minutes of your time

  2. Choose a studio

    Eight styles, each suited to different properties and different markets. Pick one, or describe the buyer and we will recommend it.

    One decision

  3. The studio directs the film

    Shot list, grade, pacing, and cut are directed by people who do this for a living. AI is the camera, not the director — which is the whole reason the eight studios exist.

    Nothing required from you

  4. Delivered in every cut you need

    Listing film, vertical social cuts, stills, and — where the film includes virtual furnishing — the unaltered reference frames and the disclosure copy to go with them.

    One round of revisions included

What you get

Every cut, every platform, one film

A listing needs a different shape for the MLS than it does for a Reel. Cutting for each is production work, so we do it once and give you all of it.

Every film is reframed into all five of these at no extra cost. Social shorts are different — separately edited pieces rather than reframed versions of the listing film — and they come with the media packages.
RatioCutBuilt forLength
16:9Listing filmMLS, property site, YouTube60–90s
9:16Vertical cutReels, TikTok, Shorts, Stories15–30s
1:1Feed cutInstagram and Facebook feed30s
4:5Portrait cutPaid social, the tallest feed unit15–30s
StillsFrame pullsListing photos, print, emailFull resolution

Evidence

The honest numbers — and the ones we refuse to use

This category runs on statistics that fall apart when you look them up. Here is everything we will claim, with its source, and the four figures you will meet everywhere else that we will not repeat.

Numbers we will stand behind

Each of these is a primary source: the organisation that ran the study, publishing its own result. Follow any of them.

Numbers we will not quote

You will meet all four of these on the first page of results for "real estate video statistics". None of them survives being looked up.

  • Listings with video get 403% more inquiries

    usually credited to NAR, sometimes to "REA Group, 2023"

    Traces to a single Melbourne agency's self-reported claim from 2012. No methodology, no sample, no US data — and NAR has never published it.

  • Video makes a home sell 68% faster

    credited to an unnamed "study"

    No such study can be produced. The figure circulates only between marketing blogs citing one another.

  • Virtual tours sell homes 31–32% faster

    credited to "industry data"

    Traces to unpublished internal figures with no released methodology. Zillow publishes real engagement data; this is not it.

  • Video drives 157% more search traffic

    credited to NAR or to Google

    A general-web-marketing figure from the early 2010s, recycled into real estate. Never measured on listing traffic.

Pricing

Published prices, per property

For context: agency-produced AI listing video runs $150 to $750 a property, and a traditional videographer starts around $1,500. If you would rather see it on your own listing before deciding, the trial film is $85.

Films

One piece of work per property. The steps up are length, and how many character shots the film carries — the staged moments that show a room being used rather than just shown.

  • Trial film

    $85one property

    A short film on a listing of your choosing, so you can see the work on your own property before committing to anything larger.

    • One 15–30 second film
    • Built from the listing photos you already have
    • Delivered ready to post
    Book a call

  • Single film

    $295per property

    One listing film, cut for every placement the listing needs.

    • One 60–90 second listing film
    • No character shots
    • Vertical, square, and portrait cuts
    • One round of revisions
    Book a call

  • Premium film

    $395per property

    A longer film with people in the rooms, so a buyer sees what the property is for rather than only what it looks like.

    • One 60–120 second listing film
    • Five character shots showing uses for the property
    • Vertical, square, and portrait cuts
    • One round of revisions
    Book a call

  • Premium property film

    $595per property

    The full treatment — ten different uses of the property, shot across the whole place.

    • One 90–120 second listing film
    • Ten character shots, for ten different uses of the property
    • 40–60 photographs used
    • Vertical, square, and portrait cuts
    • One round of revisions
    Book a call

Media packages

A film plus the social shorts cut from the same production — the individual films above carry none, so this is what the packages add.

  • Most chosen

    Standard media package

    $525per property

    The premium film, plus the social cuts to run alongside it.

    • One 60–120 second premium film
    • Five character shots showing uses for the property
    • Two social media shorts
    • Vertical, square, and portrait cuts
    • One round of revisions
    Book a call

  • Premium package

    $995per property

    The full property film and a run of social content, all cut from one production.

    • One 90–120 second premium property film
    • Ten character shots, for ten different uses of the property
    • Four social posts, 15–30 seconds each
    • 40–60 photographs used
    • Vertical, square, and portrait cuts
    • One round of revisions
    Book a call

Prices are per property, and are what you pay — not a starting point. Every film ships with MLS disclosure copy where the cut includes virtual furnishing.

Compliance

Disclosure is part of the deliverable

Virtually staged and AI-altered listing imagery is regulated, and enforcement is tightening. A vendor who sells you the film and leaves the disclosure with you has handed you an unpriced liability.

AI-generated and virtually staged listing imagery is regulated, and enforcement is tightening. Films that include virtual furnishing ship with disclosure language written for your MLS and the unaltered reference frames alongside — so the obligation is met by the deliverable rather than left with you.

  • NAR Standard of Practice 12-5

    Digitally altered listing photographs must be clearly disclosed as altered. Disclosure has to be visible and unambiguous.

  • CRMLS Rule 11.5.2 (California)

    Altered images must be labelled in the photo description, and the unaltered original shown beside them.

  • SDMLS (San Diego)

    A label alone is not sufficient — the original, unaltered image must be viewable in the listing.

  • Stellar MLS (Florida and Puerto Rico)

    Virtual staging must be disclosed in both the photo description and the public remarks.

  • California AB 723

    Adds statutory penalties to virtual-staging disclosure failures on top of MLS-level enforcement.

  • Bright MLS · NorthstarMLS · NTREIS

    Comparable disclosure rules, with compliance teams increasingly flagging AI artefacts automatically.

Rules vary by board and change. We map the disclosure to the MLS the listing is going into, and we will tell you when a property falls under a rule we have not seen before rather than guessing.

Questions

The things brokers actually ask

Are these films AI-generated, and do I have to disclose that?

Yes, and it depends on what the film shows. A film built from real photography of a real, furnished property is ordinary marketing footage. A film that adds furniture to an empty room is virtual staging, and virtually staged imagery must be disclosed under NAR Standard of Practice 12-5 and under most MLS rules. Where a film includes virtual furnishing we ship the disclosure copy and the unaltered reference frames with it, so meeting the requirement is not extra work for you.

What do you need from me to make a film?

The address and whatever photography you already have. More coverage makes a better film, but a standard listing photo set is enough to start. If the property is vacant, unfurnished, or mid-renovation, tell us — that changes the approach and which studio takes it.

How long does it take?

Days rather than weeks, and we will commit to a date when we take the property rather than quote a range here. Portfolio and brokerage clients get priority in the queue.

What if the film misrepresents the property?

Then it is a defect and we fix it, at no cost. A film that oversells is worse than no film at all — it produces showings that end in disappointment, and in the case of altered imagery it produces regulatory exposure. Accuracy is a requirement of the deliverable, not a preference.

Who owns the finished film?

You do, for marketing the property, in perpetuity, across every channel. We ask only to show the work in our own portfolio, and we will leave a property out on request.

Why eight studios instead of one house style?

Because a beach rental and a downtown penthouse do not sell the same way, and a single style would flatter one and fail the other. Each studio brings a distinct visual language; the work is matching the property to the one that suits it.

Can I use one style consistently across every listing?

Yes, and portfolio clients usually do. Consistency across a portfolio is its own brand asset — the recognisable look becomes the signal that the listing is yours.

Send us one property. See what it looks like as a film.

Book a call and we will tell you which of the eight studios suits the listing, what it costs, and when you would have it — before you commit to anything.

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