I Used to Think Virtual Tours Were Useless

Some trends are easier to spot than others. Three years ago, I thought 3D virtual tours were just another gimmicky tech thing that real estate photographers were pushing to charge more money. “Why would anyone need that when I’m already taking killer photos?” When I first got introduced to Matterport, it was through an agency I was shooting for that requested I create a virtual tour for every property they had me take photos of. I was quickly convinced that virtual tours were the secret to their success.

How I Figured It Out

The agency wanted Matterport for every single listing. I thought it was overkill, but they were paying for it, so why not? Then I started paying attention to their numbers versus my other clients. Their stuff was getting more views and moving faster, just performing better across the board. Around the same time, I had this townhouse listing in Arlington. It was a nice place, my photos looked great, and the price was fair. Two months later? Crickets. The agent calls me up: “Can we try adding one of those virtual tour things?” I figured why not, it worked like a charm the last time. That listing got 47 showings in three weeks and later sold at asking price. I was on to something.

Why It Works

People hate wasting time. Nobody wants to drive around the DMV on Saturday afternoon looking at houses they’re probably not going to buy. With a virtual tour, they can walk through your place at 11 PM in their pajamas. If they like what they see, they’re often showing up ready to make an offer. The people who schedule tours after seeing the Matterport? They’re serious. They’ve already been through every room. And have a pretty good idea what they’re going to see.

The Numbers

Since I started doing virtual tours regularly listings get about 80% more views online. What I’ve noticed is that buyers aren’t just clicking through—people actually spend time looking, it’s an interactive way of showing the space. Showings are way more effective now too. I seldom hear about “this is smaller than I thought” walk-outs. Houses typically sell faster when I provide virtual tours; not every time, but enough that agents specifically ask for them now. In the end my clients do better, so I do better.

What Really Sold Me

Virtual tours make everyone’s life easier. Sellers don’t have to keep their house perfect 24/7, agents don’t waste weekends showing houses to tire-kickers, and buyers don’t drive to places they would’ve hated in five minutes = everybody wins.

Are They Worth the Cost?

Yes, virtual tours cost more than just photos. However, having your house sit on the market for two extra months because people can’t get a feel for it? That costs way more. I’ve seen listings get offers $10K over asking because buyers fell in love with the layout online. Try getting that return from anything else.

Play the video and get the feel for an interactive virtual tour.

The DMV Market

Competition here is nuts. Everyone has decent photos now in the least, and even aerial drone footage is becoming commonplace, but most still don’t have virtual tours. That’s your edge. When people are scrolling Zillow at midnight, your listing with the virtual tour gets remembered. Gets saved. Gets shared. Gets bought.

My Take

Selling something over $400K in the DMV? Get the virtual tour. Agents—this is how you show you’re using every tool. Buyers—don’t make offers on places you haven’t walked through online first. Three years ago, I thought this was just expensive tech. Now I know better.

Want a Matterport tour for your listing? Hit me up!