In today’s high-tech and high-paced market, hiring a REALTOR® with the professional ability to effectively use and incorporate 3-D Matterport and drones in listing advertising can allow Sellers to showcase properties to their maximum benefit. In this article I will discuss 3-D Matterport and Drone use advantages and disadvantages from both Seller and Buyer perspectives.
Part I: My Seller Readiness Guide for 3-D Matterport Advertising
In general, 3-D Matterport advertising is a win for most Sellers because in minutes their prospective Buyers can look through a home to understand layout; room and other dimensions; colours; textures / finishes; 360 exterior views; and much more.
When Buyers can see everything (and more), then either local Buyers or ones from out of Province who are forced to move on a property unseen (or more often unseen for one partner) have greater confidence and willingness in many cases to (a). Make an offer; and (b). When in multiples, make a higher competing offer with fewer conditions, which benefits the Seller and simultaneously benefits the Buyers who have opportunity to write their best offer and avoid losing out on 'perfect properties'.
In addition, in the case of residential purchases, it is common for young Buyer couples to showcase their desired new home or investment to family members (perhaps from whom they are receiving some financial support) and with professional HD listing imagery and video, including 3-D Matterport and drone, can mean the difference between receiving enthusiastic family buy-in when it comes to (a). making a good offer; and (b). removing conditions to close.
In addition, the expanded imagery can benefit appraisal companies who may choose to complete an appraisal in the comfort of their office without having to spend valuable time and effort travelling and making an appointment to go inside.
A Seller drawback to Matterport: all areas of a home are advertised from floor to ceiling from all angles and everywhere in between. This works well for properties that are: (a). new structures; (b). well maintained, neat, and tidy; (c). vacant or Seller-occupied (i.e. not tenant occupied with some exceptions); and (d). among which the Seller has nothing confidential or private that they want omitted in the listing advertising which otherwise would be avoided in regular 2-D photographs.
For those properties fitting the above criteria, below is my general checklist for Sellers to get your home ‘Matterport-Ready’:
(1). Complete all minor aesethetic improvements so your property will "show its best".
(2). Remove all personal documents and photos that you do not want advertised.
(3). Ensure every room in your home on every level is 100% impeccably clean and tidy (including large closets).
(4). If property is tenant-occupied, Sellers must ensure the tenant is clean, tidy, and approves of taking imagery otherwise the property will be advertised as ‘closed book’.
(5). Ensure that the exterior is also impeccable: all snow shoveled, all grass mowed, nothing lying loose on the lawn, and any pets and people (e.g. kids) are contained.
By closely following the above key steps, Sellers will help maximize their listing REALTOR®'s level of Matterport success.
Part II: My Buyer Utilization Guide for Listings with 3-D Matterport
It is true that some ‘computer technically challenged’ Buyers may be confused in terms of what they see and are unsure how to properly use the tools to analyze and interpret. To assist this, below are a few basic guidelines that Buyers may find useful:
Step 1: Open the listing link for 3-D Matterport, can be listed either as ‘Virtual Tour’ or in the case of MLS, could be described as ‘Extra Images / Additional Images’.
Step 2: In the main display, use your mouse to move white circles throughout the property wherever you would like to go. Simply click your mouse to move in that direction and the display will change to the closest Matterport node to your click.
Buyer Tip: when you see two circles close together, be sure to press both as this can indicate one imagery with a room closed and another one with the door open. In the image below, the first circle shows the half bath to the left with door closed.
Step 3: When scrolling, Buyers will notice the occasional ‘360 circle’ in the imagery. Simply click on the circle to see the 360 outdoor view that is closest to that location.
Step 4: * IMPORTANT NOTE * This is often the most confusing part for Buyers – once the 360 circle is pressed, automatically you will be outside. To view more 360 views, click on a new 360 circle or to go back inside, simply click on the ‘Walking Circle’.
Step 5: in the lower left-hand corner, there are several additional menu choices:
(a). Arrow: Open / Close Highlights - this option is of limited use and benefit.
(b). Play Button: for short Highlights - this option is also of limited use and benefit.
* I recommend that Buyers avoid wasting time exploring these first two options.
(c). Man Walking: allows Buyers to explore 3-D space and is very useful / valuable.
(d). Aerial View Floorplan: is useful for Buyers to see room sizes; shapes; and layout.
(e). 3-D Dollhouse View: provides Buyers with overall perspective of property layout and in particular the vertical size of levels and how the levels mesh with each other. Buyers can easily scroll around the Dollhouse to enter the property at any point.
(f). Floor Selector: allows the Buyer to very easily jump from one level to the next.
(g). Measurement Mode: allows the Buyer to easily measure walls, room sizes, etc. by selecting the ‘plus’ indicator to start and then dragging and clicking to end. The dimensions can be vertical, horizontal, diagonal, etc. and either in imperial or metric.
Above: Example Dollhouse View for a 3-Level Split Home
< Open This Link to View Example Room Schematic Layouts for a 3-Level Split Home >
Above: Example Measuring Tool Image (in this case shows the floor to ceiling measurement)
In summary: Buyers who are confused using 3-D Matterport tools on a given listing are advised to first (a). Consult your Buyer REALTOR® for help; (b). If you are not already working with a Buyer REALTOR®, then contact either myself or another quality REALTOR® for Buyer representation and assistance; or as a last resort (c). contact the Listing REALTOR® for assistance.
Part III: My Seller Guide for Drone Advertising
Drones can be effective advertising for any property to provide aerial perspectives, but most particularly with medium to large-sized Residential / Rural Acreages with minimum 0.5 acres of land and medium to large-sized Commercial Properties.
Note drone advertising has inherent Seller risks because a ‘wild drone’, improperly operated, can potentially cause personal and property damage plus in rare cases invade privacy rights of neighbours, etc. As a result, caution must be exercised to hire a highly experienced professional who is 100% of the following: reliable, dependable, knowledgeable, thorough, and precise. In addition, advance plans should be made to decide: who is conducting the droning; the day, time, and weather conditions of droning; how will the property be droned; and risk mitigation measures to prevent or react to unexpected drone events. 
Above: Sample Aerial Drone Photos; plus Sample Aerial Map and Lot Diagram - ©2023 Kelly Grant, Residential / Commercial / Rural REALTOR® at MaxWell POLARIS; & GPI Edmonton West.
Drone imagery can help rural acreage Buyers understand the overall topography of the land; location of trees; proximity of fencing; ponds; buildings; roadways; utilities; and also the distances between their neighbour homes. Note some inspection companies, for the benefit of Buyers who hire them, will occasionally use drones to help inspect obscure areas of roofing, attics, etc. (especially for commercial buildings or acreages) that are not visible through the normal inspection techniques.
In summary: the practice of effectively engaging, conducting, processing, analyzing, evaluating, and incorporating both 3-D Matterport and Drone Imagery into photos and virtual tour videos for real estate advertising is a series of highly specialized and complex technical activities that must be administered with extreme care and precision. By researching and hiring only the best technical REALTORS® available, Sellers and Buyers will help maximize success and prevent negative consequences.
[Article written and ©2023 by Kelly Grant, M.Eng., ABR, NCSO, P.Eng. - Residential / Commercial / Rural REALTOR® at MaxWell POLARIS in Edmonton, AB]
Disclaimer: for those readers not currently represented by another licensed REALTOR®, to obtain more information on this topic and / or if you will be selling or buying in the Greater Edmonton Area, call Kelly at 780-414-6100 (pager); text Kelly at 780-717-9290; or send Kelly an email to SOLD@KellyGrant.ca to schedule a confidential appointment.
