Light, weather and when to shoot
Grey skies from November through March; expose interiors for the room and lamps on. Snow exteriors read honestly if exposed for the snow. Lake exteriors want morning light and still water; summer haze on Lake Michigan is common by afternoon. Fall colour Up North is a re-shoot worth making.
What sells here, and what buyers want to see
Oakland and Macomb County suburbs sell on schools, basements, garages and lots; Detroit's neighbourhoods on character and the block. Grand Rapids sells on growth and value. Inland lake homes sell on frontage, the dock and whether the lake is all-sports. Lake Michigan and Up North properties sell the beach, the dune and the drive from the city.
The clips to make
- Lake homes: backyard reveal to the dock; drone fly-over from the house over the water; a pass along the frontage.
- Suburbs: slide down into the basement; truck along the garage.
- Up North cottages: front-door approach down a wooded drive; a clip of the beach path.
Rules worth checking
Michigan's Seller Disclosure Act requires a disclosure statement on most residential sales; the video should match it. Inland lake homes should say in the caption whether the frontage is deeded and whether the lake is all-sports; a dock in the video implies the right to have one. Shoreline work on the Great Lakes needs permits.
Disclosure, drone and privacy rules change and differ by MLS and municipality; confirm the current version with your broker before you rely on anything here.
Questions
Should the video say all-sports lake?
The caption should, because it changes the buyer pool. The video shows the water and the dock.
Is winter footage acceptable for an Up North cottage?
For a four-season place, yes, alongside a summer set. For a summer cottage, use summer footage and say when it was shot.
Read next
- Real Estate Video in the Midwest: Value, Space and Four SeasonsListing video for Midwest agents: showing space and value, finished basements and garages, four-season exteriors, and buyers who compare listings carefully on a budget.
- Waterfront Listing Video: Showing the Water Without Overselling ItHow to make a video for a lakefront, riverfront or oceanfront home: the moves that show the water and the access, when to shoot, and how to keep the video honest about what the property actually has.
- Vacation Rental Video for Airbnb and VRBO ListingsHow short-term rental hosts make a video that books: the experience-first shot list, the moves for pools, decks and views, where to post it, and what platforms allow.