Light, weather and when to shoot
Humid summers haze exteriors by mid-morning; spring storm season brings fast-changing skies. Fall is the cleanest exterior month in both metros and at the lake. Lake water goes to glare at noon — shoot the dock early, and the sunset over the cove late.
What sells here, and what buyers want to see
St. Louis sells on brick, neighbourhood and the finished basement; Chesterfield, Kirkwood and Webster Groves on schools and character. Kansas City sells on the Northland's newer construction, Brookside's charm and the Plaza. Lake homes sell on the cove, the mile marker, the dock and lift, and how many steps it is to the water.
The clips to make
- Slide down into the basement; façade glide along a St. Louis brick front.
- Lake homes: backyard reveal to the dock; drone fly-over from the house over the cove; a tracking clip down the steps to show how many.
- Storm features: the shelter or safe room, and a drone top-down of the roof.
Rules worth checking
Missouri does not mandate a single statutory disclosure form, but sellers must disclose known material defects and brokerages use disclosure forms by practice; the video should be as plain. Lake of the Ozarks docks are permitted through the utility that manages the lake — say what the dock permit covers. See the tornado and hail guide for storm-season honesty.
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
Buyers at the lake ask how many steps to the dock. How do I show it?
A tracking clip walking down them. It is the honest answer and it saves a showing with a buyer who wanted level access.
Should I re-shoot after hail?
If the roof was replaced or damaged, yes — never reuse a pre-hail roof shot. Put the roof age in the caption.
Read next
- Real Estate Video in Kansas: Johnson County, Wichita and the Open PlainsListing video for Kansas agents: Johnson County suburbs of Kansas City, Wichita neighbourhoods, Flint Hills ranches, wind and storm season, shelters and roofs as features, and disclosure practice.
- 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.