I’ve had the pleasure of doing several photoshoots with Leigh Tracey-Gaynair of HomeSmart. We also live in the same Highland Neighborhood and see each other regularly at the local neighborhood association’s monthly meetings. I put a series of questions to Leigh recently about her experience in the world of real estate:
1. What initially drew you to working with older, stately homes, and what do you find most rewarding about helping clients buy or sell these unique properties?
You know, I fell in love with vintage homes during my own house-hunting journey in Salem. There’s something magical about stepping into a 1920s Craftsman or a cozy Tudor Cottage and feeling the stories within those walls. What drives me now is matching clients with these architectural treasures and seeing their faces light up when they discover original wood moldings or a perfectly preserved butler’s pantry. It’s about protecting and enhancing pieces of Salem’s history while helping families create their own legacies.
2. In your experience, what are some of the most appealing features of older homes in Salem that tend to attract buyers? Are there specific architectural details or characteristics that resonate with clients?
Salem’s vintage homes, particularly in the Grant-Highland and Gaiety Hill-Bush’s Pasture Park neighborhoods, offer details you simply can’t find in new construction. Our buyers are consistently drawn to the craftsmanship – old-growth timber used in construction, hand-carved balusters, leaded glass windows, and those coveted archways. The 1920s Craftsman bungalows in the Court-Chemeketa Historic District are particularly sought after for their built-in cabinetry and signature front porches. Many also feature original hardwood floors, which were often milled right here in the Willamette Valley.
3. Have you noticed any recent trends in Salem’s real estate market, particularly regarding the demand for older homes? How do you think the market for these properties has evolved?
The market for vintage homes in Salem has seen interesting shifts in recent years. While overall inventory remains tight, we’re seeing strong interest from buyers moving down from the Portland area who are drawn to Salem’s more affordable properties. These buyers often appreciate that they can get a vintage property here for a fraction of what it would cost in Portland’s historic districts. The pandemic actually increased interest in these homes, as people wanted more space and separate home offices – features that many older homes naturally provide. There is always a market for vintage homes from the early 1900’s and Mid-Century Modern to 70’s and 80’s contemporary styles. People are drawn to their unique features and become stewards of these properties. It is truly romantic and rewarding.
Here are a few images from a shoot we did in South Salem off Croisan Creek Road earlier this year:
4. What advice would you give buyers considering purchasing an older home in Salem? Are there any unique considerations they should keep in mind?
For buyers interested in vintage properties, I always emphasize the importance of working with inspectors who specialize in older homes. It’s crucial to understand what you’re getting into – these homes often need specialized maintenance and sometimes updating of electrical or plumbing systems. I recommend budgeting for both immediate and long-term maintenance. Also, familiarize yourself with Salem’s historic district guidelines if you’re buying in one of our historic neighborhoods. While these rules protect the character of our historic areas, they can affect what modifications you can make to the property. Choosing a realtor familiar with the quirks and concerns of a vintage home is paramount in having a good experience and choosing the right property.
5. In your view, what makes Salem’s real estate market distinct from other areas in Oregon? How does the city’s character or community play into the appeal of buying an older home here?
What makes Salem unique is our remarkable preservation of entire historic neighborhoods. Unlike some cities where historic homes stand isolated among newer development, Salem has intact historic districts that maintain their original character. The Bush’s Pasture Park area, for instance, offers a complete snapshot of early 20th century architectural styles. We also have several pockets of stunning Mid-Century Modern homes in west and southeast Salem or south Salem like the highly desirable Candelaria neighborhood. Additionally, we have several designated Heritage Neighborhoods featuring vintage homes with charming character. The proximity to state government offices in these “close-in” neighborhoods means we have a stable employment base, which helps maintain property values. Plus, our location in the heart of the Willamette Valley means homeowners can enjoy both small-town charm and easy access to Portland or the coast.
I tell my clients that owning a vintage home in Salem isn’t just buying a property or being its steward – it’s becoming part of a community that values architectural heritage and character. These homes supply the owner with a lifestyle along with a beautiful place to live. Although some may require more commitment than newer properties, the rewards of owning a piece of Salem’s history are truly special.
The real estate industry is constantly evolving, and 2025 is no exception. Economic shifts, technological advancements, and changing consumer expectations mean that real estate agents must stay on their toes to remain successful. Whether it’s navigating rising interest rates or mastering new tech tools, the ability to adapt is key.
In this post, we’ll explore the biggest challenges agents are likely to face in the next year and provide actionable strategies to tackle them. From managing inventory shortages to building a strong personal brand, here’s what you need to know to stay ahead of the curve.
Challenges Real Estate Agents Face in 2025
1. Rising Interest Rates and Market Uncertainty
– The Challenge: Higher mortgage rates could lead to fewer buyers and longer listing times.
– The Solution: Educate clients on creative financing options, target cash buyers, and hone local market expertise to navigate fluctuations.
2. Inventory Shortages
– The Challenge: Limited homes for sale can create intense buyer competition.
– The Solution: Build relationships with builders, promote off-market listings, and help sellers see the advantages of listing now.
3. Evolving Technology
– The Challenge: Staying up to date with new tools like AI property searches and blockchain transactions.
– The Solution: Adopt tech that enhances client experience, such as virtual tours and CRM systems, and stay informed on industry innovations.
4. Changing Consumer Expectations
– The Challenge: Buyers and sellers demand faster responses and customized services.
– The Solution: Use high-quality marketing materials, maintain consistent communication, and provide neighborhood insights.
5. Increased Competition
– The Challenge: Competing with big platforms, iBuyers, and discount brokerages.
– The Solution: Differentiate through local expertise, strong branding, and niche specialties like luxury or eco-friendly homes.
6. Compliance and Regulatory Changes
– The Challenge: Adapting to new laws about fair housing, disclosures, and compensation.
– The Solution: Stay educated through regular training, inform clients about regulatory changes, and consult industry professionals when needed.
7. Maintaining Work-Life Balance
– The Challenge: Longer hours and pressure to secure deals.
– The Solution: Use time-blocking strategies, delegate non-core tasks, and invest in mobile tools for efficient work on the go.
8. Focus on Sustainability
– The Challenge: Buyers increasingly seek energy-efficient and eco-friendly homes.
– The Solution: Highlight green features in listings, collaborate with energy experts, and stay updated on local sustainability incentives.
Conclusion:
As the real estate market evolves, the agents who thrive are those who embrace change and tackle challenges head-on. By staying informed, adopting the right tools, and focusing on client relationships, you can turn potential roadblocks into opportunities for growth.
2025 may bring its share of uncertainties, but with the right strategies, it’s also full of potential for success. What are you doing to prepare for the challenges ahead? Let us know in the comments!
Introduction: I recently had the chance to reach out to Mark Thomas and Debbie Dailey of Realty One Group, two experienced real estate agents who bring a thoughtful perspective to the current housing market. Though I’ve only had the pleasure of working with them on a few shoots so far—two of which included aerial photography—their appreciation for high-quality visuals highlighting a home’s details was evident from our first collaboration. They discovered my services through a referral from a fellow client, Leigh Tracey-Gaynair, after seeing a set of photos Mark described as capturing the “architectural” essence of the property.
In our Q&A session, Mark and Debbie shared their insights on the effects of the recent dip in interest rates, evolving buyer expectations, and the challenges their clients face in today’s market:
1. How has the recent drop in interest rates affected your business? Are you seeing more activity from buyers and sellers?
The most recent drop of ½ a point on Sept. 20th probably won’t have much impact on the housing market until sometime into the first quarter of next year. The discussion or buzz around rate drops does have some influence on the buyers currently active in the market. It is encouraging to see some signs of movement in that direction. The hope will be to buy while prices remain where they are and later refinance for a better payment option. We are seeing an increase in listings as potential sellers home to have the opportunity to buy themselves!
2. What kind of feedback are you hearing from potential clients regarding the current market conditions?
Current market conditions is a very full term. Home prices are their highest ever and we have the lowest relative consumer wages. Couple those things with the highest interest rates in a decade and it seems that few know what to do. That doesn’t change that fact that for most buyers…when it’s time to buy, you do the best you can with what you have. That “time” is determined by the birth of a child, loss of a family member, divorce, or perhaps Mom and/or Dad moving back in. This lowers the expectations for many buyers who end up perhaps buying a slightly older home or one in an older neighborhood at a lower price than expected. As we see more homes listed on the market we expect to see some lowering of the housing prices.
3. Are your clients feeling more confident about making offers now, or are there still some hesitations?
Offers really aren’t the problem. Qualifying becomes a moment of enlightenment. We all just want to know which loan packages the banks will let us in to. We would all own a million-dollar home if the payments were approved! Of course this isn’t a concern for those with cash payments, 800 plus credit ratings, or a large sum of equity from an out-of-state sale. The best thing to do is “get in the game” and see what you qualify for and perhaps you will find a home that is perfect for you!
4. Have you noticed any shifts in the types of homes or price ranges that buyers are targeting with the lower interest rates?
Lower rates are kind of a sliding scale. If your credit is premium, then you get a little bit better rate, but every credit rating will see some improvements as the prime rate comes down. Higher prices in “stick-built homes” means that entry level home ownership is now at an all-time high! What is the new “entry level”? Manufactured homes or even Tiny Homes. Get into a home that is customarily less expensive, but wouldn’t you know the prices of those have been on the rise now as well. They have come down some in the last 6-12 months as we see increase in the part rents for those homes.
Our conversation highlighted some of the unique challenges and opportunities in real estate right now. Mark and Debbie’s insights reveal that while lower interest rates might offer hope, the impact is more nuanced, affecting buyer confidence and market activity gradually. Despite this, they see potential in helping clients make the most of what’s available, whether that means adjusting price expectations or exploring different home options. Working with agents who share such a clear commitment to guiding their clients through this complex landscape is always a rewarding experience.
Choosing the right real estate photographer is crucial in showcasing properties effectively. Often, real estate agents miss asking some key questions that can greatly impact the quality and effectiveness of the photographs. Here are the top five questions that are often overlooked but essential when hiring a new real estate photographer.
1. What is Your Post-Processing Workflow?
While many agents inquire about the shooting process, they often overlook the equally important post-processing phase. Ask about the photographer’s editing process, including their approach to color correction, exposure adjustments, and handling features like window views and shadows. Understanding their post-processing techniques will give you insight into the final look of your property images.
2. Can You Provide Examples of Different Lighting Conditions?
Photographers usually have a portfolio, but it might not cover a wide range of lighting scenarios. Ask for examples of their work in various lighting conditions, such as low light, bright sunlight, and mixed lighting. This will give you a better understanding of how they handle challenging light situations and maintain consistency in image quality.
3. How Do You Handle Tight Spaces or Unique Architectural Features?
Real estate encompasses a variety of properties, from compact apartments to large estates with unique architectural elements. It’s important to know how a photographer approaches such diverse spaces. Ask how they maximize small areas or capture the essence of unique architectural features. Their approach can significantly influence the appeal of your listings.
4. What is Your Turnaround Time?
Timing is crucial in real estate. While agents often ask about availability, they sometimes forget to discuss turnaround time. Knowing how quickly you can expect to receive the edited photos helps in planning listings and marketing strategies. It’s also worth discussing the process for rush jobs or tight deadlines.
5. How Do You Ensure Property Safety During a Shoot?
This question is especially pertinent now. Inquire about the photographer’s measures to ensure property safety, particularly in the context of ongoing health concerns. Understanding their approach to safety and respect for the property can be crucial for homeowner peace of mind.
Conclusion
Hiring a real estate photographer is more than just finding someone with a camera and a drone. It’s about understanding their complete process, from handling various lighting conditions and architectural challenges to post-processing and safety protocols. By asking these often-overlooked questions, you can ensure a more informed decision, leading to high-quality photographs that effectively market your properties. Whether showcasing a cozy bungalow or a sprawling estate, these questions can help you find the right photographer to bring out the best in your listings.
You can do dozens of things to create a buzz for a new listing: social media, staging (virtual or physical), professional photography and videography, and more. We recently sat down with Molly Edwards of HomeSmart and quizzed her on how she uses a cohort of professionals to make her listings stand out.
Video Transcript:
(:00 – Narrator): When professionally capturing real estate photography, what does it really take to transform a house into a home? What does it really take to sell a home quicker and for the highest possible price? How proficiently you proceed as a professional real estate photographer and successful real estate broker is primarily dependent upon your process technique and creative vision.
Let’s consider the three imperatives: process, technique and creative vision in the context of real estate photography and real estate marketing. In this presentation of professional teamwork, real estate photographer Tim Patterson of Salem Realty Media explains how he proceeds when capturing stunning real estate photography, and real estate broker Molly Edwards of HomeSmart Group Salem shares some of her best practices when developing and implementing her real estate marketing strategy.
First, we begin with the process. In real estate photography and real estate marketing, the process is a systematic series of steps designed to transform a property into an appealing home. This involves organized planning, coordination, and execution, from understanding client needs and property features to the final delivery of marketing materials. Tasks include scheduling, property assessment, photography, sessions, editing, and the development of marketing strategies. A well-structured process ensures efficiency and consistency, contributing to the successful presentation of a property as a desirable home.
(2:09 – Molly) I find integrating professional photography and videography in my marketing plan is essential to bringing in the most interest in a property and helping my sellers get the most value they can when selling their home. 70% of home buyers are finding their next property online.So it’s very important for me to put their home in the best light possible from the get-go. So that means having the professionals take care of the photography, the drone footage, the videography so that people can get a real sense of what that home looks like from outside to inside the neighborhood that it sits in and so forth. It’s so important.
(3:00 – Tim) I’ve owned my own business for over a dozen years, and my philosophy has always been, if the client looks good, I look good, no matter who that client is, whether it’s a marketing person for a big company or whether it’s an agent that’s trying to sell a new home. So I wanna make sure they look good. And the way I do that is focus on what makes the home special when I’m shooting real estate photography.
(3:22 – Narrator) Next, we consider technique in real estate photography and real estate marketing technique is the artful application of methods to showcase properties optimally. This involves mastering the technical aspects of photography, such as composition and light and utilizing post processing for effective feature highlighting. Beyond photography, technique extends to understanding the target audience, selecting suitable promotional channels and leveraging digital tools for maximum effect. Successful real estate professionals, especially photographers, must adeptly balance technical finesse with strategic marketing elements to create compelling visual content that resonates with potential buyers.
(4:15 – Molly) I have noticed that visual tools such as floor plans and video walkthroughs have become so important, especially post-COVID. And during COVID, we saw a lot of people moving during that time and a lot of people starting to be able to work from home. So location, where they were living, didn’t necessarily need to be close to their workplace. So we’ve seen a lot of migration during that time and we’ve seen a lot of people buying from out of state. And depending on their travel, what they’re able to do, not everybody is able to get into a property to tour it in person. So having floor plans and video walkthroughs is a very important piece of the marketing plan so that more people can see that property and get a sense of what it feels like without even having to step foot into it.
(5:08 – Tim) In my work with real estate agents over the last 18 months or so, I find that I ask them, ‘what do you like?’ And answers are not the same as you might imagine. But what’s kind of common is that most people like a very straight up and down vertical line and very straight horizontal lines. So that’s one of the goals and you have to set up your camera and there’s a couple of things, there’s a leveler on the camera that I always set and then, I want to make sure that I’ve got the, the height right. And it’s a, uh, my waist height or a little bit, uh, more than that, that’s the perfect height. Too high and everything looks distorted, too low, everything looks distorted. So that’s kinda how I start the setup of taking pictures at a, at a home.
(5:46 – Narrator) And finally, we focus upon creative vision. Creative vision in real estate photography and real estate marketing is the artful perspective that transcends the mere capture of physical attributes. It involves making imaginative choices to telling a compelling story about a particular property. Photographer Tim Patterson and Broker Molly Edwards, utilized creative vision to highlight a living spaces, warmth, showcase unique property characteristics, and convey an aspirational lifestyle to potential buyers. This distinct creative approach adds a memorable quality to marketing materials, setting them apart in the competitive real estate markets.
(6:36 – Molly) I try to bring a higher level of professionalism to all of the work that I do, whether it be with a listing or with a buyer. But on my listing side, in particular, I like to pull on my team and part of my team is a professional photographer and videographer as well as an interior designer/stager. I find that using are pulling on these professionals to help bring everything togetherrteally elevates the listing itself and helps it sell for more. So I will bring in a interior designer to walk through the home at my expense and go through room by room to give suggestions and make tweaks to how the home is set up currently. I can also then hire that same designer to bring in supplemental staging pieces that will photograph really well and make the home appeal to a wider audience. So I feel like doing those things and having those team members to help boost my, what I do, the product that I put out really helps my seller in the long run.
(7:49 – Tim) I wanna make sure I ask the agent if there’s anything special about the house and often, especially in older houses, there are details such as door handles or, or cupboard pulls that are, are unique to that house very old, for instance, but they look great on camera. Other things might be uh a backyard barbecue or something like that or a built in pool. Those types of things. Uh They wanna make sure they call them out and get a good picture of those as well. So I make sure to ask the agent to give them what they really want to serve them the best as I can.
(8:22- Molly) I always look for potential obstacles that a listing may present when I’m marketing it to the public. So a recent example of a property that presented with some obstacles up front was a beautiful home that was located on a busy street. It was located on a busy street with traffic at all hours. Plus it had a very steep driveway. Both of those things could be potential barriers to selling a home. So it just makes it that much more important that I focus on all of the positives that the home has to offer and the potential that it holds for potential buyers. So in that case, what I did was I pulled on my interior designer right away. We emptied the house of the owner’s contents. We brought in beautiful staging materials that would appeal to a mass audience. And then of course, I used my professional photographer to take top-notch photos and video and that really just helps market the property and gets more buyers in to see it. If people just get stopped at an obstacle and don’t give the property the opportunity that it deserves, then it’s going to be so difficult to sell that home for what it’s really truly worth. I felt like bringing in staging material curtains, rugs, different textiles, really helped dampen the noise of the street traffic and so forth. And I think that helped quite a bit. We had steady showings, steady interest and were able to sell the home successfully, despite what could have been something that deterred buyers.
(10:16 – Tim) Every home is different. Some homes which are great are unoccupied and staged, and those are the easiest homes to shoot. But there are certainly homes, uh, that I’ve shot that, uh, the family was still there. The dog was running around, kids were running around and they’re, they’re certainly aware that there’s a photographer there. But, you know, and I’ve been to homes where they’ve, uh, ready to move out, there’s plastic bags everywhere. So I’ve had to spend time moving everything out of a shot and then taking a shot and then moving everything back so I can take another shot. So every home is unique and it’s just I think flexibility about making sure you get the best shot you can under the circumstances is probably the challenge that a lot of real estate photographers and if they can manage that, then they’re going to do a good job.
(10:59 – Narrator) The synergy of process technique and creative vision is key to transforming a house into a home through real estate photography and real estate marketing, professional, real estate photographer Tim Patterson’s meticulous process seamlessly aligns with real estate Broker Molly Edward’s strategic marketing, emphasizing that success hinges on their collaborative efforts. This dynamic partnership, rooted in the photographer’s creative lens and the broker’s market expertise, not only enhances individual proficiency but elevates the industry’s impact. Recognizing the paramount importance of teamwork, these two professionals collectively create a comprehensive and immersive experience, turning properties into emotionally resident homes that speak to the aspirations of prospective buyers.
Thanks to Tony at Aerial Northwest for the video production and narration and for being one of the finest drone pilots around. And thanks to Molly Edwards for putting up with us. 😁
What would a high producer have to say about success?
Let’s say you’ve been invited to a presentation along with 99 other local real estate agents, and the speaker is someone that you’ve admired for year for their ability to garner more listings and their success in closing deals. This agent is introduced, and as you sip your coffee and listen intently, you start taking notes.
Imagine what this presentation would be like.
Good morning, everyone, and thank you for that warm welcome!
As I stand here today, I’m reminded of my own early days in real estate – the excitement, the challenges, and the relentless quest for that all-important listing. It’s an incredible journey, and I’m here to share with you some of the insights and strategies that have helped me along the way.
My goal today is to help you unlock the potential of your real estate career. We’ll dive into the art and science of getting more listings and turning those listings into successful sales. Let’s embark on this journey together, where each listing is not just a transaction but a story of someone’s dream home or a new beginning.
Twenty minutes later, the presentation is over, and you’ve made a few pages of notes. When you return to your office and transfer your notes to your computer, organize them into the five specific areas the speaker addressed and the top takeaways. These are your challenges for the year ahead.
1. Building a Robust Online Presence
– Leverage social media to showcase properties and share success stories.
– Develop a user-friendly website with a portfolio, client testimonials, and a blog.
– Utilize SEO strategies to enhance visibility in local real estate searches.
2. Networking and Community Involvement
– Engage in community events and local organizations to build relationships.
– Collaborate with local businesses for mutual promotional opportunities.
– Maintain regular contact with past clients for referrals and repeat business.
3. Effective Property Marketing Techniques
– Use high-quality photography and virtual tours to make listings stand out.
– Create compelling property descriptions and utilize diverse advertising platforms.
– Offer unique open house experiences to attract and engage potential buyers.
4. Understanding Market Trends and Local Insights
– Stay updated on local market trends, like the dynamics of Oregon’s Willamette Valley.
– Tailor your selling strategy to the current market conditions and buyer preferences.
– Use data-driven insights to price properties competitively and attract serious buyers.
5. Mastering the Art of Negotiation and Closing Deals
– Develop strong communication skills to effectively negotiate with buyers and sellers.
– Understand the psychological aspects of buying and selling real estate.
– Foster trust and transparency throughout the transaction process for smoother closings.
Remember, in real estate, it’s not just about selling properties; it’s about creating connections, building trust, and helping dreams come true. Let’s set the stage for your success and make every listing a stepping stone to greater achievements.
