Disclosure guide
How do you disclose virtual staging on a listing?
Put a clear label such as “Virtually staged” directly on each edited photo, repeat it in the photo caption, and mention it in the listing remarks. Keep the unedited original and publish it next to the staged version wherever your MLS or state requires it. That approach lines up with NAR’s guidance and with the most detailed rules in place as of October 2026, like California’s AB 723 and CRMLS Rule 11.5.2.
What should the label say?
General information, not legal advice
Confirm the rules for your state, MLS and brokerage.
Keep it short and plain. Buyers should understand it at a glance, and it should match a term your MLS accepts. CRMLS, for example, accepts “Photo Modified”, “Virtually Staged”, “Digitally Altered” or “AI Altered.”
Virtually staged
Digitally altered
Virtually staged: furniture is digital and not included
Avoid vague labels like “Enhanced” or “Rendering,” and don’t hide the label in tiny gray text. New York’s pending bill S9584 would require disclosing virtual staging “as digitally added furnishings or finishes,” which is a useful test: would a buyer understand that the furniture isn’t real?
Where should the label go on the photo?
- In a corner, on the image itself. Bottom-left or bottom-right is common. California’s AB 723 calls for a disclosure that is “reasonably conspicuous and located on or adjacent to the image.”
- Readable as a thumbnail. Most buyers see listing photos on a phone. Test the label at small sizes.
- Away from the edges that get cropped. Portals sometimes crop to fit their layout. Keep a margin.
- High contrast. White text on a dark semi-transparent band works on light and dark rooms alike.
- Not covering the room. The label shouldn’t hide a floor, window or any part of the space.
Listing Curator adds a “Virtually staged” label (or “Digitally altered” for photo fixes) to the corner of the MLS copy in every download, sized to 2,048 px on the long side. If your photos come from somewhere else, the free MLS photo labeler adds the label and resizes in your browser.
How should you write photo captions?
Repeat the label in the caption. MLS Now Rule 3.3 requires exactly that: the on-image label repeated in the caption. Some sample captions:
Living room, virtually staged. See the next photo for the room as it is today.
Primary bedroom (virtually staged). Furniture is digital and not included in the sale.
Unedited original: living room as photographed.
What should the listing remarks say?
A one-line note in the public remarks helps buyers and their agents set expectations before a showing. Two templates you can adapt:
Some photos have been virtually staged to show possible furniture layouts. Furniture is not included. Unedited photos of each staged room are included in the gallery.
Photos of the living room, kitchen and primary bedroom are virtually staged. Originals follow each staged photo.
Check your MLS for any rules on what can appear in public versus private remarks, and keep the wording factual.
Do you need to show the original photo?
It depends on your MLS and your state, and the rules differ quite a bit. Keep every original either way. Here’s how a few MLSs handle it:
| MLS | Label on the image? | Original required? | Other notes |
|---|---|---|---|
| CRMLS (CA), Rule 11.5.2 | Yes (label required): “Photo Modified”, “Virtually Staged”, “Digitally Altered” or “AI Altered” | Yes, displayed immediately before or after the altered image | Altering real-property elements prohibited; warning, then $250 fine |
| SmartMLS (CT) | Yes, “must have a stamp/watermark” | No | |
| MLS Now, Rule 3.3 | Yes, repeated in the caption | Primary photo must be unaltered | |
| Stellar MLS (FL) | Check current rules | Check current rules | No swapping or removing permanent fixtures, changing paint, removing utility lines or covering material flaws |
| NorthstarMLS (MN), proposed July 2026 | Yes | Proposed: include an unaltered “Before” image | Guidelines were proposed, not final, at last check |
In California, AB 723 also requires a link or QR code to the original, and on websites you control, the original itself or a link to it. Our California AB 723 guide covers that in detail, and virtual staging laws by state covers the rest of the country.
How do you disclose on social media and property websites?
Disclosure rules follow the advertising, not just the MLS. NAR’s Article 12 covers advertising and marketing in general, and Wisconsin’s law, taking effect January 1, 2027, applies to “all advertising.”
- Social posts: use the labeled image, not the clean 4K version, and add “Some photos virtually staged” to the caption.
- Carousels: put staged and original images on consecutive slides, or add a final “Before” slide. See our guide to real estate Instagram carousels.
- Property websites: show before-and-after pairs in the gallery and add a short note near the photos. Our single-property website guide has layout ideas.
- Print and flyers: keep the label on the image, and consider a QR code that links to the original photos.
- Video: if a listing video uses staged frames, add an on-screen “Virtually staged” note for those shots.
A quick disclosure checklist
Before you publish
Label is on every staged or altered image, in a corner, readable as a thumbnail. Caption repeats the label. Remarks mention virtual staging. Originals are saved and shown where your MLS or state requires it. No permanent features were changed. Social posts, flyers and websites use the labeled versions. You’ve checked your MLS rules and your broker’s policy this year.
Frequently asked questions
Is “Virtually staged” in the caption enough without a label on the photo?
Often not. Photos get shared without captions. CRMLS requires the altered image to be labeled, and SmartMLS and MLS Now expect a label on the image itself.
Do I need to label basic edits like brightness or a straightened angle?
Generally no. California’s AB 723 exempts lighting, sharpening, white balance, color correction, angle and cropping when they don’t change the representation of the property, but check your MLS’s definitions.
Should I label a sky replacement or day-to-dusk photo?
When in doubt, label it “Digitally altered.” A twilight or replaced sky changes how the property appears, so check how your MLS defines an altered image.
Can I remove the label once the listing is under contract?
Keep it on any image still published anywhere. The label exists for whoever sees the photo, not for the stage of the sale.
How long should I keep the original photos?
Keep them at least as long as your brokerage keeps transaction records. Listing Curator includes the original in every download, so you always have both versions.
Sources
- California AB 723 (Bus. & Prof. Code §10140.8)
- CRMLS, 2026 Digitally Altered Images FAQs (Rule 11.5.2)
- SmartMLS, Virtually Staged Photos
- MLS Now, Listing Photo Rules and Requirements (Rule 3.3)
- Stellar MLS, photo rules
- NorthstarMLS, proposed guidelines for virtual staging and AI-enhanced photos (Jul 10, 2026)
- New York Senate Bill S9584 (2025–2026 session)
- Wisconsin 2025 Act 69, WRA memo to the Real Estate Examining Board (January 2026)
- NAR 2026 Code of Ethics and Standards of Practice
- REALTOR® Magazine, “Are You Catfishing Buyers With Picture-Perfect Real Estate Photos?” (Feb 13, 2026)
General information, not legal advice. Rules and prices change; check the source, your MLS and your broker before you rely on them. Competitor prices are as listed on their sites when this page was updated.