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MLS photo rules by MLS: 22 US MLSs, from Bright, Stellar and CRMLS to HAR, MRED and ARMLS

The 22 MLSs we checked agree on the core: listing photos must show the property as it is, virtual staging is for furniture and décor, and changes to fixed features or to anything outside the owner's control are banned or must be heavily labeled. Most also say corrections to light, color, crop and straightness need no label and that staging must be disclosed. They differ on the details that get agents fined: Stellar wants "Virtually staged" in the photo description, a checked field and specific first words in the public remarks; Bright wants disclosure in both the private and public remarks; ARMLS, RMLS, SFARMLS and Canopy want the label on the photo itself; CRMLS, SDMLS, Metro MLS, ARMLS, Canopy, MLSListings, SFARMLS and Unlock MLS want the unaltered original with the altered photo; REcolorado and Doorify ask for no staging label at all, while MLSListings wants even color enhancement disclosed; photo caps run from 36 (OneKey) to 100 (Doorify); and published photo fines run from $10 (Metro MLS) to $1,500 (Southeast Florida MLS).

By Emil Thomsen, Founder of October · Updated October 27, 2026

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What they all agree on

The NAR Code of Ethics (Article 12) requires REALTORS® to "present a true picture" in their advertising, and Standard of Practice 12-10 extends that to images. Every rulebook below is a local version of that sentence. Read across the 22 MLSs, five rules repeat:

A true picture. Stellar: "All photos must represent a true and accurate picture of all property features and surroundings." Unlock MLS: images "must show an accurate representation of the property in its current state." Bright: virtual staging "must reflect a true picture of the property."
Corrections mostly need no label. Brightness, exposure, color, white balance, cropping, straightening and sharpening are exempt at CRMLS, SDMLS, Metro MLS, ARMLS and SFARMLS, and in NorthstarMLS's best-practice guidance. The exception is MLSListings, whose rule says any enhancement must be disclosed in the public remarks, "e.g. color enhancement or virtual staging."
Staging is furniture and décor only, and it is usually disclosed. Adding or swapping personal property that doesn't convey is allowed by every MLS that addresses it, and 14 of them require a disclosure, each in its own place; Unlock asks for an unstaged image of the same view instead, and Northstar recommends a label. REcolorado ("Virtual staging is not considered manipulating photos") and Doorify MLS ("We do not currently require disclosure") are the exceptions; MLS PIN, OneKey MLS and Southeast Florida MLS say nothing about staging on the pages we read.
Fixed features and the view are off-limits. Walls, fixtures, flooring, paint, landscaping, power lines, water towers, roads, views that aren't physically possible: named as prohibited by CRMLS, Bright, Stellar, MLS Now, NWMLS, MRED, Canopy, Doorify, REcolorado and Northstar's guidance. MRED's example is a view of the Chicago Bean; Canopy's is the Charlotte skyline. Stellar, MLS Now and Canopy also ban editing out negatives such as holes in a wall, exposed wiring, damaged flooring or "flaws." Two allow it with a heavy label: HAR wants "Image does not represent actual property as is" across the bottom of the photo, and ARMLS bans misrepresenting the property "unless disclosed."
No branding, no people. Logos, branding and contact details on photos are banned by 20 of the 22 (the pages we read for CRMLS and Metro MLS don't address it), and most ban superimposed text. Most also ban yard signs and identifiable people; Bright adds that people may not be "real, animated, or computer-generated." The softest is REcolorado, which allows subtle text, and borders, watermarks and yard signs "as non-predominant features."

The rules, MLS by MLS

MLS (region)	Photo count and timing	Branding, people, text	Altered or staged photos: the label	The original	If you get it wrong
CRMLS (California), Rule 11.5.2	Up to 75 images per listing. Photos that don't accurately depict the property, such as staging or HOA amenities, must be captioned	Not addressed on the pages we read	"Photo Modified," "Virtually Staged," "Digitally Altered," "AI Altered" or similar, in the photo description field. AI-altered images count. No watermark needed	Uploaded immediately before or after the altered photo	A warning, then a $250 fine if not corrected in time
SDMLS (San Diego, California), Rule 11.5.1	Up to 75 photos. At least one front exterior (need not be the primary), within 72 hours of entry	No For Sale or yard signs, people, pets, text, QR codes, branding or advertising. Photos only of the property, HOA amenities or views from it	"Digitally Altered" (or "Virtually Staged") in the photo remarks, plus the original's URL on the altered image. AI counts	Placed adjacent to the altered photo in the sequence. Labeling alone is not sufficient	MLS compliance action under SDMLS rules; no amount published
Bright MLS (Mid-Atlantic)	At least one photo at entry, the rest within 72 hours; waived for Coming Soon or a seller's written instruction. One "curbside" view required. Size: 1024 × 768 px or larger, recommended (HomeJab's figure; Bright's own pages give none)	No promotional text, brokerage signs, logos, overlaid contact details or identifiable people, "whether they are real, animated, or computer-generated." The MLS watermark may not be removed	Virtual staging (including generative AI) allowed if disclosed in BOTH the Private and Public remarks fields	Not required on the page we read	Bright "reserves the right to immediately remove any image" that doesn't comply; no fine published
Stellar MLS (Florida), Articles 04.04 and 04.05	Front exterior in the 1st photo slot (2nd if the 1st is an aerial or water view); a pool is not a water view; no collage in slot 1. Count not stated on the pages we read	No logos, agent photos, contact details, branding, text or graphics (except the Stellar watermark); no people, including in costume; no broker or builder signage in the front exterior	"Virtually staged" in the photo description, the virtually staged field checked, and the public remarks must begin "One or more photo(s) was virtually staged." No staged exteriors beyond unattached furniture; no distorting room size with small furniture	Not required by Article 04.04	Staged photos removed plus an automatic fine: $100, then $250, $500 and $1,000 within two years; a 4th offense is a hearing. Text or graphics on photos: $100 on the same ladder
NWMLS (Washington)	Aim for 20 to 30; the maximum is 40. Must-have shots: exterior, kitchen, living room, primary bedroom, main bathroom	No contact info, logos or watermarks; no superimposed graphics or text; no QR codes; no people or pets, including a reflection of the photographer	"Do not manipulate images in a way that misrepresents what is for sale": no removing power lines, adding a lawn or driveway, or removing defects. The virtual staging rule is in the full photo policy, which sits behind the member login	Not published on a reachable page	Not published on a reachable page
Metro MLS (Wisconsin), from Sept. 1, 2026	Not addressed. The main photo must be an unaltered original	Only the Flexmls watermark feature may be used on altered photos	Flexmls watermark on every altered photo and "Photos are Digitally Altered" in the public remarks. Decluttering, removing a yard sign, a realistic sky and a fire in a working fireplace need no watermark	Uploaded immediately before its altered version	A $10 sanction for an altered photo without the watermark "if removed"; $10 a day for an altered main photo until replaced
MLS Now (Ohio), Sections 3.5 to 3.7 (rules document dated July 2023)	Front photo within 48 hours or 2 business days of entry; the primary photo must be the front view	No people, no words on any photo, no signs, no agent or contact information, no branding	Interior only, never for to-be-built or under-construction homes; disclosed in the photo description field. No permanent fixtures changed, no views the owner doesn't control (its example: a view of Lake Erie), no removing holes, wiring or damaged flooring	Not required by the 2023 rules	$100 if the photo is late. Staged photos that break the rules are removed, with fines for repeat offenders. The QA department has used AI (restb.ai) to scan photos since 2023
Unlock MLS (Austin, Texas), Rule 2.15 (Sept. 2026 rulebook)	Up to 40 photos. At least one image within 7 days of the list date; at least one of the front of the dwelling; images once submitted may not be removed. Size: 2048 × 1536 px minimum "for the best quality"; 4097 × 4095 or 7735 × 2169 px maximum	No names, phone numbers, emails or web addresses embedded, overlaid or stamped, except an incidental yard sign; Unlock may reject images with text, advertising or people	No label wording specified. "Images with virtual staging … must include a non-virtually staged image of the same view"	A non-virtually staged image of the same view, in the listing	A Category 1 (correctable) violation: courtesy notice with 1 business day to fix, up to three a year, then a warning, then escalating penalties starting with a required workshop ($100 if not completed in 45 days)
ARMLS (Arizona), Rules 8.23 and 8.24 (rules updated May 28, 2026)	One front-exterior street-view photo within 4 days of going active (not in Coming Soon), kept for the listing's whole life. Flexmls lists photos per listing as "Unlimited"; max file 15 MB or 2000 × 3000	No agent or broker identity, contact information or branding in media or its descriptions; no people unless in the background; no text, images or watermarks except those ARMLS provides. A For Sale sign must be "completely obscured"	Allowed with the Flexmls "Digitally Altered" watermark on the photo (the old ARMLS "Virtually Staged" watermark is no longer approved). Decluttering, removing valuables and adding a fire count as altered; brightness, contrast, color, cropping, sharpening, a recolored sky and a blurred yard sign do not	Uploaded directly before or after the watermarked, altered version	$200 per Digitally Altered violation, enforced from December 2026 (no fines June to November 2026); the first violation each calendar year is a warning. Late front photo $50; copied media $500. ARMLS may remove media immediately
MLSListings (Bay Area, California), Rule 7.11.2 (amended Dec. 2025 for AB 723)	A property photo within 1 day after entry; a photo of the front of the building for existing buildings; no text-only images. Count not stated on the pages we read. Size: No pixel minimum; 10 MB per photo, resized to 1440 × 1080; 3000 to 4000 px wide suggested	Text or overlays only to describe the property ("boundaries, pointers or physical descriptions"); no branding of photos or tours, no photos showing "for sale" signs, no agent contact details; "MLSListings does not allow links of any kind from the photos," so no QR codes	"Any enhancements or modifications to images must be disclosed in the public remarks, e.g. color enhancement or virtual staging," and the altered image itself marked "altered," "digitally altered," "AI altered" or a similar term	"Submit the original, unaltered version of the digitally altered image"	$100, then $200 and $400 for failing the photo requirements or putting contact details on photos; 2 calendar days to correct, then uncured violations double up to the NAR limit
SFARMLS (San Francisco, California), Rules 7.25 and 8.4 (June 2026) and AB 723 help articles	Count not stated on the pages we read. The first photo must always stay public; photos may not be removed so the listing "no longer reasonably depicts the property as it was marketed"	No agent or brokerage branding, direct contact information or website URLs in public remarks, open house information, photographs or floor plans	Virtual staging is digitally altered: caption the original and the altered photo, and if the image isn't already watermarked, apply the MLS "digitally altered" watermark at upload. Lighting, cropping, sharpening and "decluttering/removal of unattached items" need no disclosure	Upload both the original and the digitally altered image, ideally the original followed by the altered one, captioned as which is which	None published for altered images. Deleting photos: Fine Level B, $250 per photo deleted (Rule 8.4, from June 1, 2026)
RMLS (Oregon and SW Washington), Rules 3.8 and 3.25 (rules v.2026-06-11)	One exterior photo of the building as photo number 1 (land photo for bare land); new construction may use the floor plan or elevation until complete. Count not stated on the pages we read	No people, copyrighted material, promotional information, names of private businesses or contact information; no branding of photos or virtual tours. Incidental yard signs allowed; lot lines, road names and arrows allowed if not misleading	Disclosed on the photo itself with the "Virtually Staged" watermark; no "alterations that misrepresent the property." A similar home shown for new construction needs a "Sample Image" watermark	Not required by the rules we read	Promotion on photos or in tours: $100, then $250, then $500 per offense. No fine listed for staging without the watermark; general fines up to $15,000
REcolorado (Denver, Colorado), Section 1.20 (MLS Policy revised November 2025)	Up to 50 photos (photo FAQ, Oct. 2023). At least one photo within three business days unless the seller directs otherwise; the primary photo must be of the listed property	No phone numbers, email or web addresses, company or personal names, financial information, promotions, branding, ads or logos. Subtle descriptive text allowed; borders, watermarks and yard signs only as "non-predominant features"	"Virtual staging is allowed" and "is not considered manipulating photos"; no disclosure label required on the pages we read. Banned: any photo where "the true appearance of a property has been manipulated," such as removing a permanent object, changing the landscape or adding improvements that don't exist	Not required on the pages we read	No photo-specific amount; violations not corrected within three business days draw progressive fines that "range from $25 to $15,000 dollars depending on the severity"
HAR MLS (Houston, Texas), Rules 1.25.1 and 1.25.5 (rules dated 12/1/2023)	At least six unique images within 10 days of the list date for homes, townhouse-condos, high-rises, multi-family and rentals (three for to-be-built), unless the seller signs otherwise; one actual photo for lots and acreage. Images must show the property "as-is"	No legible names, phone numbers, email or web addresses in images or photo descriptions, "including the use of embedded, overlaid, or digitally stamped information"; no financing or bonus remarks in the photo description	Limited to adding "furnishings and wall décor" that don't convey, stated in the Photo Description. An image altered to change real property characteristics needs a watermark across the bottom reading "Image does not represent actual property as is" (at least 1024 × 89 px, Arial) and may not be the primary image	For an image altered to change real property, an unaltered image of the same view, placed adjacent to it	Contact info on photos: $250 per violation; too few photos: $100 each; other Rule 1.25 breaches $250, then $500. Fines double after the 2nd fined repeat within 12 months. HAR may remove inaccurate photos
MRED (Chicago area, Illinois), Sections 6.1.1 and 6.2 (rules revised May 14, 2026)	An exterior primary photo within 7 days of entry; with none after 10 days the listing goes to HOLD. Photos can't be removed except for a change of season, improvements or a better photo of the same view. Count not stated on the pages we read	No names, contact information, URLs, QR codes, REALTOR® or office logos or branding, for sale signs, persons, collages or audio, video or text commentary. Captions follow the same rules as the remarks	Allowed for personal property that doesn't convey (furniture, mirrors, artwork, plants), including removing existing furniture; disclosed "in the specified field" (Are Any Property Photos Virtually Staged?). No adding views the owner doesn't control (its example: the Chicago Bean) or removing power lines, water towers or highways. To-Be-Built and Under Construction listings may stage everything	Not required by the rules we read	No staging-specific fine. Photo content violations after notice: $250, $300, $500, then $1,000. Removing photos: $250. No primary photo: $250 rising to $1,000. Others' photos: $250 per submission
NorthstarMLS (Minnesota), Section 4.12 (Rules effective July 1, 2026) and a best-practice PDF	A photo within two business days of entry (not Lots and Land or Under Construction). No people or pets; wildlife and farm animals allowed. Count not stated on the pages we read	No broker, agent or builder signs, banners or promotional material. Text on a photo only if it isn't promotional and has no branding or contact information; the caption is preferred	Allowed "as long as the photo alterations affect only the personal property (furniture) and not the real estate." Its best-practice PDF asks for disclosure in the caption, filename or on the photo; its July 2026 "proposed guidelines" were published as best practice, not added to the Rules	Not required by the Rules. The best-practice PDF asks for an unaltered "Before" image for each staged or AI-enhanced room	Late photo: a $25 administrative fee, then $100, escalating until the photo is added or service is suspended. Another broker's or photographer's photo without permission: $100 for a first offense. No staging or AI fine published
Canopy MLS (Charlotte, North Carolina), Sections 1.7, 1.18 and 1.18.1	Up to 48 photos in Matrix. At least one image once Active, and one an exterior view of the structure (a plat or map for land). A photo that isn't of the actual listing needs "example photo" across it; a caption is not enough. Size: 2048 × 1536 px recommended minimum; 3000 × 3000 px and 6 MB maximum, JPG only	No phone numbers, emails, websites, company or personal names, for-sale signs, logos, slogans or superimposed graphics. Embedded text, personal advertising and people may be rejected or removed. Canopy watermarks every photo	A clear disclosure directly ON the image or within the virtual tour; disclosure only in captions, remarks or supplemental text is "NOT acceptable." Furniture, décor and paint color may change if no structural change is implied; no impossible views, changed room dimensions, added pools, fireplaces or rooms, or removed power lines, highways or flaws	A nonstaged original "immediately before or after" the AI-enhanced or virtually staged photo, or easily accessible alongside a virtual tour	Branding in photos: email notice, then $100 if not corrected within two business days. No staging-specific fine on the pages we read
Doorify MLS (Raleigh-Durham, North Carolina), Section 1.2 (rules revised May 26, 2026)	Up to 100 photos. At least 3 for resale and commercial improved, 1 for new construction and rentals, within 7 days of entry, each "an actual representation of the property"; the minimum applies in every status, including Closed and Expired	No contact information, marketing or promotional messages, advertisements, visible people or branded QR codes; virtual tours must be unbranded	"We do not currently require disclosure of Digitally Enhanced or Virtually Staged photos," but they "must not misrepresent the true state of the property": no changing wall colors or flooring, removing fixtures like fire hydrants, or enhancing landscaping beyond its current condition	Not required on the pages we read	Photo violations are Category I: no fine if fixed within 2 business days, then $100, plus $100 every 2 business days, up to $500
BeachesMLS (Southeast Florida), Sections 3.2.2 and 3.2.2a (rules updated Apr. 16, 2026)	At least one front exterior photo (home or building entrance) on Active and Off Market listings, unless the seller directs otherwise in writing. For pre-construction and under-construction homes the first photo is the model or an artist rendering. Count not stated on the pages we read	Only the property and its vicinity: no frames, signs, business cards, watermarks other than the BeachesMLS logo, the agent, text or overlays (except exterior location ID), collages, people or pets except in the background, QR codes or URLs	"Clearly identified as being virtually staged within the first 180 characters of the public remarks and photo descriptions"	Not required by the 2026 rules	Media that breaks rule 3.2.2a: $500 per occurrence (2-business-day grace on a first offense, automatic after). Changing or removing photos against Section 3.1.4: $500. Missing front photo: courtesy notices, then $50 or a compliance class on the 4th notice
Southeast Florida MLS (MIAMI REALTORS, Florida), Section 15.1.12 (rules updated Aug. 21, 2025)	At least one photo of the front street view (or another graphic that accurately depicts the property) for RE1, RE2, RIN and RNT listings in every status, unless the owner directs otherwise in writing; photos taken under the listing broker's direction. Count not stated on the pages we read	Photos "containing watermarks, logos, text, or other brands cannot be entered into the SEFMLS under any circumstances"; the fine schedule adds embedded links, graphics and QR codes, in photos, virtual tours and videos	Not addressed on the pages we read. Section 24.20 bars manipulating listing content "in any way that produces a deceptive or misleading result"	Not required on the pages we read	$500, then $750, then $1,500 for a missing photo, unauthorized reuse of photos, or "inappropriate, inaccurate, or branded" photos, virtual tours and videos
OneKey MLS (New York), Sections 307 and 309 (Rules and Procedures, Version 2026C)	Up to 36 photos, 10 MB each, each newly uploaded photo captioned. At least one front exterior photo within 24 hours of entry, in every status; once closed, the primary photo must be the front exterior. Photos can't be deleted once a listing leaves Active (Coming Soon and Temporarily Off the Market excepted). Size: 1024 × 768 px or larger, recommended	Images must "accurately reflect only" the listed property, with no contact or identifying information: no agent names, phone numbers, emails, brokerage logos or website links. Photos may not be manipulated to obscure the MLS logo or copyright notice	Not addressed on the pages we read. Only "To Be Built" listings must state that the photos "are computer-generated images and not actual photographs"	Not required on the pages we read	Inaccurate image: $100 (Class 2), and staff may delete it. Missing front photo: $50 (Class 1), doubling after 2 days, tripling after 4 and five times after 5 days uncorrected
MLS PIN (New England), Section 1.0(f) and Attachment D (rules amended through March 25, 2026)	Up to 42 photos. At least one image, including one of the exterior of the structure, within 5 business days of entry (Coming Soon: within 5 business days after the period ends), unless the seller signs a request not to	Images must be "limited to objective information" about the property's physical attributes or location; nothing that promotes the listing broker, its agents, its franchisor, its open houses or "the branding or any existing brand"	Not addressed on the pages we read	Not required on the pages we read	$25 if no photo by the deadline, plus $25 for each further 5 business days. The 2020 photo policy adds removal and "fines of up to $500 per violation and/or suspension of service" for prohibited content

The table is also an open dataset: download it as JSON or CSV, free to reuse under CC BY 4.0 with the line "Source: October, october-ai.com/data". Each row carries its source URL and the date we checked it.

Two more worth knowing. NorthstarMLS (Minnesota) published proposed guidelines on July 10, 2026: disclosure in the caption, on the photo or in the remarks, an unaltered "before" image for every staged or AI-enhanced room, personal property only, and no AI-fabricated features. As of October 22 they were not in its Rules (effective July 1, 2026); its help center publishes them as a best-practice PDF, and its row says so. And in California, AB 723 sits above every MLS rule since January 1, 2026: a conspicuous statement next to any digitally altered image plus a link or QR code to the original, covered in our AB 723 guide.

The details that catch people out

Where the label goes is MLS-specific. CRMLS, SDMLS, MLS Now and HAR use the photo description field. Bright uses the private and public remarks; MRED a dedicated field. Stellar uses three places at once: the description, a dedicated field and the first words of the public remarks. BeachesMLS wants it "within the first 180 characters" of the public remarks and photo descriptions. On the photo itself: ARMLS (the Flexmls "Digitally Altered" watermark), RMLS (a "Virtually Staged" watermark), SFARMLS (its "digitally altered" watermark), Metro MLS (a watermark plus the remarks), MLSListings (a mark plus the remarks) and Canopy, which says a caption alone is "NOT acceptable." Put the words where your MLS checks, not where it seems sensible.
Originals are the newer requirement. CRMLS, SDMLS, Metro MLS, ARMLS and Canopy want the original right before or after the altered photo; MLSListings and SFARMLS want both uploaded; Unlock wants an unstaged image of the same view; HAR wants one only when real property was altered; Northstar's best practice wants a before image per room. Stellar, Bright, MLS Now, MRED, RMLS, REcolorado, Doorify and BeachesMLS don't ask for one on the pages we read. Keep the originals anyway; California's law requires a link to them from every ad.
Decluttering is treated differently. Metro MLS says decluttering a room, removing a yard sign or taking photos off a wall needs no watermark, and SFARMLS lists "decluttering/removal of unattached items" among the edits that need no disclosure. ARMLS says the opposite: decluttered photos are Digitally Altered. California's AB 723 covers any edit that removes elements in the image. Most others don't say. If you list in California, label tidied photos unless your MLS tells you otherwise; elsewhere, ask your MLS.
The main photo. Stellar wants the front exterior in slot 1 (with the aerial or water-view exception), RMLS an exterior as photo number 1, MRED an exterior primary photo, and OneKey the front exterior as the primary photo once closed; MLS Now, Unlock, ARMLS, MLSListings, Canopy, BeachesMLS, Southeast Florida MLS and MLS PIN want the front or exterior somewhere in the set; Metro MLS wants the main photo unaltered, and HAR bars a photo with altered real property from the primary slot. A staged interior as the cover photo breaks several of these.
AI is not a separate category. CRMLS says AI-altered images are digitally altered images; ARMLS that a photo is Digitally Altered when "software or AI is used" to change its content; SDMLS that AI-generated or AI-enhanced images must be disclosed with the original; MLSListings accepts "AI altered" as a label; Canopy puts AI-enhanced photos under the virtual staging rule; Bright folds generative AI into virtual staging; Northstar's best practice bans AI images that show permanent features that don't exist. The question everywhere is what the edit did to the picture.
Room size. Stellar bans "placing small furniture to make a room appear larger than it actually is," and Canopy bans changing room dimensions. NWMLS warns that wide-angle lenses "often distort images and can portray an unrealistic sense of size." None bans a wide lens; all ban the impression it can create.

For the three kinds of edit, the gray zones and what the portals say, see AI real estate photo editing and MLS rules. For pixel sizes, file types and portal minimums, see real estate photo size requirements.

Where the rules aren't on a public page

An honest table has gaps, and these are ours. NWMLS's complete photo policy is linked from its public photography guide but opens a member login, so its virtual staging and disclosure wording is not in the table. Bright's support site gives no photo size or count; the 1024 × 768 figure is HomeJab's, not Bright's. Stellar's photo count is not on its rules page or in the rulebook sections we read. MLS Now's newer "Section 3: Images, Media and Virtual Staging" on its support site refused our request, so its row is from the 2023 rules document still hosted on mlsnow.com. Unlock MLS gives no label wording at all, only the requirement for an unstaged image of the same view. Some figures come from older pages on the MLS's own site: REcolorado's 50-photo cap from a 2023 FAQ, ARMLS's "Unlimited" from a 2021 Flexmls post, MLS PIN's 42 from its 2020 photo policy and FAQ, and HAR's rules are dated December 2023. SFARMLS's full rulebook is only inside the MLS, so its row is from its public help center, and NorthstarMLS's staging and AI wording is best practice, not a rule. We left out MLSs whose own rules we couldn't read: NTREIS (its rules download was blocked to us), FMLS (rules behind the member login), Georgia MLS (its site didn't load), Realcomp (its current handbook is behind a login), MIBOR BLC® (its public rulebook has no photo rules beyond two photos for Pre-Market, and its compliance policy isn't published) and REBNY RLS (its rules don't address photos beyond banning contact details). Where a cell says "not published on a reachable page," that is what it means; we did not fill it from a vendor blog.

A workflow that passes everywhere

Shoot a front exterior first and put it in slot 1 unless your MLS says otherwise. Keep yard signs, people, pets and your own reflection out of every frame.
Correct, don't alter, by default. Light, color, exposure, straightening and cropping are unlabeled everywhere. Anything that adds, removes or changes an element gets a label.
Stage only furniture and décor, and never the exterior (Stellar and MLS Now ban staged exteriors; Bright and Stellar allow unattached furniture outside). Never touch a fixture, a wall, a floor, the landscaping or the view, and never hide a defect.
Label it the way your MLS checks: the exact words, in the exact field, and in the remarks where required. When in doubt, do all of it; a label in an extra field has never drawn a fine.
Upload the unaltered original next to the altered photo even where it isn't required. It satisfies CRMLS, SDMLS, Metro MLS, ARMLS, Canopy, MLSListings, SFARMLS, HAR and Unlock, and it is what AB 723 and Zillow both point to.
Keep nothing on the photo but the photo. No logos, text, contact details or QR codes; if your MLS adds its own watermark, leave it.
Re-check the rulebook each January. CRMLS, Metro MLS, Stellar, Unlock, ARMLS and MLSListings all changed their photo rules for 2026, and ARMLS starts fining in December 2026.

October's photos fall under these rules as AI-altered images, and should be labeled that way. The frames from each spot are stitched into one wide view, and an AI image model draws a new finished photo from it, with a daylight look, straight lines and loose items such as bottles, towels, papers and cables left out. The model is told to keep the fixed features, meaning walls, floors, windows, fittings, built-in furniture and the view, and each photo is checked against the capture and redrawn if the room changed, but AI can still get a small detail wrong, so check every photo against the home. Because every October photo is AI-generated, label it as AI-altered or digitally altered wherever your MLS or state requires (CRMLS accepts "AI Altered" or "Digitally Altered"). Where an original is required, October's download includes the unaltered original of every photo, so you can link or provide it. Empty room and Staged photos are delivered with a Virtually emptied or Virtually staged label on the image. A place of up to 6 rooms is $49 for photos, $99 with a walkthrough video, and the first place is free.

A white kitchen with glossy cabinets, an AEG oven under an induction hob, an oak worktop with a tall amber vase of dried hydrangeas and a doorway through to a bright living room — The founder's own kitchen, a finished October photo drawn by AI from an iPhone capture. A canister, a paper bag, an electric toothbrush with its cable, a bottle, a small container and a salt and pepper grinder were left off the worktop; cabinets, hob, oven, worktop and the room beyond were kept as captured. Because the whole image is AI-generated, treat it as digitally altered: in California it needs a statement and a link to the original, under ARMLS the Digitally Altered watermark and the original. The decluttering exemptions at Metro MLS and SFARMLS were written for removing items from a photo, not for an image an AI drew; check with your MLS.

Questions

What are Bright MLS's photo rules?

At least one photo at listing entry and the rest within 72 hours (waived for Coming Soon or a seller's written instruction), including one curbside view. No promotional text, brokerage signs, logos, overlaid contact details or identifiable people, real or computer-generated. Virtual staging, including with generative AI, is allowed if it reflects a true picture and is disclosed in both the Private and Public remarks; removing power lines, water towers or nearby roads is not allowed. Bright can remove a non-compliant image immediately.

What are Stellar MLS's photo rules?

The front exterior goes in the first photo slot (second if the first is an aerial or water view; a pool is not a water view). No logos, agent photos, contact details, branding, text or graphics except the Stellar watermark, and no people, even in costume. Virtually staged photos need "Virtually staged" in the photo description, the virtually staged field checked, and public remarks that begin "One or more photo(s) was virtually staged." Breaking the staging rule removes the photos and draws an automatic fine of $100, rising to $250, $500 and $1,000 within two years.

How many photos does the MLS allow?

It depends on the MLS: Doorify MLS allows up to 100, CRMLS and SDMLS 75, REcolorado 50, Canopy 48, MLS PIN 42, NWMLS and Unlock MLS 40 (NWMLS recommends 20 to 30), and OneKey MLS 36; ARMLS's Flexmls lists photos per listing as "Unlimited." The others in our table don't state a cap on the pages we read. See our guide to how many photos a listing should have.

Do I have to upload the original photo next to a virtually staged one?

In CRMLS (immediately before or after), SDMLS (adjacent, plus the original's URL on the altered image), Metro MLS (immediately before), ARMLS (directly before or after), Canopy (immediately before or after), MLSListings and SFARMLS (both versions uploaded) and Unlock MLS (a non-virtually staged image of the same view), yes; HAR requires one when real property was altered. Stellar, Bright, MLS Now, MRED, RMLS, REcolorado, Doorify and BeachesMLS don't require it on the pages we read, and NorthstarMLS recommends it as best practice. In California, AB 723 requires a link to the original from any ad.

Are AI-edited listing photos allowed on the MLS?

For corrections, yes, with no label. For edits that add, remove or change things, yes with a label and usually the original: CRMLS and ARMLS say AI-altered images count as digitally altered, SDMLS says AI-generated or AI-enhanced images must be disclosed with the original, MLSListings accepts "AI altered" as the label, Canopy wants an on-image disclosure and the original, and Bright counts generative AI as virtual staging. AI images that change fixed features, the landscaping or the view are banned by CRMLS and by Northstar's best-practice guidance, and misleading under Article 12 everywhere.

Can I put my logo or contact details on listing photos?

No, at every MLS that addresses it: 20 of the 22 ban branding, logos or contact information on photos, and the pages we read for the other two (CRMLS and Metro MLS) don't say. Published fines include $100 on Stellar's automatic ladder, $250 a violation at HAR, $250 rising to $1,000 at MRED, $500 a photo at BeachesMLS and $500 rising to $1,500 at Southeast Florida MLS. The only marks allowed are the MLS's own watermark (Stellar, Unlock, Bright, Canopy, BeachesMLS, ARMLS) or the altered-photo watermark that Metro MLS, ARMLS, RMLS and SFARMLS require; REcolorado also allows a watermark as a "non-predominant" feature.

What are the fines for breaking MLS photo rules?

Published amounts for altered or staged photos: Stellar $100, then $250, $500 and $1,000 within two years, with the same ladder for text on photos; CRMLS a warning then $250; ARMLS $200 from December 2026, after a yearly first warning; Metro MLS a $10 sanction for an unwatermarked altered photo and $10 a day for an altered main photo. For other photo violations: HAR $250, then $500; MRED $250 rising to $1,000; BeachesMLS $500 per occurrence; Southeast Florida MLS $500, $750, then $1,500; MLSListings $100, $200, then $400; OneKey $100 for an inaccurate image; Canopy, Doorify and RMLS $100 to start; SFARMLS $250 per deleted photo; MLS Now $100 for a late front photo; Unlock MLS a workshop first, with a $100 fine if it isn't completed in 45 days. SDMLS, Bright and NWMLS publish no amount on the pages we read.

Does any of this apply to Zillow or Realtor.com?

The portals mostly display what the MLS feed sends, so the MLS rule is usually the one that binds, and a photo fixed on the MLS is fixed on the portals. What Zillow and the other portals have said about altered photos is in AI real estate photo editing and MLS rules.