I once helped a client purchase a home five percent below appraised value in a competitive market simply because the listing agent did not include photos for the first several days he marketed the property.

When I saw the listing come online I knew it would be a good fit for my buyer. I immediately went and took photos for her to see. We wrote an offer after she was able to tour it, and five days after it came on the market the house was sold. There was still no photographs in the MLS or in the online marketing.

The listing agent made my job easy by not posting photos. If he had shown everyone the view from the back yard, or the sunny atrium in the center of the home, or the original details in the kitchen buyers would have flocked to see the property and my buyer would have had to compete with multiple offers. Instead, she walked in and bought it for less than the appraised value.

Don't make it easy on the buyers to get a great deal. Post all of your ads with clear, bright and attractive photos. From day one of your marketing launch let everyone see your home's best features.