A jurisdiction-agnostic guide to disclosing virtually staged listing images — the universal principle, what differs by state, and a four-step compliance checklist.
If a listing photo has had furniture or physical features digitally added, most U.S. MLS boards — and the NAR 2026 Code of Ethics — require you to disclose that it was virtually staged. Where that disclosure goes depends on the board: some require a label on the image, but many prohibit text on the photo and require the disclosure in the listing remarks or photo-description field instead. California's AB 723 makes an on-or-adjacent disclosure a statutory requirement; other states rely on MLS rules and ethics standards.
Virtual staging — digitally placing furniture and décor into an empty room — is one of the most common and most useful tools in real estate marketing. It is also one of the most regulated, because a staged photo can change what a buyer believes about a property.
Beyond that universal principle, the specifics vary by jurisdiction:
SEAREI produces all of this automatically for any listing.
For every listing, SEAREI applies the disclosure your board requires — on the image where the board requires it, in the listing where it doesn’t — hosts the original unaltered image on a public verification page, issues a dated certificate that can’t be quietly changed, and keeps an audit-ready record of what was altered and when. Whether you stage with SEAREI or bring photos staged elsewhere, the disclosure layer is produced for you.
Most U.S. MLS boards and the NAR 2026 Code of Ethics require disclosure of virtually staged images. California makes it statutory under AB 723; other states rely on MLS rules and ethics standards. Confirm your specific MLS board's rule.
It depends on the board — this is the single most common disclosure mistake. Some jurisdictions require the label on the image itself: California AB 723 requires a conspicuous disclosure on or adjacent to the altered image, and Canopy MLS (Charlotte) requires it directly on the photo. But many MLSs prohibit text on listing photos and require the disclosure in the listing remarks or the photo-description field instead — Florida's Stellar MLS, Austin's ACTRIS, and Minnesota's NorthstarMLS among them. Some supply their own watermark and treat a third-party label as a violation, such as Arizona's ARMLS. Check your board's rule before putting any text on the image.
Yes. AB 723 requires the original to be accessible via a public link, URL, or QR code in the disclosure. Most MLS boards have their own retention rules on top of that. SEAREI hosts originals permanently on a public verification page.
Yes, if it adds, removes, or changes elements of the property. AI lighting or color correction that doesn't change the property's representation does not require disclosure.
Last updated: May 25, 2026 · SEATECHONE LLC
Informational, not legal advice. Confirm current rules with your MLS, brokerage, and counsel.