The Listing Media Checklist for Solana Beach Sellers

Are you wondering which photos and videos will actually help your Solana Beach home stand out, attract serious buyers, and sell for top dollar? You are not alone. In coastal markets, the right media tells the full story of views, walkability, and outdoor living so buyers can see themselves there before they ever step inside. In this guide, you will learn exactly what to capture, how to prepare, and how to stay compliant while showcasing your home at its best. Let’s dive in.

Why media matters in Solana Beach

Solana Beach buyers look for ocean views, outdoor spaces, and easy access to Cedros Avenue and the train station. Strong listing media helps buyers qualify themselves, which saves you time and increases the quality of showings. It can also highlight factors unique to our coastline, like bluff proximity and the relationship to the rail corridor.

When you plan your media with intention, you tell a truthful, compelling story. That means clearer expectations for buyers and fewer surprises during showings and inspections.

The core media package

These are the highest-impact assets for Solana Beach listings. Start here, then layer in extras based on your property’s features.

Professional photography

Great photos are the foundation. Aim for a robust gallery of about 20 to 40 images, scaled to your home’s size, layout, views, and outdoor spaces.

• Must-have shots: front exterior, entry, living areas, kitchen (several angles), primary suite, each additional bedroom, bathrooms, office/den, laundry, garage, backyard and decks, unique features, and any view vantage points.
• Exterior essentials: curb appeal, backyard, patios, rooftop decks, pool or spa, and twilight exteriors to capture evening light.
• Neighborhood context: include walk-to visuals such as beach access, the Cedros Avenue Design District, the Solana Beach train station, and Fletcher Cove when relevant.

Technical tips: deliver high-quality JPEGs in sRGB, with wide dimensions at or above 2000 px for main images. Avoid heavy-handed HDR that looks unnatural. Use clear file names, like 123MainSt_Kitchen_01.jpg. Add descriptive alt text for accessibility.

Drone and aerials

Aerials show lot orientation, roof condition, bluff context, and proximity to the beach and Cedros. They also help illustrate how a home sits within the neighborhood.

• What to capture: elevated obliques that reveal the home relative to the coast and amenities, and top-down shots to show lot area. Avoid implying exact legal boundaries unless a survey is provided.
• Video snippets: capture 20 to 40 seconds of stable aerial clips for the property video.
• Safety and compliance: commercial drone operators must follow FAA Part 107 rules, including Remote ID and airspace checks. Confirm local launch and landing rules and secure permission to take off and land on private property.

Video walkthrough and lifestyle

Short, engaging video helps buyers feel the flow and lifestyle of your home.

• Length: 60 to 120 seconds for web and social. Consider vertical versions for Stories and Reels.
• Content: start with an establishing shot of the approach or an aerial that places your home by the beach. Use gimbal walkthroughs to highlight flow, kitchen, outdoor living, and view corridors from inside. Add neighborhood b-roll of beach paths, Cedros shops, and parks.
• Accessibility: use captions and licensed music.

3D tours and floor plans

Coastal and multi-level homes often benefit from a 3D tour and a floor plan. These tools reduce uncertainty and help remote buyers understand vertical relationships and sightlines.

• Provide a 2D floor plan with approximate room dimensions.
• Add a 3D scan for full context of layout and level changes.
• Label measurements as approximate unless you have a certified survey.

Virtual staging vs. physical staging

Physical staging typically photographs best. If you use virtual staging, label images as “virtually staged.” Do not alter structural elements or misrepresent views. Virtual decluttering or minor cosmetic edits should be disclosed if they materially change perception.

Neighborhood and proximity media

Show the lifestyle your location offers. Capture walk-to experiences that are important to buyers.

• Beach access and paths, public access stairways
• Cedros Avenue scenes, cafes, and galleries
• Solana Beach train station and transit options
• Parks and bike paths

If you present walking times, measure them so they are accurate. Consider a simple graphic that shows proximity to the beach, Cedros, and the station.

Documentation images

Relevant documentation helps pre-qualify buyers and support disclosures.

• Recent permits for improvements
• Any existing survey or plot map (labeled informational if not a certified survey)
• HOA maps or common areas, with permission
• FEMA flood map excerpt and flood zone designation when applicable
• Photos of seawalls, revetments, or visible bluff repair if relevant

Solana Beach specifics that shape your shoot

Ocean views and bluff context

Show the true view from principal rooms, decks, and yards. If the property sits on or near a bluff, include images that clearly depict the bluff’s visible condition. If there are shoreline protection measures or reports, reference them with photos where appropriate and include in disclosures.

Rail corridor realities

The LOSSAN corridor runs along the coast and is a defining feature for many homes. Capture images that show the distance and sightlines to the rail where relevant. This sets accurate expectations for noise and visual impact while also highlighting the convenience of station proximity.

Walkability and Cedros lifestyle

Walkability matters. Use images that show paths, crossings, and the character of Cedros Avenue. Keep claims specific and measured. Buyers respond to clear, honest visuals of how they will move through the neighborhood.

Seasonal light, tides, and timing

The coastal marine layer can soften views. Aim for clear days to showcase ocean vistas, and schedule a twilight session for curb appeal. If you plan beach or coastal shots, check tide schedules to capture wider beach areas at low tide when appropriate.

HOA and shared amenities

If your home is part of an HOA with shared amenities or private beach access, confirm photography permissions. Clarify in captions whether access is public, shared, or private.

Technical specs at a glance

• Image resolution: capture RAW, deliver high-quality JPEGs; aim for main images at or above 2000 px on the long edge.
• Color profile: sRGB for web.
• File naming: include address and room identifiers for easy cataloging.
• Alt text: add brief, descriptive alt text for key images.
• Light and exposure: use natural light, open blinds, and turn on interior lighting. Avoid unrealistic HDR.
• Twilight: one hero twilight exterior can boost click-through and perceived value.
• Drone deliverables: high-res stills and stable 4K or 1080p clips.
• Video: 1080p minimum, 4K preferred for aerials and cropping. Include captions.

Compliance and accuracy checkpoints

MLS and media rules

Your MLS may limit photo counts and control the order of images. It may also set rules for virtual tour links, video in the public feed, and required labels such as “virtually staged.” Confirm requirements with your MLS before finalizing your gallery.

Drone regulations

Commercial drone work must comply with federal rules. Operators should be FAA Part 107 certified, follow Remote ID, and confirm airspace availability and any local restrictions. Plan launch and landing on private property with permission and avoid flying over people or moving trains.

Copyright and licensing

Get a usage license from your photographer or videographer that covers MLS, marketing, and syndication. Use properly licensed music in videos. If a person is recognizable in your media, obtain a release before using those images for advertising.

Disclosures, flood, and coastal hazards

Be accurate and transparent. Label floor plans as approximate unless surveyed. Do not present boundary images as legal surveys. For coastal or bluff properties, ensure required disclosures cover known bluff conditions, erosion, and any shoreline protection measures. Confirm FEMA flood zone status if relevant and include documentation where needed.

Your pre-shoot prep checklist

• De-personalize: remove personal photos and excess décor.
• Clean and style: clear surfaces, make beds, set simple table settings, tuck cords away.
• Lighting: replace bulbs, open blinds and curtains.
• Exterior: mow, tidy landscaping, clear driveway and walkways, move cars off the street if possible.
• Access: provide entry codes, garage openers, and deck or roof access if needed.
• Secure: store valuables and sensitive documents before the shoot.

What to ask your media team

• Scope: how many edited photos, aerial shots, and whether a twilight exterior is included.
• Video: final length, social cuts, and whether captions are included.
• 3D and floor plans: availability and labeling standards.
• Credentials: FAA Part 107 certification and insurance for drone work.
• Turnaround: delivery timelines and formats.
• Rights: what usage rights come with the deliverables and whether assets are MLS-compliant.

Typical deliverables and timeline

Sample bundle

• 25 to 35 professionally edited photos, including 2 to 4 aerials
• One hero twilight exterior
• 60 to 90 second highlight video, plus a 15 to 30 second social cut
• 3D tour link and a 2D floor plan (PDF or image)
• Drone stills and short aerial clips if permitted
• Optional virtual staging for select rooms, clearly labeled

Timeline

Expect 1 to 7 days for staging and prep. Photo and video shoots typically take 1 to 3 hours, depending on the scope. Photo delivery often arrives within 24 to 72 hours, with longer timelines for video and 3D tours. Consider shooting twilight and aerials at different times to optimize light, weather, and tides.

Cost overview

Budgets vary by provider and scope. As a general reference: photography may range from about $150 to $500, drone add-ons from about $100 to $300, twilight add-ons from about $50 to $150, 3D tours from about $150 to $500, property videos from about $400 to $1,500, and floor plans from about $100 to $300. Local rates can be higher or lower.

Next steps

Your listing media should reflect the real value of your Solana Beach home, from view lines and outdoor living to walkability and coastal context. When you plan each asset with precision and comply with local and federal rules, you set the stage for qualified showings and a smoother sale.

If you want a turnkey plan, from shot list to delivery, schedule a conversation with Alexandra Crum. Secret Agent 858 pairs boutique, local expertise with premium presentation so your home hits the market with confidence.

FAQs

How many photos should I include for a Solana Beach listing?

• Plan for about 20 to 40 images, with more emphasis on exterior, view, and outdoor living shots for coastal properties.

Do I need drone photos if my home is near the beach or bluffs?

• Drone images are strongly recommended when proximity to the ocean, bluff context, or lot orientation adds value and when the operator follows FAA rules and local restrictions.

Are 3D tours and floor plans worth it for multi-level coastal homes?

• Yes, they reduce confusion about layout and vertical relationships, help remote buyers, and cut down on no-show showings.

What should I disclose about bluff conditions or flood risk?

• Follow standard disclosure rules and include known bluff stability issues, shoreline protection measures, and flood zone information where applicable.

When is the best time to shoot a coastal home in Solana Beach?

• Choose a clear day for views and schedule a twilight exterior; for beach scenes, consider low tide to show wider sandy areas.

Can I use virtual staging instead of real staging?

• You can, as long as every virtually staged image is clearly labeled and does not misrepresent structural elements or view conditions.