A service
The listing film: one morning, the whole house
Every listing I take gets photos, a measured floor plan, a 40 second walk and a vertical reel, shot by the same photographer in one morning. Here is what gets shot, why the walk is 40 seconds, and what this work costs on the open market.
It started in 2021 with one phone video. A listing in Vellore Village had a backyard that photos kept flattening, so I walked it with my phone, curb to fence, in one take, and put the clip on the listing. The showings that week came from people who had watched it. I have filmed every listing since, and in 2022 I started working with one photographer so the look is the same house to house.
The 40 second walk is one continuous idea: curb, front door, hallway, kitchen, living room, backyard. It is not a tour of every room. It is the path a buyer takes in the first minute of a showing, so they can decide whether to book one. It is shot in natural light with the lights on, no wide-angle distortion, no music that drowns the house. The reel is a 15 to 30 second vertical cut of the same footage for Instagram and the MLS video slot.
The stills are twenty to thirty frames of the house as it is. We do not use stock photos, and if a room is virtually staged the listing says so. Twilight and drone are added when the lot, the street or a ravine make them worth having, not by default. The floor plan is measured, not estimated.
How it goes, step by step.
Prep the day before
The fix list is done, the counters are clear, the lights all work. I walk through with you and move what needs moving.
Stills first
Twenty to thirty frames, exterior and every main room, shot at eye level with the lights on and the blinds open.
The 40 second walk
Curb to door, hall, kitchen, living room, out to the yard. Three or four takes. Same path every house.
The reel
A vertical cut of the best moments, 15 to 30 seconds, built for the phone.
Floor plan and extras
The house is measured for the floor plan. Twilight or drone are shot the same day if we have decided the house needs them.
Edit and launch
Edited within two days and loaded to MLS with the listing. The film goes on my channels the day the listing goes live.
What is included
- Twenty to thirty stills
- Measured floor plan
- The 40 second walk
- A 15 to 30 second vertical reel
- Twilight exterior and drone when the house warrants them
- Virtual staging, disclosed, when a room is empty
What it costs
The film and photo package is included in my listing fee; for reference, a GTA vendor currently lists photos from $199 for homes under 2,000 square feet, photos with a cinematic walkthrough at $399, a top package with drone, reel and twilight at $1,099, a drone add-on at $299, a mobile reel at $129 to $289 and virtual staging from $29 per photo (Odyssey3D, fetched October 2026).
Adrian Marchetti, Sales Representative | Brightmere Realty Inc., Brokerage
Straight answers
Do I pay extra for the film?
No. Photos, floor plan, the 40 second walk and the reel are part of every listing I take. The only extras are a twilight or drone shoot when the house needs one, and I tell you before we book it.
What about staging?
A staging consultation is included. If you want furniture brought in, that is a separate cost paid to the stager. Published Canadian ranges are a consultation at $150 to $600, arrangement at about $250 per room and rentals at $500 to $600 per room per month (RE/MAX Canada blog, August 2025), with whole-house staging in Toronto quoted at $4,000 to $10,000 (Savvy New Canadians). On many houses I will tell you not to spend it.
Can I use the film if I decide not to list with you?
The film is shot for the listing and belongs to the listing. If we part ways before launch, I will not use it, and neither will you. I will tell you this before the shoot so there are no surprises.
Why 40 seconds?
Because that is roughly the time a buyer gives a listing on their phone before deciding whether to book. A longer film gets skipped. Forty seconds, one path, and they know whether to come.
Start with a 20 minute call
Tell me the street and what you are thinking. I will tell you what the comparable sales say, even if it is not what you hoped. No obligation, and I will not call you again unless you ask me to.