Virtual Tours and the Elusive Perfect Exposure

I started producing virtual tours about three years ago. Initially I was just curious about the technology utilized to create them, but I quickly saw their value in helping to showcase the work of my architectural firm. Being able to show a client a building from the inside or to place them in the middle of one of our Cleveland Ohio outdoor lifestyle centers seemed like a great use for this media.

Given my background in Ohio real estate development and my interest in photography and “all things technical,” l thought it would be fun to turn my hobby into a real business that combined all of those elements. In Early 2008 I found RealTour Vision and created SGMDesign360.com.

Since I am not a professional photographer, its sometimes a struggle to get perfect exposures for the shots needed to stitch together a great panorama. It was particularly difficult when I first started since I was using a 6 shot setup with an 8mm fisheye lens on a Nikon D200 DSLR. (Four shots horizontally and then one up and one down) Correct exposure was critical and post processing in Photoshop was essential. While I liked the result and the ability to do true spherical immersive images, the time investment in each spin was not practical for typical real estate virtual tours. RTV’s 12 shot method gives me much better quality “out of the box.”

Regardless of the technology used, correct exposure is important. So what is the best way to set the camera? Should you use supplemental light, flash or studio floods? What about white balance? It can be very confusing and there is no one best method for every situation. The following outlines several different methods that can be used to get the right exposure. Experiment and see what works best for your situation.

The trick to creating any panorama is to insure that there is even exposure across the entire set of images. Shooting in automatic or aperture priority mode may result in different exposures for each frame, especially if there are dramatic changes in lighting within the scene. While the individual frames will look good, the contrast between frames can be too much for your blending program to handle effectively. So, what is the best way to shoot these photos? There are several different opinions and everyone does things a bit differently. So, in order to simplify the process, I have outlined a few of the options that I use on a regular basis.

Option I – Consistent Exposure and White Balance

Instead of using one of your cameras automatic modes, try using Manual mode instead. Meter only for the mid-tones in the scene. First, if you are using a digital SLR select an aperture setting that will give you good depth of field. I like a setting of f 8. Since we are on a tripod, we can control the exposure with shutter speed. Scan the entire scene and find the extreme lights and darks then meter for the mid range. Once you know that setting, shoot each picture in the sequence using the same set of exposure settings. You should end up with a well-balanced set of exposures to stitch together. I prefer to use natural lighting, so if I have good ambient light I’ll keep the room lights off or try to have them on the lowest wattage possible. Remember to select the appropriate white balance and keep it the same for every frame in the sequence. Turn off automatic white balance in your camera settings menu.

Option II – Adjusted Exposure

Start by setting up just like Option I and meter for the mid-range condition. Note the exposure setting. For each shot, adjust the shutter speed to provide more or less exposure as needed, but do not vary from the mid range exposure setting by more than a stop or two in either direction. Adjustments should be made relative to the mid-range exposure setting, not the previous shot setting.

Option III – Bracket Exposures

A common way to handle difficult lighting situations is to bracket exposure. By taking a series of shots we can expose for both the highlights and the shadow areas and then combine the images in Photoshop to get the correct blending. Post processing is time consuming, but sometimes it’s absolutely necessary. Fortunately, my Nikon D200 offers several automatic-bracketing options. I find the three shot setting works best. Again, I set up and meter to find my mid-range exposure. I shoot in Aperture Priority mode and let the camera automatically adjust shutter speed to give me a bracketed sequence. The camera will shoot Normal, then Under, then Over at each rotation. Basically, I take three shots at each station, letting the D200 change the settings. Be careful to stay in sequence, rotating before all three shots are taken can cause major problems. Once I have all the shots I have a few options. I can separate the shots into a normal, under and over sequence and then stitch each sequence individually. Save them to high resolution jpg, and bring them into Photoshop to blend them together. I have had little success with Photoshop’s (cs2) HDR process, but have found a nice plug in by Fred Miranda called DRI Pro Plug-in v2.0. I believe it was less than $20.

The second option is to just visually select the images that seem correct and assemble a set to be stitched. This eliminates the need for Photoshop work, but this method is highly dependent on your scene and your ability to visually compile the correct image.

Option IV – Supplemental Lighting

I’m not a big fan of using supplemental lighting for virtual tours, primarily because I am not as well versed in flash photography as I should be and have had difficulty creating clean stitches. I know many people do this without issue, but I struggle with it. I have recently been experimenting with a flash diffuser produced by Gary Fong and have been very pleased with the results. I need to experiment with the diffuser using all of the exposure methods to see which approach gives me the best results. I think this method will solve many of the more common lighting problems that we all encounter. I’ll report my findings next week.

Stephen G. Moluse
Cleveland Virtual Tours

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“Success with RTV from a Real Estate Agent’s Point of View
In early 2005 as the real estate market here in the Florida Keys started to slow, I could see I would have to brush up on my marketing skills and find better ways to expose my listings to potential buyers. With so many Florida Keys homes and condos sold as vacation homes, an online presence with great photos and virtual tours becomes essential. A few years earlier I was the first agent in our area to do virtual tours. I had tried the two-shot version but the results were not very good. Then the market got so hot, and properties were selling so fast, there was no real need to have tours. I could see the tide turning and I wanted to add virtual tours back to my listings so I started doing some research to find the best solution. After looking at a lot of low quality tours, I found RTV. Having taken some photography courses in college, and with over 30 years in the real estate business taking photos of houses, I decided to do the tours myself. My first RTV tour was of one of the highest priced homes in Key Largo. Shortly after submitting it, I received a call from a buyer who said his wife had seen a virtual tour on the Internet and she wanted him to take a look at the property while he was in the Keys. During the showing he called his wife at home and told her to look at the virtual tour again. They decided then and there to make an offer. They ended up buying the property. The wife never came to see it until closing. The selling price was $3.7 million.

Since then there have been other situations where a buyer’s partner or family member could not be present but the decision to go forward was based on the virtual tour. Many times in the course of showing one of my listings with an agent from another company, I hear the buyers talking about having seen the virtual tour on the Internet. It seems they find the listings and have their agent make the appointment which results in more showings and sales for my sellers. I have a contract pending on a property which is scheduled to close later this month. The buyers have never been inside the house. Asking price almost $3 million.

In spite of our market being down almost 50% in the number of sales, and the inventory being up almost 50% in the number of listings, this has been my best year ever in real estate with over $12 million in sales so far – and it is only April. Thank you RTV for helping take my career to a new level.”

Sharon Nyman

Virtual Tour Provider

Feature List

  • 100% Your Brand & White Label
  • Advanced Customer Storefront
  • Advanced Photo & 4K Streaming Video Delivery
  • Automated Weekly Traffic Reports
  • Built-in 360 Virtual Tour Software
  • Calendar Integration & Job Scheduling System
  • Create Interactive Floor Plans with Hot Spots
  • Custom 360 Virtual Tour Layouts
  • Discounted Virtual Staging Services
  • Easy-to-Use Secure Client Portal
  • Invoice, Prepay, & Pay-To-Download
  • Jobs from RTV’s National Hotel Accounts
  • Photographer Management System
  • Secure HTTPS Links
  • Six Elegant Property Website Layouts
  • Stripe, PayPal, Square, & QuickBooks Integration
  • Unlimited Hosting
  • Unlimited Phone Training & Technical Support
  • Works with ANY 3D–360 Camera
  • Zillow, Matterport, & iGuide Compatible

“RTV, Best Service, Great Products!!!
We opened Photos Sell, real estate photography in January 2015. I found RTV during a search for a portal site so I could send high res images over the internet to my customers. When I called this company I was greeted by the owner himself. Jason LaVanture. Jason explained what RTV was about and what they can do for my new business. Great customer service, training, high res Virtual Tours and much, much more. After I signed up I got all of the above and much, much more. I received excellent training on the system. Instant help from customer support almost never got a voice mail and when I did they always got right back to me ASAP. The product is like nothing else, it set me apart from my competition. Look if your pictures are not good, they will no look good on any medium. I now work for 35 agents and exclusive with two large Brokers in our area. I am busy as hell. I read the complaints on this company and my response to those who complained is: you can’t make a living off the leads you get for RTV. You need to market you self, have a great product and provide great customer service. Look, I am no one special to RTV, just a customer and I have received outstanding service, their web portal works flawlessly and is easy to use and navigate. I can pickup the phone and speak to the Owner any time, he is a great resource and can be depended upon should you have a problem!! Thank you RTV. I prefer not be anonymizes: George Pulizzano, Photos Sell, Tampa, Florida.”

George Pulizzano

George Pulizzano Photography

“I became a RTV Full Service Provider after I researched many different virtual tour software solutions and purchased several different packages from virtual tour companies in the industry. RTV wins hands down! Their tours are truly INTERACTIVE and professional quality. Unlike other software that can distort images and give the ‘fishbowl’ effect, RTV offers a superior software solution that forgives even the most amateur of photographers and allows professional photographers to REALLY show off their work. In the last year my company has produced more than 170 tours for both commercial and real estate applications and that number is growing daily. On top of our own marketing efforts, RTV has sent us MANY qualified leads! 95% of all the leads that they send us result in an immediate order! To top the cake, their support staff is ON THE BALL!! A BIG thank you to Torie, Jon, Jacque (tour track), Ben and especially Jason for all of their training, support and attention to detail. I have been known to be a little ‘fiery’ and passionate about my business, but they have always answered my support requests promptly and professionally! I highly recommend their software to anyone who is even considering doing their own tours in-house OR starting a virtual tour company. You simply CANNOT beat the level of support or quality of software.”

Cheryl Waller

Virtual Tour Provider

“Success with RTV from a Real Estate Agent’s Point of View
In early 2005 as the real estate market here in the Florida Keys started to slow, I could see I would have to brush up on my marketing skills and find better ways to expose my listings to potential buyers. With so many Florida Keys homes and condos sold as vacation homes, an online presence with great photos and virtual tours becomes essential. A few years earlier I was the first agent in our area to do virtual tours. I had tried the two-shot version but the results were not very good. Then the market got so hot, and properties were selling so fast, there was no real need to have tours. I could see the tide turning and I wanted to add virtual tours back to my listings so I started doing some research to find the best solution. After looking at a lot of low quality tours, I found RTV. Having taken some photography courses in college, and with over 30 years in the real estate business taking photos of houses, I decided to do the tours myself. My first RTV tour was of one of the highest priced homes in Key Largo. Shortly after submitting it, I received a call from a buyer who said his wife had seen a virtual tour on the Internet and she wanted him to take a look at the property while he was in the Keys. During the showing he called his wife at home and told her to look at the virtual tour again. They decided then and there to make an offer. They ended up buying the property. The wife never came to see it until closing. The selling price was $3.7 million.

Since then there have been other situations where a buyer’s partner or family member could not be present but the decision to go forward was based on the virtual tour. Many times in the course of showing one of my listings with an agent from another company, I hear the buyers talking about having seen the virtual tour on the Internet. It seems they find the listings and have their agent make the appointment which results in more showings and sales for my sellers. I have a contract pending on a property which is scheduled to close later this month. The buyers have never been inside the house. Asking price almost $3 million.

In spite of our market being down almost 50% in the number of sales, and the inventory being up almost 50% in the number of listings, this has been my best year ever in real estate with over $12 million in sales so far – and it is only April. Thank you RTV for helping take my career to a new level.”

Sharon Nyman

Virtual Tour Provider