Virtual staging rules by MLS: what 21 boards require (2026)

Stellar MLS — Central Florida (Tampa, Orlando, Sarasota)

• Disclosure: “Virtually staged” in each staged photo's description, the virtually staged field ticked, and public remarks that start with “One or more photo(s) was virtually staged.” No words on the photo.
• Original photo: Not part of the rule.
• No virtual staging on pre-construction or under-construction listings.
• No hiding damage or changing fixtures, paint or views; a broken rule means the photos come down and an automatic fine.

Source: Stellar MLS Rules, Article 4.4 — Virtually Staged Photos. Checked October 8, 2026. More in our guide.

BeachesMLS — Southeast Florida

• Disclosure: Staged photos identified as virtually staged within the first 180 characters of the public remarks and of the photo descriptions. No text or overlays on the photo, except to identify an exterior's location.
• Original photo: Not part of the rule.
• Photos may show only the property's physical characteristics and its vicinity; no watermarks other than the BeachesMLS logo.
• A violation gets a courtesy notice with a 2–7 day grace period, then a fine if it isn't fixed (the page gives no amount).

Source: Miami REALTORS® + RWorld — Compliance Center (BeachesMLS photo rules); BeachesMLS Rules and Regulations (effective September 24, 2019), 3.2.2. Checked October 20, 2026.

ARMLS — Phoenix area, Arizona

• Disclosure: The Flexmls “Digitally Altered” watermark on each altered photo, added in Flexmls; one watermark per photo, and only ARMLS's.
• Original photo: Directly before or after the altered photo.
• Rule 8.23, updated May 28, 2026.
• Fines abated through November 2026; $200 per violation from December 2026.

Source: ARMLS — Digitally Altered Media (Rule 8.23). Checked October 9, 2026. More in our guide.

MLSSAZ — Tucson and Southern Arizona

• Disclosure: A “virtual staged” disclosure placed prominently along the top of each staged photo. Other writing, banners, borders and logos aren't allowed on MLS photos.
• Original photo: An unmodified copy of the photo next to the staged one.
• Virtual home staging is on the list of allowed enhancements, with color saturation, brightness and contrast, and cropping (Rule 1.19(I)).
• An artist's rendering needs an “Artist Rendering Only” banner on the photo (Rule 1.19(J)).
• A Section 1.19 photo violation is a $150 fine (fine schedule in the July 2024 rules update).
• The current rulebook is in the members' Flexmls library; the public copy we read is the edition effective March 22, 2022.

Source: MLSSAZ Rules and Regulations (effective March 22, 2022), 1.19(I); MLSSAZ Rules and Regulations Update (adopted July 29, 2024). Checked October 20, 2026.

CRMLS — Southern California

• Disclosure: Label the altered photo in the photo description field.
• Original photo: Immediately before or after the altered photo.
• California's AB 723 applies on top: a statement on or next to the image in ads, and access to the original.

Source: CRMLS — Digitally Altered Images FAQs. Checked October 10, 2026. More in our guide.

SDMLS — San Diego, California

• Disclosure: Altered photos must be clearly disclosed; the page we read doesn't name the field.
• Original photo: Paired with the unaltered original across MLS displays and IDX, VOW and syndication feeds.
• Written for California's AB 723.

Source: SDMLS — AB 723: Digitally Altered Images requirements. Checked September 26, 2026. More in our guide.

Bay East — East Bay, San Francisco Bay Area

• Disclosure: The MLS's Label option on the photo: “altered”, “digitally altered” or “AI altered”.
• Original photo: Uploaded and shown immediately after the altered photo.
• Written for California's AB 723.

Source: Bay East — Digitally Altered MLS Photo Rule. Checked October 10, 2026. More in our guide.

MetroList — Sacramento area, California

• Disclosure: A reasonably conspicuous statement on the altered photo or next to it that says it was altered, links to a public website, URL or QR code showing the unaltered original, and says the original can be seen there.
• Original photo: An unaltered version included with the listing, recommended right after the altered photo.
• Rule 11.6.1 writes California's AB 723 (Business and Professions Code §10140.8) into the MLS rules.
• Rule 11.6 otherwise bars logos, contact information, text or graphics of any kind in MLS photos; photo violations draw citations under Addendum B.

Source: MetroList MLS Rules (effective June 1, 2026), 11.6.1. Checked October 21, 2026. More in our guide.

HAR — Houston, Texas

• Disclosure: Clearly indicate in the Photo Description that the photo is virtually staged.
• Original photo: Not for furniture-only staging. A photo that changes the property itself needs HAR's watermark, can't be the primary photo, and goes next to the unaltered one.
• Staging limited to furnishings and wall décor (Rule 1.25.1).

Source: HAR MLS Rules (December 1, 2023), Rule 1.25.1. Checked October 13, 2026. More in our guide.

SABOR — San Antonio, Texas

• Disclosure: Pick “virtually staged” from the photo description list.
• Original photo: Not part of the rule.
• Furnishings and wall décor only; nothing that alters the structure or grounds, such as a pool or landscaping (Rule 1.2(b)).

Source: SABOR MLS Rules (revised September 18, 2024), 1.2(b). Checked October 13, 2026. More in our guide.

NTREIS — Dallas–Fort Worth, Texas

From a report on the rule; the rulebook itself wasn't public.

• Disclosure: No disclosure field named in the guidance we could read (the rulebook isn't public).
• Original photo: Not addressed in that guidance.
• MetroTex (May 2026): staging is acceptable in many cases, but large virtual renovations can misrepresent the home.
• No text across listing photos when the information belongs in an MLS field.

Source: MetroTex Association of REALTORS® — Common MLS Violations to Avoid in 2026. Checked October 13, 2026. More in our guide.

Metro MLS — Milwaukee area, Wisconsin

From a report on the rule; the rulebook itself wasn't public.

• Disclosure: A watermark on the altered photo and the changes noted in the public remarks (as reported).
• Original photo: Immediately before the altered photo.
• From September 1, 2026: $10 a day for an altered primary photo until it's replaced, and a separate $10 sanction for a missing watermark.
• Wisconsin's own law (2025 Act 69) adds a disclosure rule from January 1, 2027.

Source: The Close — how far can agents edit a listing photo (September 3, 2026). Checked October 16, 2026. More in our guide.

Bright MLS — Mid-Atlantic (Maryland, Virginia, D.C., Pennsylvania, New Jersey, Delaware, West Virginia)

• Disclosure: Virtually staged photos “must be disclosed in the MLS”; the 2024 rules don't say where. A condensed rulebook took effect on July 22, 2026, which we couldn't read, so check it.
• Original photo: Not part of the 2024 rules.
• Furniture and other personal property that doesn't convey may be added; adding or removing things outside the owner's control (a view, power lines) is prohibited.
• Staging is permitted on to-be-built and under-construction listings.
• No readable text, contact details, signs or logos on photos.

Source: Bright MLS — Policy on Images and Documents in the MLS (February 28, 2024), 4.E. Checked October 17, 2026.

NorthstarMLS — Minneapolis–St. Paul, Minnesota

Proposed guidelines, not a binding rule.

• Disclosure: In the photo caption or a file name shown in the listing viewer, or on the photo itself (proposed guidelines, July 2026).
• Original photo: At least one unaltered “before” photo of each staged room.
• Staging may only add or remove personal property such as furniture and décor; changing walls, floors, windows, roofs or other permanent features is prohibited.
• The binding rules (effective July 1, 2026) don't mention staging; these are proposed guidelines.

Source: NorthstarMLS — Guidelines for Virtual Staging and AI-Enhanced Listing Photos (July 10, 2026). Checked October 17, 2026.

SmartMLS — Connecticut

• Disclosure: A stamp or watermark on the photo saying it's virtually staged (connectMLS can add its own), plus the “Are any property photos virtually staged?” field.
• Original photo: Not needed for virtually staged photos.
• Don't misrepresent the house, yard or surroundings.

Source: SmartMLS — Virtually Staged Photos (updated September 2, 2026). Checked October 17, 2026.

MLS Now — Ohio

• Disclosure: An on-image label in a readable font, “Virtually Staged”, “Digitally Altered” or “Rendering/AI-Generated”, repeated in the caption.
• Original photo: Keep the originals and give them to MLS Now on request; the primary photo must be an unaltered current photo (a rendering is allowed for new construction).
• Staging is limited to movable personal property, and permanent or structural features may not change (Rules 3.2–3.3, effective August 3, 2026).

Source: MLS Now Rules, Section 3 — Images, Media and Virtual Staging. Checked October 17, 2026.

REcolorado — Denver area, Colorado

• Disclosure: “Virtual staging is allowed”; the policy doesn't say where to disclose it.
• Original photo: Not part of the policy.
• No manipulating the true appearance of the property, such as removing a permanent object or changing the landscape.
• Subtle text and non-predominant watermarks are allowed on photos; branding and logos are not (MLS Policy, revised November 2025, 1.20).

Source: REcolorado MLS Policy (revised November 2025), 1.20. Checked October 17, 2026.

MRED — Chicago area, Illinois

• Disclosure: The required “Are Any Property Photos Virtually Staged?” field; a Y adds a note to the listing reports and the photo browser.
• Original photo: Not part of the rule.
• Personal property that doesn't convey may be added; adding or removing things outside the owner's control is prohibited; staging to-be-built and under-construction listings is permitted (Rule 6.2, revised May 14, 2026).
• No names, contact details, logos or text commentary on photos, with fines from $250 to $1,000 per occurrence for photo content (6.1.1).

Source: MRED Rules and Regulations (revised May 14, 2026), 6.2; MRED Residential Glossary (revised August 17, 2024). Checked October 17, 2026.

Canopy MLS — Charlotte, North Carolina

• Disclosure: A clear disclosure directly on the image; a disclosure only in captions or remarks is not acceptable.
• Original photo: Immediately before or after the staged photo.
• Furniture and cosmetic changes such as paint color are allowed if no structural change is shown or implied.
• The same rule covers AI-enhanced photos (Rules revised September 2026, 1.18.1).

Source: Canopy MLS Rules and Regulations (revised September 2026), 1.18.1. Checked October 17, 2026.

FMLS — Atlanta, Georgia

• Disclosure: Every staged image designated as such in the public remarks; no text superimposed on photos.
• Original photo: Not part of the rule.
• Personal property and landscaping improvements that could realistically be made are allowed; nothing outside the owner's control, such as neighboring buildings or power lines, may be removed (Rule 20.1(e), effective March 17, 2025).

Source: FMLS Rules and Regulations (effective March 17, 2025), 20.1(e). Checked October 17, 2026.

Las Vegas REALTORS® MLS — Las Vegas, Nevada

• Disclosure: “Virtually Staged” on the image in a clear, reasonably sized font, and again in the photo's description field.
• Original photo: Not part of the rule.
• Allowed: adding or replacing furniture, art, mirrors and plants; on exteriors, personal property only; renderings for homes under construction.
• Banned: removing, altering or adding permanent fixtures, adding things outside the owner's control or hiding negative ones, and branding or people on the photos.
• A violation means every photo but the front one comes down and a $250 fine per occurrence (Rule 9.7).
• The public rulebook is the October 2022 revision; an April 2026 update changed listing procedures (Section 4), not the photo rule. The association was known as GLVAR.

Source: Las Vegas REALTORS® MLS Rules and Regulations (revised October 2022), 9.7. Checked October 21, 2026.