How do I disclose virtual staging on BeachesMLS?

Say the photo is virtually staged within the first 180 characters of the public remarks, and within the first 180 characters of each staged photo’s description (Rule 3.2.2). BeachesMLS does not prescribe exact wording.

Can listing photos show people, signs or my logo?

No branding of any kind, and no people or pets unless they are in the background of public photos (Rule 3.2.2a).

Does BeachesMLS require the original photo?

The rules read do not require an unaltered original alongside a staged photo.

Media that breaks Rule 3.2.2a draws $500 per occurrence under Compliance Guidelines 4.2 r, with a two business day grace period on a first offense. The guidelines read do not set a separate fine for a missing staging disclosure.

Florida

BeachesMLS: virtual staging rules

What BeachesMLS requires before a virtually staged photo goes into a listing — the disclosure rule, the edits it permits, the edits it prohibits, and what happens when a listing gets it wrong.

From the BeachesMLS rulebook

Quoted from “BeachesMLS Rules and Regulations”, effective April 16, 2026; read by RELTO on October 28, 2026.

Required disclosure: first 180 characters · Rule 3.2.2 (staging)

Virtually staged photos must be clearly identified as being virtually staged within the first 180 characters of the public remarks and photo descriptions.

No branding in media · Rule 3.2.2a

Media, including but not limited to photographs, videos, virtual tours and audio recordings, submitted to the MLS may not contain any content that may be perceived as branding, advertising or promoting a Participant, Subscriber, or any other individual or entity affiliated with the Participant, Subscriber or brokerage.

No watermarks · Rule 3.2.2a, item 4

Watermarks including copyright and photographer logo/branding (with the exception of the BeachesMLS logo)

No text or overlays · Rule 3.2.2a, item 6

Text or overlays of any kind, unless it is solely for exterior location identification purposes

No people · Rule 3.2.2a, item 8

People and/or pets unless they are in the background of public photos

Only the subject property · Rule 3.2.2a (subject property)

Visual media submitted to the MLS must contain only physical characteristics of the subject property and its vicinity.

Media fine · Compliance Guidelines 4.2 r

If it is discovered that Media, including but not limited to, photo(s), video(s), virtual tour(s) and/or audio recordings submitted to the MLS violate the parameters set in rule 3.2.2a, the following penalty will be assessed.

Fines that apply

Media that violates Rule 3.2.2a (branding, watermarks, text or overlays, people) (3.2.2a): $500, warning first

Where the rules apply

Southeast Florida, including South Florida and the Treasure Coast.

BeachesMLS FAQ

How do I disclose virtual staging on BeachesMLS?: Say the photo is virtually staged within the first 180 characters of the public remarks, and within the first 180 characters of each staged photo’s description (Rule 3.2.2). BeachesMLS does not prescribe exact wording.
Can I put a “Virtually Staged” watermark on the photo?: No. Rule 3.2.2a bars watermarks other than the BeachesMLS logo, and “Text or overlays of any kind, unless it is solely for exterior location identification purposes.” Put the disclosure in the remarks and photo description instead.
Can listing photos show people, signs or my logo?: No branding of any kind, and no people or pets unless they are in the background of public photos (Rule 3.2.2a).
Does BeachesMLS require the original photo?: The rules read do not require an unaltered original alongside a staged photo.
What is the fine?: Media that breaks Rule 3.2.2a draws $500 per occurrence under Compliance Guidelines 4.2 r, with a two business day grace period on a first offense. The guidelines read do not set a separate fine for a missing staging disclosure.

State law that applies alongside the BeachesMLS rules: Florida.

Disclosure language you can copy

RELTO's recommended wording. What the BeachesMLS rulebook says about disclosure, including where it is silent, is quoted above.

In public remarks: One or more photo(s) was virtually staged.
Extended disclaimer: Images have been virtually staged to illustrate the property's potential. Furniture and decor shown are digitally rendered and are not included with the property. Please refer to the original photographs for an accurate representation of the property's current condition.

Sources

BeachesMLS Rules and Regulations (updated April 16, 2026) — BeachesMLS, Inc.
Fines from BeachesMLS Compliance Guidelines (updated March 12, 2026): https://static1.squarespace.com/static/5dd6e5c4baf69652ee450b55/t/6a8f047cd64df12fb4ee830a/1787757692143/BeachesMLS%2BCompliance%2BGuidelines%2B2026.pdf. Read through a page reader that returns short excerpts.
BeachesMLS Rules and Regulations (updated April 16, 2026) — Florida
Miami MLS Rules and Regulations (last updated August 21, 2025) — Florida
Florida Statutes §475.25 — Discipline — Florida

Stage compliantly on BeachesMLS

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All states and boards·Virtual staging guide

Informational only — not legal advice. RELTO is a virtual-staging technology provider, not a law firm, and nothing on this page creates an attorney-client relationship. Board rules and enforcement practices change; confirm each rule with the board's current rulebook, your broker, and a licensed real-estate attorney before relying on it. Rule text above is quoted from the edition named with it; BeachesMLS may have amended it since.