# BeachesMLS: virtual staging rules

- Board: BeachesMLS
- States: Florida
- Canonical page: https://relto.app/mls-compliance/boards/beachesmls

## From the BeachesMLS rulebook

Quoted from “BeachesMLS Rules and Regulations”, effective 2026-04-16, read by RELTO on 2026-10-28. Source: https://static1.squarespace.com/static/5dd6e5c4baf69652ee450b55/t/6a8f04638ed8a64e2c0584a0/1787757667767/BeachesMLS%2BRules%2Band%2BRegulations%2B2026.pdf

Source note: 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.

### 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.

## 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 context

- Florida: https://relto.app/mls-compliance/florida

## Not legal advice

Informational only. RELTO is a virtual-staging technology provider, not a law firm. 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 is quoted from the edition named above; BeachesMLS may have amended it since.