Does SABOR require a watermark?

The rules read do not mention a watermark. The disclosure is the photo description pick list.

What can virtual staging add on SABOR?

Furnishings and wall décor that would be personal property and not conveyed in the sale (Rule 1.2(b)).

What edits does SABOR prohibit?

Edits that alter or misrepresent the structure or grounds. SABOR’s examples: adding or modifying a swimming pool or landscaping, and removing powerlines, utility boxes or fire hydrants.

Can photos show people or my brokerage sign?

No. Photos may not include any person, signs, other identification of the brokerage or agent, or contact phone numbers.

Rule 1.2(b) sets no fine of its own. Rule 9.2 sets a $100 minimum guideline for incorrect or incomplete listing information. Confirm with SABOR how a staging violation is fined.

Texas

SABOR: virtual staging rules

What SABOR (San Antonio Board of REALTORS) 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 SABOR rulebook

Quoted from “MLS Rules and Regulations (San Antonio Board of REALTORS®)”, effective September 18, 2024; read by RELTO on October 28, 2026.

Required disclosure: the photo description pick list · Rule 1.2(b) (disclosure)

Participants shall indicate by selecting virtually staged option on the pick list under photo description if home was virtually staged.

What staging may add · Rule 1.2(b) (permitted)

Digital images may include the use of virtual staging which is limited to the addition of furnishings and wall décor that would otherwise be considered personal property and not conveyed in the sale of the property.

Prohibited edits · Rule 1.2(b) (prohibited)

Digital images shall not contain digitally enhanced modifications that alter or misrepresent the condition or appearance of the listed property's structure or grounds included in the sale or lease. (e.g. adding or modifying a swimming pool or landscaping, removal of objects such as powerlines, utility boxes, fire hydrants etc.)

No people · Rule 1.2(b) (people)

Digital images and photographs submitted to the MLS, for a listing, shall not include any person within the image or photograph.

No signs or agent identification · Rule 1.2(b) (branding)

Photos submitted may not include signs or other identification of the Brokerage and/or Agent or contact phone numbers and shall not violate any copyright laws.

Photo minimum · Rule 1.2(b) (minimum)

A minimum of four photos shall be submitted to the MLS for each listing entered in the GLD as a requirement except where sellers expressly direct that photographs of their property not appear in the MLS compilation.

Fine for incorrect or incomplete listing information · Rule 9.2

Incorrect/incomplete information - All listings must contain correct and complete information in the required fields. A minimum $100 for a 1st offense with a minimum of $100 for subsequent offenses is the established guideline.

Where the rules apply

Atascosa, Bee, Bexar, Frio, Karnes, Kendall, La Salle, Maverick, McMullen, Medina, Uvalde, Val Verde and Wilson counties.

SABOR FAQ

Does SABOR require virtual staging to be disclosed?: Yes. Rule 1.2(b) requires selecting the “virtually staged” option on the pick list under photo description for a virtually staged home.
Does SABOR require a watermark?: The rules read do not mention a watermark. The disclosure is the photo description pick list.
What can virtual staging add on SABOR?: Furnishings and wall décor that would be personal property and not conveyed in the sale (Rule 1.2(b)).
What edits does SABOR prohibit?: Edits that alter or misrepresent the structure or grounds. SABOR’s examples: adding or modifying a swimming pool or landscaping, and removing powerlines, utility boxes or fire hydrants.
Can photos show people or my brokerage sign?: No. Photos may not include any person, signs, other identification of the brokerage or agent, or contact phone numbers.
What is the fine?: Rule 1.2(b) sets no fine of its own. Rule 9.2 sets a $100 minimum guideline for incorrect or incomplete listing information. Confirm with SABOR how a staging violation is fined.

State law that applies alongside the SABOR rules: Texas.

Disclosure language you can copy

RELTO's recommended wording. What the SABOR 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

SABOR MLS Rules and Regulations (revised September 18, 2024) — San Antonio Board of REALTORS®
Newest edition found on sabor.com as of 2026-10-28. Read through a page reader that returns short excerpts.
SABOR MLS Rules and Regulations (revised September 18, 2024) — Texas
HRIS — Rules and Regulations, Multiple Listing Service (HAR MLS Rules, revision dated 6/08/2026) — Texas
TREC — TREC's Advertising Rules: What You Need to Know (Rules 535.154 / 535.155) — Texas
TREC Rules (index) — Texas
TREC — Complying With Our Social Media Rules — Texas
NTREIS — MLS Rules and Regulations (approved as amended August 27, 2025) — Texas

Stage compliantly on SABOR

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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; SABOR may have amended it since.