# SABOR: virtual staging rules

- Board: SABOR (San Antonio Board of REALTORS)
- States: Texas
- Canonical page: https://relto.app/mls-compliance/boards/sabor

## From the SABOR rulebook

Quoted from “MLS Rules and Regulations (San Antonio Board of REALTORS®)”, effective 2024-09-18, read by RELTO on 2026-10-28. Source: https://sabor.com/wp-content/uploads/2024/09/MLS-Rules-Update-Clean-copy-2.pdf

Source note: Newest edition found on sabor.com as of 2026-10-28. Read through a page reader that returns short excerpts.

### 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.

## 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 context

- Texas: https://relto.app/mls-compliance/texas

## 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; SABOR may have amended it since.