MLS Virtual Staging Rules by MLS and State (2026 Tracker)

Arizona · Section 8.23(n), with 8.23(e), 8.23(f) and definition 1.29(b)

Any digitally altered media, including virtual staging, decluttering and object removal, must carry an MLS-provided “Digitally Altered” watermark and be paired with its unaltered original. Only ARMLS-provided text or watermarks may appear on media.

Where to disclose

The MLS system-provided “Digitally Altered” watermark, applied directly to the image.

Required wording

Digitally Altered

Original photo

Required, directly before or after the altered image

Penalty

$200 per violation, enforced from December 2026 after a June–November 2026 education period

Effective

May 28, 2026

Last verified

October 22, 2026

“The disclosure must, at a minimum, include an MLS system-provided watermark applied directly to the Media. Each Media item that is Digitally Altered must be paired directly before or after with the corresponding unaltered original Media item.”

Source: ARMLS Rules & Regulations (last updated May 28, 2026)

ARMLS’s older “Virtually Staged” watermark is no longer approved. Enforcement timeline from armls.com/digitally-altered-media.

Mid-Atlantic · Bright MLS Support Article 000002255, “Virtual Staging”

Virtual staging, including generative AI, is allowed if it reflects a true picture of the property and is disclosed in both the private and public remarks. Adding furniture and art is fine; removing things outside the owner’s control, such as power lines or nearby roads, is not.

Where to disclose

Both the Private Remarks and Public Remarks fields.

Original photo

Not specified

Effective

July 27, 2026

Last verified

October 22, 2026

“The virtual staging must reflect a true picture of the property and must be disclosed in BOTH the Private and Public remarks fields.”

Source: Virtual Staging (Bright MLS Support, Article 000002255)

From Bright’s support article (dated July 27, 2026); the current rules PDF could not be retrieved.

California (all real estate licensees) · Bus. & Prof. Code §10140.8

A broker or salesperson who uses a digitally altered image in advertising must include a conspicuous statement that it was altered, plus a link, URL or QR code to the unaltered original. Routine edits such as lighting, colour correction, cropping and exposure are excluded.

Where to disclose

A reasonably conspicuous statement on or adjacent to the altered image, saying the unaltered image can be seen at the linked website, URL or QR code.

Original photo

Required: link to the unaltered image, or include it on websites you control

Effective

January 1, 2026

Last verified

October 22, 2026

“The statement shall be reasonably conspicuous and located on or adjacent to the image and shall include language indicating that the unaltered images can be accessed on the linked internet website, URL, or QR code.”

Source: AB723 – Altered Images Overview (MLSListings), reproducing the text of Bus. & Prof. Code §10140.8

Verified against the bill text as reproduced by MLSListings; the official leginfo.legislature.ca.gov page could not be read.

Charlotte region, North and South Carolina · Section 1.18.1

AI-enhanced and virtually staged photos must carry a clear disclosure directly on the image; captions or remarks alone are not enough. An unstaged original must appear immediately before or after, and edits may not add impossible views, change room dimensions or hide defects.

Where to disclose

Clearly visible disclosure directly on the image. Captions, remarks or supplemental text alone are not acceptable.

Original photo

Required, immediately before or after the altered image

Effective

Not stated

Last verified

October 22, 2026

“All AI-enhanced and virtually-staged photo(s), renderings, or virtual tours must include a clear, readily visible disclosure directly ON the image or within the virtual tour.”

Source: Digital, Virtually Staged, and AI-enhanced Images (Canopy MLS Support, updated February 27, 2026)

From Canopy’s support article quoting Section 1.18.1; the full rules PDF could not be downloaded.

California · Rule 11.5.2 Digitally Altered Images

Anyone submitting a digitally altered image must also submit the unaltered original, display it immediately before or after the altered image, and label the altered image. Real property elements such as flooring, walls and fixtures may not be altered unless they will match at close.

Where to disclose

Label in the photo’s text field. CRMLS’s FAQ says a watermark is not required.

Required wording

“Photo Modified”, “Virtually Staged”, “Digitally Altered”, “AI Altered” or a substantially similar term

Original photo

Required, immediately before or after the altered image

Effective

July 10, 2026

Last verified

October 22, 2026

“ensure that the original, unaltered version is displayed in the listing immediately before or after the digitally altered image, and (iii) ensure that the digitally altered image is labeled”

Source: CRMLS Rules & Policies, effective July 10, 2026

Adopted to follow AB 723. CRMLS’s February 2026 FAQ says no fine has been set yet.

Metro Atlanta and north Georgia · Rule 3.3 (photo content also Rule 10.6(a)(1))

The 2025 rules have no virtual staging provision. Photos may not be altered or enhanced in any way that might misrepresent the property, and no text may be superimposed on photos.

Where to disclose

No staging-specific rule. No text may be superimposed on photos.

Original photo

Not specified

Effective

March 17, 2025

Last verified

October 22, 2026

“Additionally, photos shall not be altered or enhanced in any way that might misrepresent the property.”

Source: FMLS Rules and Regulations (effective March 17, 2025)

A newer rulebook may exist; the current rules link could not be opened.

North-central Wisconsin · Policies & Procedures Section III, items E and F

Virtually staged photos must be clearly watermarked on the face of the photo, with furniture in accurate proportion. Material changes such as adding fixtures or removing power lines are not allowed unless actually made before sale, and public remarks must disclose digitally edited photos.

Where to disclose

Watermark on the face of the photo, and a public remarks disclosure for digitally edited photos.

Original photo

Not specified

Penalty

Warning, then $50, $100, $250 and $500 per firm within 12 months; up to $2,500 per offence by the Board

Effective

Not stated

Last verified

October 22, 2026

“Photos included in the MLS that have been virtually staged (i.e. adding furniture, etc.) must be clearly watermarked on the face of the photo disclosing it was virtually staged.”

Source: GNMLS Policies & Procedures (August 2026)

Greater Houston, Texas · Rule 1.25.1 Digital Images (Pictures)

Virtual staging is limited to adding furnishings and wall décor and must be noted in the photo description. Images that change the real property itself need an on-image watermark, cannot be the primary photo, and must sit next to an unaltered photo of the same view.

Where to disclose

Furniture and décor staging: note it in the Photo Description. Changes to the property itself: an on-image watermark.

Required wording

“Image does not represent actual property as is” (for property changes)

Original photo

Required only for images that change the property itself

Penalty

Rule 1.25 fee schedule: $250 first, $500 each additional

Effective

June 8, 2026

Last verified

October 22, 2026

“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.”

Source: HRIS MLS Rules and Regulations (dated June 8, 2026)

The fee schedule does not itemise the staging paragraph separately.

Southeast Wisconsin (Milwaukee) · MLS Procedures, “Listing Photo Requirements”; Rules & Regulations Section 1.2

The main photo must be an original, unaltered photo. Any digitally altered photo, including virtual staging, must carry a watermark added with the Flexmls watermark feature and follow its unaltered original, and the public remarks must say photos are digitally altered.

Where to disclose

A watermark added with the Flexmls watermark feature, plus “Photos are Digitally Altered” in public remarks.

Required wording

Photos are Digitally Altered (public remarks)

Original photo

Required, immediately before the altered photo; the main photo must be unaltered

Penalty

$10 for a missing watermark; $10 a day for an altered main photo

Effective

Not stated

Last verified

October 22, 2026

“If an altered version of a photo is included, upload the original, unaltered photo immediately before the watermarked altered version. You must only use the Flexmls watermark feature to add a watermark”

Source: Metro MLS Procedures (final, August 5, 2026)

Only the Flexmls watermark may be used, so images must be uploaded without another label.

Ohio · Section 3.7 Virtual Staging

Virtual staging is allowed only on interior photos of an existing structure and must be disclosed in the photo description. It may add or replace furniture and décor but may not alter permanent fixtures, add views or hide defects, and no words may appear on photos.

Where to disclose

Photo description field. No words on photos.

Original photo

Not specified

Penalty

Non-compliant photos removed; fines for repeat offenders

Effective

March 2016

Last verified

October 22, 2026

“Disclosure of virtually-staged photo(s)/rendering(s) is required in the specified field, namely the photo description entry field.”

Source: MLS Now Rules & Regulations (March 2023)

Section 3.7 was adopted in March 2016; the rulebook edition reviewed is dated March 2023.

San Francisco Bay Area and Central Coast, California · Rule 7.11.2 Listing Photograph Requirements

Anyone submitting a digitally created or altered image must also submit the unaltered original and mark the altered image conspicuously. Enhancements such as virtual staging must also be disclosed in the public remarks.

Where to disclose

Mark the altered image in a reasonably conspicuous manner, and disclose the enhancement in public remarks.

Required wording

“altered”, “digitally altered”, “AI altered” or a substantially similar term

Original photo

Required

Effective

Not stated

Last verified

October 22, 2026

“must also (i) submit the original, unaltered version of the digitally altered image, and (ii) ensure that the digitally altered image is marked in a reasonably conspicuous manner”

Source: AB723 – Altered Images Overview (MLSListings Support)

Rule text taken from MLSListings’ own compliance article; the full rulebook was not reviewed.

Chicago area and northern Illinois · Section 6.2 Photography and Virtual Staging

Virtual staging of personal property such as furniture, mirrors, artwork and plants is permitted, and must be disclosed in the MLS’s designated field. Edits may not add or remove things outside the owner’s control, such as views, power lines or highways.

Where to disclose

The MLS’s designated virtual staging field.

Original photo

Not specified

Effective

May 14, 2026

Last verified

October 22, 2026

“Modifying photo(s)/rendering(s) to include personal property items not conveyed with the real property is permitted. ... Disclosure of virtually staged photo(s)/rendering(s) is required in the specified field.”

Source: MRED Rules and Regulations (revised May 14, 2026)

Minnesota and western Wisconsin · “Virtual Staging and AI-Enhanced Images” best-practice guidance, Sections 1.1–3.3

NorthstarMLS guidance says staged or AI-enhanced photos should be disclosed in the caption or filename shown in the listing viewer, or on the photo, with at least one unaltered “before” image per room. Staging may only add or remove personal property.

Where to disclose

Photo caption or filename visible in the listing viewer, or on the photo itself.

Original photo

Recommended: at least one unaltered “before” photo per staged room

Effective

Not stated

Last verified

October 22, 2026

“The disclosure must appear: Directly in the photo caption or filename visible in the listing viewer; OR On the altered photo.”

Source: Virtual Staging Best Practice (NorthstarMLS Resources)

Published as best-practice guidance (described as proposed in July 2026); the binding July 2026 rules have no staging section.

Northwestern Wisconsin (Eau Claire area) · Rules & Regulations Section 1.2(N)(4); Policies & Definitions, “Virtual Staging”

Virtual staging may only add or replace furnishings and may not alter fixtures, repair damage or change structure. Each staged photo must be next to an unstaged version, and a disclaimer must appear on the photo, in its description and in the public remarks.

Where to disclose

Disclaimer on the photo, in each staged photo’s description, and in public remarks.

Original photo

Required, immediately before or after the staged photo

Effective

April 2025

Last verified

October 22, 2026

“The public remarks, and description for each virtually staged photo, and the photo itself must include a disclaimer”

Source: NWWMLS Rules & Regulations and Policies & Definitions (April 2025 manual, archived copy)

Read from an archived copy; the live file was unavailable and may have been replaced.

North Texas (Dallas–Fort Worth) · Rule 7.30 (current); new disclosure requirements announced

The current rule bars digitally enhanced modifications that misrepresent a property’s true condition. NTREIS has announced specific disclosure requirements for virtually or AI-altered images from November 1, 2026, with an education period through January 31, 2027; the new text is not yet published.

Where to disclose

Announced, wording not yet published.

Original photo

Not yet published

Effective

November 1, 2026

Last verified

October 22, 2026

“Only a true current photograph of Listed Property may be placed in the “Property Photograph” section without decorative borders, other embellishments, or any digitally enhanced modifications that would misrepresent the true condition or appearance of the property.”

Source: NTREIS MLS Rules and Regulations (approved as amended August 27, 2025); announcement at ntreis.net/dataquality

We will update this entry when NTREIS publishes the new rule text.

Northeast Wisconsin (Green Bay, Fox Valley, Oshkosh, Wausau) · Rules & Regulations Section 4.12(3) “Required Photos”

If photos show virtually staged rooms, the public remarks must say so. Staged photos may only be additional photos, not the main photo, and each must be accompanied by a photo of the room as it actually appears.

Where to disclose

Notice in public remarks.

Original photo

Required: a photo of the room as it actually appears

Effective

October 6, 2026

Last verified

October 22, 2026

“a notice of this is to be included in public remarks in MLS. Virtually staged photos are approved for additional photo use only and must be accompanied by a photo of the room as it actually appears.”

Source: RANW MLS Rules and Regulations (October 2026)

Denver metro and Front Range, Colorado · MLS Policy Section 1.20 Listing Photographs

Virtual staging is explicitly allowed, and the policy sets no disclosure label for it. Photos may not manipulate the property’s true appearance, for example by removing permanent objects, changing the landscape or adding improvements that do not exist.

Where to disclose

No label required for virtual staging.

Original photo

Not specified

Penalty

General MLS fines from $25 to $15,000 depending on severity

Effective

November 2025

Last verified

October 22, 2026

“Subscribers may not submit to the MLS any photograph where the true appearance of a property has been manipulated ... Virtual staging is allowed.”

Source: REcolorado MLS Policy (revised November 2025)

Florida (formerly My Florida Regional MLS) · Article 04.04: Virtually Staged Photos

Staged photos must be labelled in the photo description, the virtually staged field must be checked, and public remarks must open with a set sentence. Staging may add or replace furniture and décor only; no words, people or branding may appear on any property photo.

Where to disclose

Photo description plus the virtually staged checkbox, and public remarks must begin “One or more photo(s) was virtually staged.” No words on photos.

Required wording

Virtually staged

Original photo

Not specified

Penalty

Photos removed plus automatic fines: $100, $250, $500, then $1,000 and a hearing

Effective

January 2021

Last verified

October 22, 2026

“Disclosure of virtually-staged photo(s) is required in the specified field, namely the photo description entry field by adding the words “Virtually staged” and by checking the virtually staged field.”

Source: Article 04.04: Virtually Staged Photos – Stellar MLS Rules & Regulations

Not allowed for pre-construction or under-construction listings, or on exterior photos except unattached furniture and décor.

Wisconsin (all real estate licensees) · Wis. Stat. §452.136(1m), created by 2025 Wisconsin Act 69

From January 1, 2027, Wisconsin licensees must disclose in all advertising when it has been altered with technology, including AI, to add, remove or change elements of the property in a way that creates a false or misleading impression.

Where to disclose

Disclosure in the advertising; the law does not specify wording or placement.

Original photo

Not specified

Effective

January 1, 2027

Last verified

October 22, 2026

“A licensee shall in all advertising disclose if the advertising has been altered or modified using technology, including artificial intelligence, to add, remove, or change elements of the property that creates a false or misleading impression of the property.”

Source: 2025 Wisconsin Act 69 (2025 Assembly Bill 456), Wisconsin Legislature

Enacted December 9, 2025. Your MLS’s own rules still apply on top of the law.