Lancaster, PA · Bright MLS
Bright MLS photo rules for Lancaster, PA
Last verified (ET). General information, not legal advice — always confirm with your MLS and broker before you upload.
Product fence: The $49 listing pack (first free) is social/email graphics — not MLS photo cleanup. Photo cleanup for MLS upload is MLS Ready ($49/mo). Pack ≠ cleanup.
Who governs Lancaster listings?
Bright MLS covers Lancaster County PA (Lancaster County Association moved to Bright) plus a multi-state footprint (DE/MD/DC/NJ/VA/WV and many PA counties). Hub: brightmls.com · Rules portal (often login-gated): brightmls.com/rules.
Photo timing & branding (primary Image Policy / Rules)
- One exterior unbranded curbside photo within 72 hours (exceptions: office exclusive, coming soon, comp entry, or seller written request).
- Photos may not include readable text/graphics, contact info, superimposed text/graphics, brokerage/subscriber identifying info, signs or identifying logos.
- No branded photos/videos (Rule 1.7 per secondary quotes; Image Policy bars signs/logos and superimposed text).
- No identifiable persons (real/animated/CG).
Policy on Images and Documents (2024-02-28) · Rules Effective Aug 14, 2024
Virtual staging / digitally modified
- Virtual staging = software to show what a room/property could look like if staged/lived in.
- Virtually staged photos must be disclosed in the MLS.
- Personal-property furniture/mirrors/art/plants OK; cannot add/remove elements outside owner’s control (impossible views; removing power lines/water towers/highways).
- To-Be-Built / Under Construction may stage all conveyed facets.
- No before-image requirement found in the Aug 2024 primary PDFs.
- On-image staging labels conflict with the no-superimposed-text rule — do not rely on watermarks: limited, check your MLS.
2026 secondary (Medium confidence): Rules effective 2026-07-22 reportedly expand the definition to include Generative AI and require disclosure in Private AND Public Remarks stating the image is “virtually staged” or “digitally modified.” Confirm in Bright’s current member rules before relying on that exact wording.
Pennsylvania advertising (outside MLS image fields)
49 Pa. Code 35.305: brokerages advertise under licensed business name; associate/salesperson ads need employing broker’s business name and telephone of equal size. Team ads follow Commission team guidelines.
FAQ
Should I put “Virtually Staged” on the photo itself?
Bright’s Image Policy bars superimposed text/agent branding. Prefer remarks-based disclosure per current primary rules; confirm any 2026 Private+Public Remarks wording with Bright.
Is Lancaster still on a local MLS?
Lancaster County Association moved to Bright MLS (2018 era). Confirm your office’s Bright access.