Virtual Staging Disclosure Label Maker (Free)

How it works

Label a listing in three steps

Add your photos
Drop up to 25 JPG, PNG or WebP listing photos. They are read in your browser, not uploaded.
Pick the label
Choose the wording your MLS expects, the corner and the size. The preview updates on your first photo.
Download
Save each labeled JPG, or all of them as one ZIP, ready to upload next to the original photo.

When a listing photo needs a disclosure label

Virtual staging is allowed on almost every US MLS when it is disclosed and does not misrepresent the property. Many MLSs want the disclosure on each altered photo, not only in the listing remarks, and a label on the image is the clearest way to do it. The full rules are in our MLS virtual staging rules guide.

Virtually staged
Furniture or decor added to an empty room.
Furniture digitally removed
Furniture or clutter taken out. California's AB 723 counts removal as an alteration.
Concept rendering – not current condition
Renovation ideas such as new cabinets, floors or paint. Use Custom text.

Routine edits such as cropping, exposure and white balance usually need no label, as long as they do not change how the property reads.

What a label does not cover

In California, AB 723 (Business and Professions Code § 10140.8, in effect since 1 January 2026) also requires a link, URL or QR code next to the altered image that leads to a public page showing the unaltered original, and most California MLSs ask you to upload the original right before or after the staged photo. This tool makes the label; it does not host your originals. This is practical guidance, not legal advice.

If you stage with StageHQ, the disclosure download for each image already contains the labeled photo, the original and a public verify page that shows both, so the label and the link come from one place. See MLS-compliant virtual staging.

FAQ

Disclosure label questions

Is the disclosure label maker free?

Yes. There is no sign-up, no watermark of ours and no limit beyond 25 photos per batch; you can run as many batches as you need.

Are my photos uploaded anywhere?

No. The label is drawn in your browser and the labeled JPG is saved straight to your device. The photos never leave your computer or phone.

What wording should a virtual staging label use?

"Virtually staged" is the wording most MLSs and portals expect. Use "Digitally altered" or "Furniture digitally removed" when the change is not added furniture. If your MLS prescribes exact wording, choose Custom text and type it in.

Is a label enough for California's AB 723?

No. AB 723 requires a conspicuous statement on or next to the altered image and a link, URL or QR code to a public page that shows the unaltered original. This tool covers the label; you still need to publish the original. Most California MLSs also ask you to upload the original next to the staged photo. This is not legal advice — check the current statute and your MLS rules.

Does furniture removal need a disclosure label?

Usually, yes. AB 723's definition of a digitally altered image includes removing furniture, and many MLSs treat any change to what the room contains as an alteration. Label the photo "Furniture digitally removed" or "Digitally altered".

Will the label still be readable after the MLS resizes the photo?

The standard size is about 28% of the photo's width with bold, spaced capitals on a dark plate, the same proportions StageHQ uses on its own disclosure exports, so it stays legible at MLS and portal thumbnail sizes. Choose Large for very wide or high-resolution photos.

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Virtual Staging Disclosure Label Maker