A house showing is an important step to get right when selling a home. It's when potential buyers will visit your property with their agent and, hopefully, fall in love with your place.
Many sellers prepare for showings for weeks — cleaning, decluttering, staging the house, and highlighting its curb appeal.
In this article, we’ll give you some of the best tips for showing a house. You can also get more personalized recommendations from your real estate agent.
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The home showing process
When you have an agent
If you have an agent, they'll handle a lot of the preparation and coordination for your house showings.
Your listing agent can advise you on how to increase the property’s appeal and stage it to make it feel more welcoming. Then, when your house goes on the market, your agent will likely schedule and coordinate the showings (most agents use online platforms for these tasks).
You and your agent likely won't be present during the showings. This gives buyers and their agents some space to view the home at their own pace and discuss it freely. However, this isn't set in stone and can depend on the market, the home price, and other factors.
If your agent doesn't attend the showing, they'll use a lockbox for the buyer to access the property. The lockbox is a secure container that holds a key to the house and requires an access code to open. Some newer lockboxes can also be operated via smartphone.
When you don't have an agent
If you decide to sell your house without a realtor (also known as for sale by owner) you'll handle all the aspects of house showings yourself. You'll need to make your home more appealing to potential buyers, promote your listing, and schedule showings.
Typically, it’s not recommended for a homeowner to be present during showings, but the situation may look different if you don’t have an agent. Think beforehand whether you want to act as an agent and host the showing or use a lockbox so a buyer can easily access your home.
Tips for showing your house for sale by owner
If you’re selling your home without an agent, try to approach house showings as professionally as possible. Here are some house showing tips for you to consider when selling FSBO:
- Prioritize your safety. If you decide to act as your own agent and be present during the showings, make safety one of your highest priorities. Consider having a friend or a family member present during the walk-through, and let someone you trust know about the time of upcoming showings.
- Give buyers space. You might feel uncomfortable letting other people in your home when you’re not around, and that’s understandable. But, if you decide to attend the showing, let the buyer explore the property at their own pace rather than following them around closely.
- Ask for feedback. Contact the buyer's agent after the showing and ask about the buyer’s opinion of the house. You can use these insights to your advantage and, if the buyer had any issues, address them to prepare better for the next showing.
Tips for showing your house
What to do before your first house showing
Preparing your house for showings could significantly increase your home’s appeal to buyers, which could lead to more offers, a better offer price, and a faster sale. Here are some ideas:
- Consider staging. While staging is an investment, it can pay off. According to the National Association of Realtors, 48% of sellers' agents agreed that staging decreases the time the home is on the market, and 44% of agents reported an increase in the offer price when a home was staged.[1] Try to emphasize your home’s best features and make the space feel as airy and light as possible.
- Keep it neutral. Make it easier for buyers to imagine what living in the house would be like for them. Consider painting walls with neutral colors and sticking to simple decor.
- Depersonalize your home. Remove personal photographs and knick-knacks — anything that may make buyers feel like they're guests in someone else’s home and less like future owners.
- Focus on small fixes. Minor improvements can make a big difference. Many professional realtors advise focusing on quick and easy wins, such as replacing a doormat, changing rusty faucets, and installing new light switch plates.
- Clean. Cleaning is a priority before showings. A messy home can feel less maintained and less spacious. Consider paying for a professional deep clean.
- Increase curb appeal. Your home’s exterior is the first thing a potential buyer will see, so keep it neat. Mow the lawn and trim the hedges before the first showing to enhance curb appeal and show that the property is well cared for. Repeat as needed in the weeks and months ahead.
- Improve lighting. Proper lighting makes the home feel more spacious and pleasant. Open all the curtains and blinds and ensure all light bulbs and fixtures are working.
- Pay attention to smells. Get rid of any unpleasant smells. You can start with a thorough cleaning, constant airing, and odor absorbents. You can also add pleasant smells from candles, reed diffusers, and fresh flowers. Just make sure the scents aren't overpowering.
- Minimize pet damage. Replace anything damaged by pets, and neutralize all pet-related smells. Come up with a plan for where to keep your furry friends during the showings.
- Create a welcoming atmosphere. Some ideas include setting a comfortable temperature, lighting the fireplace, and providing refreshments.
What to do in between showings
It'll likely take several showings to sell your house, and you should treat every showing like it's the first one. Make sure your home is tidy, decluttered, and ready to make a good impression on potential buyers. Here's what to focus on in between showings:
- Keep it clean. Regularly tidy up high-traffic areas such as the kitchen and living room. Don’t leave dishes in the sink, make your bed, and do other little things that help maintain a neat appearance. This will make it easier to prepare for last-minute showings.
- Declutter and organize. Even if you still live in the house, it should look as neutral as possible. Only keep things out that you need on a daily basis, and regularly organize your belongings in closets and storage spaces.
- Maintain the curb appeal. Even if you mowed the lawn before your first showing, it won't stay pristine for long. Just like the inside of your home, keep the exterior neat and ready for an unexpected showing at any time.
- Be flexible. Treat every potential showing as an equal chance to sell your home. Be ready to accept showings at times that suit most people best, such as weekends and evenings, or at short notice.
- Prepare for showings at any time. Keep your home mostly show-ready at all times. You might get a call from a prospective buyer who can pop by in an hour or two, so minimize the time you need to get your house ready.
What to do after showings
After buyers leave, ask your agent to collect their feedback. Their insight may help you sell your home faster. If buyers mention any minor repairs or changes needed, think about implementing those before the next showing.
Common house showing mistakes
Here are some common errors to avoid:
- Not focusing on the exterior. The inside of the house may feel most important — after all, that’s where the potential buyer will spend most of the viewing. However, their first impression of the property will come from the curb and entrance, so don’t underestimate their looks.
- Not keeping your home clean. It’s easy to clean your home before the first showing, but as time goes by, it may be challenging to keep it up between buyer’s visits. However, every buyer needs to see your home at its neatest, no matter if they come as the first or tenth person to arrange a showing.
- Staying during the showings. Generally, real estate experts advise against homeowners being present during the showings. This can make buyers feel uncomfortable, and it doesn't allow them to discuss their thoughts openly with their partners and agents.
- Having strong odors. Using too many scented products can be off-putting and overwhelming.
- Not being flexible. If you want to sell your home fairly quickly, you have to be ready to accommodate viewings at short notice. If you can't make it at the proposed time, offer some alternatives.
Successful showings require knowledge, effort, and time. That’s why working with a real estate agent can make all the difference.
An experienced realtor can give recommendations on staging and other preparations, manage the showings, and help you avoid mistakes. This guidance can help you maximize your chances of selling your property quicker and for the best price.
FAQ
What is a house showing?
A house showing is a one-on-one viewing of the home for sale by a potential buyer and their agent.
What's the difference between an open house vs private showing?
An open house is a public event where buyers can view the property for sale at the same time. A private showing is a scheduled appointment for one buyer and their agent.
How do you go about showing your house while living in it?
Keep your home clean and organized, keep personal items to a minimum, and be flexible and accommodating with showing times.
What are tips for showing your house with pets?
Ideally, remove your pets from the house during showings. Also, make sure to regularly clean and deodorize pet areas in case of any unexpected visits, and remove any pet-related items, such as toys or bowls. If you can't relocate pets during showings, keep them in a confined space, such as a crate or a room, and let the buyers know beforehand.
Can you be home during a house showing?
Try to avoid being at home during showings. Your absence will help buyers feel more comfortable and allow them to explore the property at their own pace without feeling pressure.
How clean should my house be for showings?
Your house should be as clean as possible for showings. Do a very thorough deep clean before putting your house on the market, and maintain cleanliness in between showings. Make sure floors, surfaces, and fixtures always look guest-ready, and pay particular attention to the kitchen and living areas.
Should you leave lights on for a house showing?
You can leave lights on for a house showing. This will make the place feel more welcoming and help potential buyers see every nook and cranny of the house better.
How can I make my house smell good for showings?
You can use candles, air diffusers, or natural scents such as fresh flowers to make your home smell more inviting. Also remove bad smells. Clean thoroughly and take out the trash regularly.
How long does a house showing take?
The length of a house showing will mostly depend on the property’s size and buyer’s interest. Generally, it can last anywhere from 15 minutes to an hour.
What are signs a house showing went well?
When a house showing goes well, a potential buyer usually spends a significant amount of time exploring the property and asks many questions afterward. They could also be eager to know the next steps and start planning on making the place their own.
