Showing Your Home: A Guide to Seamless Viewings
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We manage all scheduling to streamline the process for you and qualified buyers.
Appointment Setting
Notification: All showings require an appointment. We will contact you via your preferred method (text, email, or phone call) with the proposed date and time.
Lead Time: We strive to provide at least 2 hours' notice for all showings, though we may occasionally request shorter notice if a highly motivated buyer is available.
Confirming: You simply confirm or decline the time. If the time doesn't work, we work with the buyer's agent to reschedule immediately.
Lockbox & Security
We use a secure, electronic Key Lockbox accessible only by licensed real estate agents.
We track every agent who accesses your key and their entry/exit times, providing an additional layer of security and accountability.
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A successful showing depends on presentation. Buyers should be able to focus entirely on the home, not on personal belongings.
Light & Ambiance: Turn on all lights (even during the day) and open blinds to maximize natural light.
Smell: Avoid strong cooking odors. Consider a lightly scented candle or diffuser (vanilla or citrus are best).
Clutter: Quickly clear kitchen counters, put away laundry, and make beds. Think hotel clean!
Pets: Secure all pets in crates (even cats!), a designated room, or take them with you. Inform us of their location.
Valuables: Secure jewelry, cash, and prescriptions. While rare, it's always best to be cautious.
Temperature: Set the thermostat to a comfortable, neutral temperature.
Privacy: Unplug or disable all interior monitoring devices (security cameras, baby monitors, recording doorbells, etc.). It is crucial that buyers feel comfortable discussing the home freely.
Crucial Tip: Leave the premises before the agent and buyer arrive. Your absence allows buyers to speak freely and spend more time imagining themselves in the space.
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Immediately after a showing, we get to work securing feedback that helps us refine our strategy.
Agent Communication: We contact the buyer's agent within 24 hours to ask targeted questions about price, condition, and overall impression.
Sharing Feedback: We promptly share all constructive feedback with you. This data is invaluable—if multiple buyers mention the same concern (e.g., paint color, floor condition), it tells us where we might need to adjust our strategy or price.
Negotiation Prep: Positive feedback means we are positioned well for an offer. We use this enthusiasm to prepare for potential negotiations.
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Your peace of mind is our priority. Please communicate any specific needs or concerns to us.
Personal Documents: Be sure to remove or lock away any mail, bills, or sensitive work papers before showings.
Children's Schedules: If showings conflict with nap times, school drop-offs, or mealtimes, let us know, and we will do our best to block off those hours.
Extended Travel: If you plan to be away, we can manage the home completely, including basic preparations (like turning on lights) before a viewing.
FAQs
How long does a typical showing last?
Answer: Generally, a showing lasts between 30 to 60 minutes. If the buyers are highly interested or need a second look, it may take longer. Please plan to be away from the home for at least one hour.
Will my listing agent be present for my showings?
Answer: No. Showings are typically conducted by the buyer's agent. Your listing agent's role is to secure the appointment, manage the process, and gather feedback afterward. Being unaccompanied allows buyers and their agent to have private, candid conversations.
Can I stay home during the showing?
Answer: We strongly advise against it. Buyers often feel uncomfortable discussing the home's flaws or potential negotiations while the seller is present, which can shorten the viewing or prevent a favorable offer. Stepping out is a crucial part of the process!
Why are there so many last-minute showing requests?
Answer: Qualified, serious buyers often have tight schedules. When a buyer is from out of town or has limited time, their agent will request showings as soon as possible. We always try to honor our 2-hour notice policy but will call you immediately if a highly motivated buyer requires an exception
If I see the buyer’s agent at the showing, is it okay to ask them a question?
Answer: Please avoid direct communication with the buyer's agent during the showing. All questions, comments, or information should be channeled through your listing agent. Direct communication can inadvertently reveal key information (like your urgency or flexibility) that could negatively affect future negotiations.
Is it acceptable for buyers to open my closets and drawers?
Answer: Yes, it is expected. Buyers need to assess the storage capacity of the home. They will open closets, pantry doors, and sometimes even cabinets or drawers. This is why we stress the importance of decluttering and neatness in these areas—buyers are looking at space, not just your possessions.