Listing your home is a big decision. Once your property is on the market it is now time for showings. At this point in the listing process we have encountered many questions from clients over the years. We’ve decided to answer those questions here with a little Q&A as these may be questions that you have too when you list your property.

First things first when it comes to showings you have the opportunity to approve or decline these showings to best fit your schedule. It is important to remember though that each person that wants to view your home is a potential buyers and a potential buyer means the potential for your property to sell; which is the ultimate goal when listing you home to begin with. So, when you decline a showing you may receive a call from your listing agent asking you what time would be better for you to show the property and at this point our goal is to coordinate a time between you and the buyer’s agent so that their client gets to view this property that they are interested in.

Now let’s get into the questions:


1. What do I need to clean up for a showing?

This is a great question that we’ve receive time and time again. This may be one of the more difficult parts of having your home on the market, but when your home is listed it is advisable to keep it clean and ready for a showing at any time. This will cut down on the scramble you have to do to pick up everything when you get the call that potential buyers want to view the property. You can select a minimum time required prior to the showing that is when you would like to be notified. This gives you time to clean up and get everything in order for buyers to come look at your home. Here are some of our top tips to getting your home ready for a showing:

  • Open the drapes and pull up the shades to let in the sunlight.
  • Remove clutter from reach room to visually enlarge the space.
  • Air out your home for one-half house before showing, if possible.
  • Lightly spray the home with air freshener so that it has a chance to diffuse before the buyer arrives.
  • Microwave a small dish of vanilla 20 minutes before a showing and place it out-of-the way.
  • Open doors to areas you want potential buyers to see such as walk-in closets, pantries, attics, etc.
  • The kitchen and bathrooms should always be spotlessly clean.
  • Make sure that the beds are made and the linens are clean.
  • Remove all toys, bicycles, tools, unsightly patio furniture and trash from the yard.

2. How frequent will I have showings?

The frequency of the showings on your home is left up to many different factors. Three of the major components that determine how frequent you will have showings on your home are the price, location, and market. Take a look here at home price can affect your showings

Showings but no offers = 4.6% over priced

Low Showings = 6-12% over priced

Drive-by’s only = 12% or more over priced

Additional if your home is in a price range that is desirable for the area this can also affect home many showings you have. Typically, luxury listings will have a little less showings and can sit a little longer on the market because there are not as many people looking for properties in a high price range as compared to family homes in a more affordable price range that are hard to find. Those homes in the affordable price range could have many showings if they are prices appropriately; these homes also can go under market quickly and only have few showings if the market is HOT, like it is right now.

3. How long do showings last and where show I go for this time?

These may be one of the other difficult aspects of showings besides cleaning up for potential buyers but where to go and for home long. Showings typically last around 1 hour and where you go is up to you. We suggest you take this time to run some errands or go to a friend/family members home if possible. Or hey while you’re out you could maybe go catch a movie atThe Alamo Drafthouse Cinema. Remember though as inconvenient as these showings may feel, it is in your best interest to have them if you want to sell your home. The more opportunities buyers have to view your property the more likely one will be ready to make an offer.

4. Will you (the listing agent) be the one showing my home?

In most cases the buyer’s agent is the one that will be showing your property. The buyer’s agent is the one who has clients interested in the home and will have access to your home typically through a lockbox on the door. Only specific agents will have access to these lockboxes, so don’t be alarmed, these are secure lockboxes. Additionally, with our systems we are able to see who opened what lockbox as well as what time and day to keep track of all individuals that are accessing our lockboxes.

5. Do I need to continue approving showings once my home is under contract?

Even after your home has gone under contract you may still receive calls for showings, this is actually pretty common, don’t be alarmed. At this point it is up to you whether or not you would like to approve or decline these showings. Here are some reasons that clients decline showings at this point:

  • You’ve met with the current buyer and they seem like an honest and sincere person, so you’re sure the sell will go through.
  • Your home is a mess from packing and moving so you don’t want to let anyone see it this way.
  • You are already under contract there is no reason to show anyone else the home.

All of those seem like legitimate reasons to not show your property once you’re under contract and they are to an extent, but there are some other things you may not be considering when declining these showings. Here are some reasons you should consider approving some more showings on your property even though you are under contract:

  • If you are still in the option period, the current buyer has the option to back out if they choose to for any reason. They may seem 100% sincere and that they are in this purchase until the end, but things can happen behind the scenes that could potentially derail the transaction.
    • If you are dealing with a buyer who needs financing that could be a different hurdle entirely. As much as they may want this property if the financing falls through then the transaction can fall apart.
  • Although you may feel that you home is in shambles from all of the packing and moving remember this; the buyer’s agent on the other end should inform their client that you are currently under contract and that you are packing so they house is a little messy. The new buyers are there to look at the property; the house, the land, the size of the rooms, the layout, or the view. Yes, having your home staged and in tip top shape is the best case scenario, but buyer can be understanding to your situation as well and simply grateful for the opportunity to view this property that they are interested in.
  • Yes, you are already under contract, but have you considered taking back up offers? A back up offer gives you extra security that all of your packing and moving plans are safe because if this first transaction falls through you will have another buyer lined up to start the process of purchasing your home and that is never a bad thing. In a backup offer situation, we will not be running two transactions at the same time but rather focusing on the initially buyer’s transaction and if at any point it falls through we would then start in with the second offer.

At the end of all of this is it important to remember that showings, although they can be a hassle, are completely to benefit you. Buyer’s want to see the homes before they purchase them and the more opportunities you allow individuals to view your property the more likely you will get an offer on your home.