How To Host An Open House: Do’s, Don’ts, & Tips

When you purchased your home, you might have first seen it during an open house. But now that it is time to sell your home, you might be curious about the process from the other side. What exactly should you be doing (and not doing) to make your open house a success?

Open houses are a great chance to show your home off to a lot of prospective buyers. In fact, nearly 50% of buyers attend at least one open house during their home search. To make the most out of it, you should take the time to clean and declutter your house. You should also amp up the curb appeal and make plans to be out of the house during the event. These steps (and more) will give you the best chance of selling your home for top dollar.

At Eaton Realty, we work with homeowners throughout Hillsborough County as they navigate the process of listing and selling their homes. Our Tampa real estate agents are adept at advising clients of all of the things that they can do to boost the value and marketability of their homes. Reach out today to talk to a member of our team about selling your house.

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What Are the Benefits of Hosting an Open House?

An open house is an event where potential buyers have the opportunity to tour a home that is listed for sale. In some cases, a real estate agent will hold what is known as a broker’s open house, where industry professionals (such as fellow Realtors) get the chance to tour a house, often before it is listed. Broker’s open houses typically happen during working hours, while traditional open houses are usually hosted on the weekend to ensure that as many prospective buyers as possible can see the house.

Open houses are essentially a set period of time (such as from 1 to 3 p.m. on a Sunday) where anyone who would like to see a home can come and view it. Typically, prospective buyers, real estate agents, and even nosy neighbors will tour the house.

These events are usually casual. The Realtor will usually have some drinks and snacks available, plus information about the house. They can answer any questions that guests may have and show people around the property. While open houses can be a pain for the seller, there are many benefits to hosting one.

Low-Pressure Viewing Environment

During an open house, potential buyers can look through the house at their leisure. This can be ideal for anyone who doesn’t want to feel rushed or who isn’t quite sure what they are looking for in a house. A real estate agent is available to answer questions, but usually won’t follow guests around the house or engage in high-pressure sales tactics.

Increased Awareness

An open house is typically advertised online and through street signs directing buyers to the home. This can increase awareness of a home that is on the market, which can lead to more (and higher) offers.

More Time to Prepare The Home

One of the hardest parts of selling a house while you are still living in it is the need to get it ready for showings - often unpredictably and on somewhat short notice. With an open house, sellers know in advance when they need to be ready, giving them time to deep clean, declutter, make repairs, and more. This can result in a much lower burden on you as a seller - particularly if you get interest right away from prospective buyers at the open house.

More Feedback

While open house visitors don’t always share their thoughts on a house with the seller’s agent, your Realtor might overhear their comments or get feedback from the buyers’ agents. This can be invaluable when it comes to selling your house. For example, if prospective buyers have a similar complaint about the lack of light in a particular room, you might choose to freshen it up with a lighter coat of paint and new window treatments.

What Are the Downsides of Hosting an Open House?

Of course, there are drawbacks to open houses, too. While there are a lot of benefits to open houses, they aren’t always the right choice for every home on the market. For example, if your house is just one of a handful of homes for sale in a very desirable neighborhood during a hot seller’s market, then you might not need to host an open house to get a full or above-asking price offer.

Potential For Theft

Anyone can walk in off the street and check out your house, which can raise security issues. Unlike a scheduled showing, where the potential buyer is escorted around the house by a Realtor, an open house allows anyone to roam your home with limited supervision. In this setting, it becomes much easier to steal personal belongings from a home.

Requires A Great Deal Of Effort

Open houses require a great deal of effort to plan and prepare. Your Realtor will handle the task of marketing and advertising your open house, but you’ll still need to clean and prepare your home. In hotter markets, this effort might not feel worth it when online listings and digital advertising require less work and could produce better results.

Longer Absence From Your Home

Private showings tend to last 15-45 minutes, which can be a convenient time frame for you to go for a walk or grab a bite to eat to get out of your house. Open houses can last anywhere from two to four hours, so you’ll need to vacate your home for longer and plan accordingly to find a way to kill the time. This longer absence from your home can be an inconvenience.

Your Tampa Realtor can talk to you about the pros and cons of hosting an open house based on your specific situation.

Top Tips for Hosting an Open House

Few words get home buyers more excited than these two: open house.

An open house is their opportunity to give your house a whirl. To wiggle the light switches. To admire the crown molding. To, y'know, awkwardly ask to use the bathroom. (Which, by the way, savvy buyers will totally do — because they'll want to test how the water pressure holds up when they give the toilet a flush.) For you, the seller, an open house is a chance to throw open the doors. To dazzle buyers with the big reveal. To make someone fall head over heels for your charming abode.

Open houses can be incredibly important when it comes to getting a good offer on your house - and selling it quickly. These tricks can help you make your open house a massive hit.

Timing Is Everything

Open houses are usually held late morning to early evening on the weekends, typically for 2-3 hours between 11 a.m. and 5 p.m. on Saturday or Sunday. Many buyers have more time on the weekends to do things like attend open houses. If you do host a weekend open house, try to avoid days when any big events are happening (such as a Buccaneers game).

However, there may also be some benefit to having an open house on a weekday evening. Many people work on weekends or have jam-packed days with kids’ sports and activities. Other people might simply prefer to stop at an open house on the way home from work. You can talk to your agent about whether it makes sense to host a weekday open house based on your unique situation.

Listen to Your Agent

As the seller, you are the client - and it is your home. It isn’t unusual to want to do things your way. That being said, your real estate agent is the expert when it comes to selling properties…which is the reason that you hired them!

When it comes to open houses, you should let your agent take the lead. They will be the ones who are hosting the open house. They also have experience on what works and what doesn’t work when it comes to selling a house.

Your agent will likely have advice on things like:

• Staging your home, or recommending a professional stager who can do the work for you;
• Hosting the open house event;
• Communicating with prospective buyers and their agents;
• Receiving feedback and communicating that feedback to you; and
• What you can do to make the open house successful (such as leaving the house).

You might not want to hear your agent’s advice. For example, you might believe that every prospective buyer will absolutely love your bold color schemes (which may be true for some buyers!). But if you want to have a successful open house and get an offer, then it makes sense to listen to their advice and implement it whenever possible.

Clear Out of Your House for a Few Hours

We noted above that one of the benefits of an open house is that it creates a low-pressure environment for potential buyers. If you are in the house while people are looking at it, that effectively erases that benefit. Buyers want to be able to walk through the house and make an assessment of it on their own, without worrying about the seller’s reactions or that the seller will try to influence them. They also need to be able to picture themselves living in the house, which they can’t do if you are standing right there.

The best thing to do when hosting an open house is to make yourself scarce and let your agent be in charge. Remember - your agent knows how to show your home in its best light and strategically answer questions from buyers. You can head to a park, go to a friend’s house, or even catch a movie. Getting out of the house during the event is a good way to have a successful open house.

Along the same lines, if you have pets, try to get them out of the house as well. While this might be difficult with certain kinds of pets, as a general rule, you should do what you can to ensure your pets are away during the open house. Having a dog, cat, or other pet there can cause numerous issues, from allergic reactions to fear responses to pet odors. It can also be stressful for your Realtor to have to manage your pet when they should be focusing on the prospective buyers.

Declutter and Depersonalize Your Home

Your home is your sanctuary, so it makes sense that it is personal to you - with family photos on the wall, religious art, and more. While these are all items that make your house a home, they can also turn off prospective buyers. Remember: you want visitors to picture themselves living there. That can be difficult to do if your house is chock-full of decor that reminds everyone it is your house.

This does not mean that you have to go through your house and remove every single personal item. But you can temporarily hide some personal effects or even get a head start on packing up your house. For example, rather than leaving your toothbrushes and beauty creams on the bathroom vanity, consider stowing them in a closet to depersonalize the area.

At the same time, you should work to declutter your house. Accumulating stuff is normal, but it isn’t helpful when it comes to allowing people to envision the space. That stack of books by your bedside may be evidence of a voracious, intellectually curious reader, but it can also make your bedroom look cluttered. Go through your house room by room and try to streamline everything so that your house looks its absolute best.

Try Some Simple Staging

Staging can have a large impact on how much your home sells for and how fast it sells. About 30% of real estate agents report that staging increases offers by 1%–10%, and roughly 49% observed that staging helped homes sell faster.

After decluttering, the next step should be some basic staging. This does not mean that you have to buy all new furniture or decor. Staging can mean many different things depending on the state of your house and what you are trying to accomplish.

For example, if you have already moved to a new house, then you might need to rent furniture so that your house isn’t completely empty during the open house. You could also rent certain decorations, such as a large mirror, to help your house look its best. Your Realtor can also offer you other staging tips, like putting a bouquet of fresh flowers in your entryway, turning on your sprinklers shortly before visitors arrive to make your lawn sparkle, or setting your dining room table to make it look inviting.

Perform a Deep Clean

It isn’t fun, but when your house is on the market, you will have to keep it clean. Before an open house, you should take time to do a deep clean. After decluttering, spend time going through each room of the house and cleaning it thoroughly. In the living room, this might mean wiping down the baseboards, vacuuming the carpet and furniture, and dusting the tables. In the kitchen, this could mean scrubbing the cabinets and appliances in addition to basic cleaning like mopping and wiping down the counters.

If you have pets and/or kids, then you will probably have to do more cleaning and keep cleaning your house regularly. Depending on your budget, you could hire house cleaners to help with the deep clean or ongoing cleaning while your house is on the market.

When you are cleaning, don’t forget about the hidden spaces. Buyers will almost certainly peek into your closets and under your sinks. While you may be tempted to shove messes away, the better plan is to take the time to clean out those areas as well. Remember: you want to show your house in its best possible light. Overstuffed closets and cabinets indicate to buyers that the home has inadequate storage space. Having well-organized spaces (even behind closed doors) will help you achieve that goal.

Check for Funky Odors

When you live in your house, you get used to certain odors, whether from pets, mold or mildew, or even cooking smells. Before an open house, it makes sense to ask your agent or a friend to check your house for any off-putting smells. Ask them to be honest with you, as any odor issues can turn buyers off, even if they otherwise love your house.

If they do identify a funky smell, avoid the temptation to cover it up with artificial scents like a plug-in scent diffuser. Instead, go back to the basics and deep clean. If you have pets, you will probably need to steam clean the carpets or take other deodorizing steps. If the odor is coming from somewhere else, like the kitchen drain, use a natural solution like vinegar and baking soda to eliminate and flush the odor.

Secure Valuables

When you host an open house, complete strangers will come to your house (without you there!) and wander through it. While your agent will be at the open house, they can’t necessarily be everywhere at once. Before the event, make sure to secure anything valuable, like cash, checkbooks, jewelry, prescription medication, and family heirlooms. Although it may not be likely that someone will steal earrings from your bedroom during an open house, it is always smart to take basic precautions to lower the risk.

Your agent should also ask all guests to show ID and sign in, so that there is a record of who visited (as a bonus, your agent can then follow up with prospective buyers to see if they have any questions or interest in the home). When the open house is over, make sure that you lock your doors and windows. This isn’t to suggest that open house visitors have nefarious plans, but it is simply a good idea to keep your house secure.

Brighten Up Your Space

Many buyers prefer bright, airy spaces. Light can also help to make your rooms look and feel larger. Before an open house, you should take steps to make your house look as light as possible.

This can be as simple as making sure that the windows, blinds, and curtains are squeaky clean and that the curtains and blinds are open on the day of the event. You should also replace any burned-out light bulbs. If you have a room that is particularly dark, you might even consider painting it a lighter color to brighten it up a bit.

Give Your House Some Extra Curb Appeal

Most of our advice thus far has been about the inside of your house, but first impressions also matter. There are many last-minute, easy things that you can do to boost your home’s curb appeal. At a minimum, you should cut the grass, trim the shrubs, and prune the trees. You should also set out new potted flowers or plant new shrubs.

You could also touch up the porch with paint, powerwash your home’s exterior, and make sure that the fixtures and furniture are clean. If you have the budget for it, you could invest in some professional landscaping or have your deck re-stained. Your real estate agent can offer you tips on the kind of things that you can do to increase the curb appeal of your house.

Make Sure Your Agent Has Up-to-Date Information

During an open house, your agent should have some property information sheets available for buyers. This can include basic facts about your house (similar to what they would find on an MLS listing). It may also include additional information, such as average energy costs or recent upgrades to your house.

Before an open house, make sure that your agent has the most recent information to include on these sheets. You could even offer them some additional information, such as tips about the neighborhood. For example, you might write up a little neighborhood guide (or just advise your Realtor) that includes tidbits such as the community clubhouse being upgraded in the coming year.

Draw Attention to Great Features

Ideally, you won’t be present during an open house. Your agent will probably be hanging back rather than following visitors around closely to maintain a low-pressure environment. You can still help shine a spotlight on some of your home’s cool features and upgrades during the open house.

For example, you could print out little signs with helpful information - such as “gas fireplace, push this button to light,” or “energy efficient windows,” or “look down, new hardwood floors.” While you want to be careful not to go overboard with signs all over the place, a few carefully chosen (and aesthetically pleasing) signs can be helpful.

Serve Refreshments

If your agent hasn’t already offered to provide refreshments during an open house, you might consider providing your own drinks and snacks. Serving freshly-baked cookies, a charcuterie board, and/or a beverage is one of the oldest tricks in the book for a reason…it works! Buyers love being greeted with a treat, and refreshments give people a reason to stay longer.

Alert Your Neighbors

Open houses can bring a lot of traffic to a neighborhood. It is always a good idea to let your neighbors know that you are planning an open house to give them a heads-up about the extra vehicles and potential congestion. As a bonus, your neighbors can keep an eye on your house while you aren’t there and let you know if there is any suspicious activity.

Things to Avoid During an Open House

When it comes to the “don’ts” of an open house, most of the things to avoid are simply the inverse of our tips. For example, you definitely should not stay for your own open house. Instead, you, your family, and your pets should clear out and give your agent space to work their magic.

Another important “don’t” for open houses is also easier said than done: don’t stress. An open house is an opportunity to market and potentially sell your house, but it is not your only shot at getting an offer. The success of an open house isn’t necessarily measured by the number of offers that you get. A successful open house can also be one where:

• You get a lot of good feedback about your home that empowers you to make it more marketable;
• Buyer’s agents learn about your house and schedule showings for other clients;
• Visitors tell family and friends about the house; and/or
• The house gets more visibility from the open house promotions.

While it is understandable to be a bit anxious about the process, trust that your Tampa real estate agent knows what they’re doing. They can help you understand the pros and cons of doing an open house and give you a sense of how the event went. They can also advise you about things that you can do to increase the likelihood of getting an offer.

What to Do During and After an Open House

Once you've done everything you can to make your house look and feel amazing to buyers — and your agent is on site to assume their hosting duties — the time during your open house is yours to enjoy. Go to the park, get a three-course lunch, do whatever you like as long as you're free to take calls.

Your agent may need to get in touch with questions, so make sure you're available and have good cell phone reception. (A movie, for example, is not a great activity for you during the open house for that reason.)

After the open house ends, your agent will share with you what questions buyers asked and any comments they overheard from visitors. Buyers' remarks will likely run the gamut, including some that could be negative. ("Why is the closet such a mess," for example.)

The important thing is to stay open to buyers' feedback and to follow your agent's advice about how to respond. Based on buyers' reactions, your agent may recommend that you make certain repairs, do some painting, or invest in additional staging before your next open house. Whatever they advise, it's not personal — it's just the business of selling your home.

Sell Your House For Top Dollar with Eaton Realty

An open house is just one tool in an entire toolbox full of strategies that your Hillsborough County real estate agent can use to sell your home. Your Realtor can help you get ready for the open house and give you advice on the things that you can do to make it as successful as possible.

At Eaton Realty, we are skilled at helping buyers sell their West Central Florida homes. Whether it’s advice on how to stage their home or tips on ways to boost curb appeal, we take our role as a trusted advisor seriously. Our goal is to sell your house for the highest possible price - and as quickly as possible. We can even help you find the perfect new home. Give us a call at 813-672-8022 or fill out our online contact form to talk to a member of our Tampa real estate team.

Resources:

• https://www.nar.realtor/open-houses/media-hooks-for-realtor-open-houses
• https://www.bankrate.com/real-estate/what-is-an-open-house/
• https://www.realtor.com/advice/sell/what-is-a-brokers-open-house/
• https://www.nar.realtor/newsroom/nar-report-reveals-home-staging-boosts-sale-prices-and-reduces-time-on-market