When should showings start on a New Listing?

Lets go over 2 distinct plans. You list a home for sale. The seller has the home ready for buyers on a Monday. The price is set, the ads are placed and the marketing is set to kick in. HOWEVER, do you start showing the home right away? OR do you wait and start your showings on a Saturday say 10am to 2pm when all buyers can come see the home? 

As you you ponder this thought, lets get some background information on this question. Many big companies are holding showings back and waiting until the next weekend to start showings so they can be all on one weekend.

The traditional thought is you list a home and start showing it the day the seller says they are ready to go. Showings are completed as they are requested from buyers or their agents. Offers can come in day 1. 

SO which plan of action do you like when you list a home?

When I am on the buyer side representing a buyer, I absolutely hate when showings are held back. The first day of showings becomes a cattle call with far too many people and not enough time to really see what makes a home special. In this day and age, showings need to be distanced.  In addition, buyers who are ready, willing and able to buy will be making showing requests right away, come see the home and quickly make their best offer up front. Making them wait can hurt more than help when buyers choose not to see homes with cattle calls. 

IN SUMMARY, Lets see how it worked out. Two homes on teh same street listed. One by me and showings started that Monday. The other by big company folks. I had 8 showings the first day.o Each buyer had a good half hour of privacy to see and fall in love with the home. I got 7 offers the first day. All at or just above asking. The one with no contingencies and buyer putting 30% down won.

IN THE END: The other home was way under what this price was. That Saturday they had 50 plus people. It was a nightmare for neighbors and the seller found something broken after the mayhem. The liability was huge. They got overwhelmed and took the home off the market.

I leave you with my infamous thoughts, My philosophy is simple, provide more personal and professional service to guide my clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest. Those that hire me, find a dedication like no other.