After receiving frequent calls from other agents asking "How are the open houses going?  Getting any good leads?"....and also from visiting other open houses in the area....I have decided to post 5 things that can change the environment or assure you are maximizing the chance to gain a relationship with your guests.

1. Come Out With A Bang!  What I mean by this is don't just roll out 1 open house on a new listing.  Start the listing with 3 Open Houses in a row.  This will let the standard traffic and the neighborhood know that you are serious and alive and well.

2. Meet the Neighbors.  During this first 3 day blast you should be seen outside whether you are talking on the phone or just relaxing.  Give the neighbors a chance to approach you.  If you see them walking say hello or have a pertinant question to ask them.  If you can't sale the neighbors on the excitement your chances on the sale decrease.

3. Let the People Look For Themselves!  Trust me I have tried all the different scenerios and have seen many other's in action.  I feel that the most negative response is when you literally walk step for step through the Open House with the guest.  I tell them "take your time, the house is yours.  I will come and find you for your questions in just a couple of minutes" or "don't miss the master closet, would love to hear if you've seen one better"...give them a field trip...they like it.

4. Get Email Addresses at Sign In.  I know this sounds simple but this is a huge goal of mine when anyone approaches the home.  But like anything else you cannot sale the feature without explaining the benefit.  When I ask for email I explain the benefits they will be receiving...Gotta get it!

5. Let the World Know You Are There and What Time.  This too should be elementary but it's not.  Put a flyer in the neighborhood a couple of days out.  Blog about it.  Make your entire office aware and tell them you expect them to bring someone by.  If the neighborhood is gated....tell the guards...they love to show service and it ensures that no one will have a bad experience at the gate.

There are so many other important things and tricks for the experience whether it be food, etc.  But these 5 are a good place to start.