How Many Homes Should You Tour Before Making An Offer?

Real Estate Broker/Owner with Amanda Davidson Real Estate Group 0225221517

How Many Homes Should You Tour Before Making An Offer?

This is a question I get asked a lot. It comes from first time home buyers the most but, there are many buyers out there who wonder just how many homes they should see. The answer … there is no magic number. Sorry to disappoint but, there really isn’t a one size fits all number.


How many homes should you tour before making an offer?

A home buyer who is focused in on one specific neighborhood probably won’t see as many homes as one who is looking at multiple neighborhoods or even multiple cities. That just comes down to the number of available homes in relation to a specific area. A more focused area equates to less homes to choose from.


Technology has also changed the average number of homes a buyer sees. When I started in real estate over 10 years ago on average clients would look at 10-12 homes. Virtual tours, 3D tours, videos, and improved photography allow today’s buyer to see a lot about a home without ever stepping away from their computer. When they actually tour a home its essentially a second showing from what they're already seen online. In the last 3 years the average number of homes my clients tour has decreased to 7-9. Those are averages though – that’s not to say some don’t walk into the first house they see and know they want it where others could look for months to up over a year. Again, there’s just no one size fits all.


I also think asking the right questions and really listening to my clients can impact how many homes they see. Sometimes it’s what they don’t say but, what they react and connect to while touring that really gives me insight to what they are seeking in their next home. From there I can target homes that have similar characteristics and help them really hone in on what’s important to them.


How many homes should you tour before making an offer?

Read more and watch a quick video in our full article about how many homes you should tour before to making an offer



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Amanda Davidson Real Estate Group





Amanda Davidson

Amanda Davidson Real Estate Group

Broker - Owner
Licensed in VA and DC

6485 Old Beulah Street
Alexandria, VA 22315

Cell: 703.431.3755
Fax: 703.562.7057


Re-Blogged 2 times:

Re-Blogged By Re-Blogged At
  1. Gabe Sanders 02/14/2018 11:50 PM
  2. Will Hamm 04/02/2018 12:43 PM
Home Buying
Virginia Fairfax County Alexandria
buying a home
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Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

Yes, I agree, there is no answer to this question, Amanda.  But there is a point when a buyer can see too many homes and may need to reevaluate either their motivation or criteria.

Feb 05, 2018 05:31 AM #1
Gloria Valvasori, Accredited Senior Agent
REAL Experience | REAL Commitment | REAL Results!

There is no definitive answer.. Sometimes it only takes a few, sometimes it take a lot... it has to be the right one, but Buyers also have to be realistic about their expectation.  There is no perfect house.

Feb 05, 2018 05:33 AM #2
Dorie Dillard
Coldwell Banker United Realtors® ~ 512.346.1799 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate

Good morning Amanda S. Davidson ,

Great post with a good topic. I get that question a lot but it really does "depend." Every buyer is different and once you have the communities narrowed down it might be the first home you see or the 7th. I showed 2 homes on Saturday and we made an offer on the second home.

Feb 05, 2018 05:39 AM #3
Nina Hollander
RE/MAX Executive | Charlotte, NC - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

Hi Amanda... I believe statistics show that with the advent of the internet, buyers actually visit about half the homes they used. And I always tell my buyer clients up-front that I give them permission to buy the first home they see! When it's right, it's right! Of course, these days with so little inventory, buyers don't have much of a choice either.

Feb 05, 2018 05:57 AM #4
Sheila Anderson
Referral Group Incorporated - East Brunswick, NJ
The Real Estate Whisperer Who Listens 732-715-1133

Good morning Amanda. You're right there is no answer to this one. Mature folks, regardless of age, know what they want and buy it when they see it. I found that if I really listened and paid attention, if buyers didn't move on a home after three times out, they likely weren't really ready and wouldn't.

Feb 05, 2018 05:58 AM #5
Joan Cox
Metro Brokers - House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Amanda, you are spot on, there is no magic number, it all depends on the clients and what inventory is available.

Was sure thinking you would write about football this morning!!!

Feb 05, 2018 07:02 AM #6
Debb Janes EcoBroker and Bernie Stea JD
ViewHomes of Clark County - Nature As Neighbors - Camas, WA
REALTORS® in Clark County, WA

It's true - who knows? It depends on the clients and whether they walk into the right one, first. I do agree with Nina Hollander clients ability to check out homes on the internet, drive by them, and even attend a few Open Houses has cut down on the number of homes we tour. They often call when they have whittled down the list and want to see their top selections. 

Feb 05, 2018 07:25 AM #7
Patricia Feager
Selling Homes Changing Lives

Amanda S. Davidson - You're right! This is a common question and there is no short answer. Your explanation is right on point. I do believe that when you know something is right, don't wait thinking, something better can come along. I have never seen that happen. Regrets are hard to live with and you always end up wondering, what if.  

If there's one thing I'm certain of is this. If I were a buyer looking to buy in Alexandria, VA, I would choose Amanda and her Team to help guide me. Sure, I am licensed in TX but I don't know the lay of the land, VA Real Estate, and I know without a shadow of a doubt, Amanda and her Team are the experts and someone I would be honored to lean on for guidance in purchasing a home in this area. 

Feb 05, 2018 07:53 AM #8
Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400
The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803 - Plainview, NY
Long Island Condo & Home Sale Specialists

Amanda, There really is no magic number, and in this market with such low inventory the number is lower than ever before...

Feb 05, 2018 09:00 AM #9
Rebecca Gaujot, Realtor®
Perry Wellington Realty, Adam Conrad, Broker - Lewisburg, WV
Lewisburg WV, the go to agent for all real estate

So true, Amanda, there is no right ansewer. I've had buyers make an offer on the first house they viewed. Then again, there are buyers who just can't make up their minds :)

Feb 05, 2018 12:43 PM #10
Nick & Trudy Vandekar, 610-203-4543
Long & Foster Real Estate Inc 610-225-7400 - Devon, PA
Tredyffrin Easttown Realtors, Philly Main Line

I love showing homes to clients because as you say we see how they react as opposed to what they are saying. The two don't always align. 

Feb 05, 2018 12:52 PM #11
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Hello Amanda,  You just never know, the first home I ever sold the people saw the first home and fell in love with it but we still looked at 5 more and when back and look at that first home again and road a contact.


Feb 05, 2018 05:20 PM #12
Debbie Laity
Cedaredge Land Company - Cedaredge, CO
Your Real Estate Resource for Delta County, CO

I showed over 23 houses in three days. These buyers were certainly old school and had me searching. They are doing very little online. But we've narrowed down what they want and where they want to be. They aren't too particular. They were visiting from out of state, and I packed their weekend full, and sent them on their way with plenty to think about. 

Feb 05, 2018 07:22 PM #13
Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

Some buyers need to see a lot and others do not. I have sold many first and only showings and also sold many homes that the buyer didn't see until they arrived in town. That is a little scary.

Feb 05, 2018 09:58 PM #14
Brian England
Arizona Focus Realty - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

Such a very well written post my friend!  I have found that every buyer is a bit different.  I have had buyers that buy the first home they see, yet others that want to see every home on the market before making a decision, haha.

Feb 06, 2018 04:47 AM #15
Grant Schneider
Performance Development Strategies - Armonk, NY
Your Coach Helping You Create Successful Outcomes

Good morning Amanda -  you are right about technology but I guess it depends on the individual.  If they know what they want it is less.

Feb 08, 2018 04:07 AM #16
Pat Starnes, Brandon, MS
Front Gate Real Estate - Brandon, MS
Front Gate Realty ~ 601-991-2900 Office

Debbie Reynolds - It's happened with a couple of my clients, too, and I agree, it's scary to think they may not love the home when they see it.


Feb 09, 2018 01:50 PM #17
Pat Starnes, Brandon, MS
Front Gate Real Estate - Brandon, MS
Front Gate Realty ~ 601-991-2900 Office

I agree completely that buyers look at fewer homes today than they did before technology opened so many doors for them. I've seen quite a few buyers make decisions after seeing just one or two homes, but of course the number of showings varies with each client. And I also agree with the statement, "when they see it, they will know".

Feb 09, 2018 01:52 PM #18
Sally K. & David L. Hanson
Keller Williams 414-525-0563 - Brookfield, WI
WI Realtors - Luxury - Divorce

In our market of ae not likely to get to five...and thinventory or not we never get to double digits with a thorough examination before we tour.

Feb 15, 2018 03:00 AM #19
Dorie Dillard
Coldwell Banker United Realtors® ~ 512.346.1799 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate

Good morning Amanda S. Davidson,

I'm glad to see Gabe Sanders re-blogged this post. I read it before and commented but felt the AR gods were sleeping on this one and should have waived a gold star!!

Feb 15, 2018 05:48 AM #20
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