Tip for Sellers - Showings

Real Estate Agent with Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com 10301213186

You prepared your home for sale and allowed the photographer to come in and take photos. Your agent put together the listing, reviewed it with you and put it in MLS. There is a sign on your yard and your home is showing up on all the major home search sites. Now there is nothing left for you to do except sit back and wait for offers to come. Or is there?


Believe it or not, some properties have not sold due to buyer agents being unable to show the home. Here are some tips for you to keep in mind as you are selling.



Buyers come from all different places and have various schedules in terms of their availability. If buyers are moving into the area from elsewhere, they may have very limited time to search for homes. If they have a high pressure job that requires constant long days of work, they may not know they are free until the last minute. For example, a buyer might only be able to look at houses from 12-3pm on a Saturday, or from 5-6pm on a Wednesday. They plan to look at their top choices during those time slots and then decide on which home they want make an offer. This is important because if they can't get into your home when they are available, they will in most instances never be back.


Tip for Sellers - ShowingsIn order to make sure you are able to show your home to any qualified buyer who wants to see it, it must be available as often as possible with as little required notice as needed. This doesn't mean there won't be times when you just have to say no (someone is ill, for example) but in general, buyers should be able to see your home when they want to, even if it is a bit inconvenient for you. So when the house is almost ready to go on the market, discuss access with your real estate professional. You may get buyer requests every day of the week, and almost any time of the day. If there are any times that truly won't work, your agent should know up front so expectations can be set appropriately.


Unfortunately, your work isn't done when the house goes on the market. When buyers want to see your home, it needs to be ready to "wow" them. The garbage cans should be cleaned, bathrooms spic-n-span, toilet lids down, lights on, toys put away, dishes cleaned from sink and dish drain, beds made, and on and on. The best thing to do while waiting for an offer is to keep your house as "show ready" as possible all the time. Discuss with your family who does what when a request for an appointment is received. Kids can help by having a bin to place all their loose toys in. Someone else can grab the vacuum for a quick cleaning of the carpets. Extra kitchen appliances can be put in a cabinet. You get the idea!


You should not stay in the house when people are looking at it. If you are concerned about strangers around your valuables, hide any you are concerned about and let the experienced buyer agents walk their clients around. If you stay, buyers will typically rush through the showing. They can't openly discuss what they like or dislike, or what they might change if they move in. And if for some reason you aren't happy about selling your home, buyers can feel that! Trust me. I showed a house to buyers once, and the seller stood outside the window with his arms crossed, glaring into the window. Oh my. One of the quickest showings ever! And the buyers were not interested in making an offer.


You should also leave for showings because you might inadvertently say something that could hurt your negotiation power. For example, the buyers seem nice and friendly, so you start chatting. And you let them know you are relocating and have to be out by next month. Well, now the buyers know a lower priced offer with a quick close date might work. Or you might share other information about your motivation, the price you paid, work you personally did in the home which should have been done by a contractor, the crazy neighbors, or a myriad of things that could either cancel any possibility of a sale, or result in a lower price.

The People Factor:

front doorMost of the time buyer appointments go off without a hitch. The agent and buyers treat your home with respect. They come on time, take off their shoes, leave everything as they find it, and all is well. But sometimes the people factor can make the sale process frustrating. For example, someone had an appointment to come see your home between 12-1pm, so you leave the house before noon. At 1pm, you drive back home and see cars still in the driveway. They don't leave for another 25 minutes and your schedule is impacted for the rest of the day. Or perhaps you clean the house, get it ready for the showing, leave, come back and then find out they never showed up. Maybe they use the bathroom and don't flush or they drop something down the toilet. Perhaps they ignore the note about not wearing shoes in the house and there is dirt on the floor. There is nothing to do about these issues except be aware they may happen and try to remember that not all people do the right thing. But they might love the house and make an offer! So have a glass of wine with dinner or whatever it takes to unwind, and remember it's just the people factor at work.

Physical Access:

Your home has to be easy for real estate agents to show. Follow your listing agent's advice regarding this, since every area may use a different method. But in general, there should be a lockbox quickly found on your property. The lockbox should work easily, and there should always be a key inside. And the lock on the door should work seamlessly. This might sound self-explanatory, but there are many times I arrived at a home with buyer clients in tow and we could not get in to see the house. The lockbox wasn't anywhere to be found, it wouldn't open, the key was missing or broken or the key wouldn't open the door.


Also, in terms of physical access, access to the home should be free of obstacles. If it's wintertime and it snowed, the path should be shoveled. If you have a driveway, there should be room for several cars to park. There should be no tripping hazards between the road and your home. Make it as simple as possible to get to the door!


After actually putting your home on the market, the next step is to get buyers inside. Or more specifically, to get "THE" buyer inside. In order to do that, it's critical that sellers stay on top of the process. Keep your home in show-ready condition. Allow showings when buyers want them. Provide simple and clear access to your home. Get out of the house while they are there. If you do those things, you will have greatly improved your chances of getting your home sold quickly!


If you need help in the Monroe or Orange County NY area, feel free to contact me (Kat) at 914-419-0270 or via email at kat@thehousekat.com.



Originally published at thehousekat.com.

Posted by


Kat Palmiotti, The House Kat

Licensed Associate Broker, CBR®

Grand Lux Realty, Inc.

428 Main Street

Armonk, NY 10504 *

* still supporting Monroe NY, Orange & Rockland counties.


914-419-0270 (cell)

email: kat@thehousekat.com


facebook    Kat's Homes


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Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
Marketing Agent for The Todaro Team

Good morning, Kat Palmiotti good pointers for homeowners.... if you don't allow showings, you won't sell it.... make it "show" ready and then "show" it....

Apr 25, 2019 07:30 AM #9
Keith McMullin
Port Aransas Realty - Port Aransas, TX
Port Aransas Real Estate

Kat Palmiotti Great points for sellers.  Here is one for you...plug-in air fresheners.  After a showing went bust a few years ago with a prospect wondering "what they were hiding" I now recommend that those "disappear" as well.

Apr 25, 2019 08:06 AM #10
Grant Schneider
Performance Development Strategies - Armonk, NY
Your Coach Helping You Create Successful Outcomes

Good morning Kat - the sellers need to be ready to be inconvenienced to keep the house show ready at any time.

Apr 25, 2019 09:16 AM #11
Kat Palmiotti
Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

Exactly Wayne Martin - I hope your day is wonderful as well!

Brian England - Interesting! I don't remember anyone saying they didn't like occupied homes (unless the owners wouldn't leave!)

Michael Jacobs - That home sellers list is fairly lengthy!

Haha, Sandy Padula and Norm Padula, JD, GRI - How do you really feel? haha.

Apr 25, 2019 11:11 AM #12
Kat Palmiotti
Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

Yes, Barbara Todaro - If you won't show it, it won't sell!

I totally agree Keith McMullin - those air fresheners are terrible.

True, Grant Schneider - It can definitely be an inconvenience but it's necessary!


Apr 25, 2019 11:13 AM #13
Sheri Sperry - MCNE®
Coldwell Banker Residential Brokerage - Sedona, AZ
(928) 274-7355 ~ YOUR Solutions REALTOR®

Hi Kat Palmiotti - selling your home is a lot of hard work but as you have stated, there are ways to make it much easier to sell. 

Apr 25, 2019 12:31 PM #14
Beth Atalay
Cam Realty and Property Management - Clermont, FL
Cam Realty of Clermont FL

Hi Kat Palmiotti, great list of tips. I've been trying to schedule a home to show for the past weeks, first, they were getting ready for Easter, then, they had family over, now that family is still there. If the house can't be shown, it won't sell. 

Apr 25, 2019 04:23 PM #15
Susan Atwell, Westchester County, NY
AtWell Staged Home - Somers, NY

Great post! As a home stager for over 10 years I quickly learned that home sellers were not consistently being given this information. I now take time during every staging consultation to help sellers figure out how to have their homes show ready in a moment’s notice AND never turn down a showing. Most have never sold a home before and they appreciate this help.

Apr 25, 2019 06:35 PM #16
Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Kat- well done. getting your house sold doesn't stop when you put the For Sale sign up!  You've given some great tips for sellers to make sure it gets sold. 

Apr 25, 2019 06:39 PM #17
Kat Palmiotti
Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

Yes, Sheri Sperry - MCNE® - there are ways to help houses show easier. The quicker to contract, the less days showings have to happen!

True, Beth Atalay - If everyone else is having the same trouble, the house is just going to sit!

That's great Susan Atwell, Westchester County, NY - i bet your clients love your advice!


Apr 26, 2019 02:55 AM #18
Kat Palmiotti
Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

Kathy Streib - Thank you - the work definitely doesn't stop when the sign goes up!

Apr 26, 2019 02:55 AM #19
Sheila Anderson
Referral Group Incorporated - East Brunswick, NJ
The Real Estate Whisperer Who Listens 732-715-1133

Good mporning again Kat. This is probably the best advice for home sellers I have ever read. This should be featured.

Apr 26, 2019 03:45 AM #20
Amanda S. Davidson
Amanda Davidson Real Estate Group Brokered By eXp Realty - Alexandria, VA
Alexandria Virginia Homes For Sale

Kat, your post should be featured. Excellent advice for anyone selling a home. Remaining flexible and approving showings is a must. Buyers need to be able to see the inside in order to feel comfortable to make an offer!

Apr 26, 2019 05:42 AM #21
Kat Palmiotti
Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

Thank you Sheila Anderson for your kind comment!

Amanda S. Davidson - Thank you! Showings can be a pain, but they have to happen in order to sell!

Apr 26, 2019 05:55 AM #22
Diana Dahlberg
1 Month Realty - Pleasant Prairie, WI
Real Estate in Kenosha, WI since 1994 262-308-3563

Excellent post Kat Palmiotti ... so worthy of a reshare!!!!


Apr 26, 2019 03:32 PM #23
Paul S. Henderson, REALTOR®, CRS
RE/MAX Northwest. - Tacoma, WA
Tacoma Washington Agent/Broker & Market Authority!

Excellent insight for Sellers to heed!

Can you believe it's already the weekend again Kat Palmiotti?

Apr 26, 2019 09:11 PM #24
Endre Barath, Jr.
Berkshire Hathaway HomeServices - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

Kat this should be mandatory reading for all sellers regardless of Geographical Location:)Endre

Apr 26, 2019 10:31 PM #25
Kat Palmiotti
Grand Lux Realty, Monroe NY, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

Thank you Diana Dahlberg  - I appreciate that!

Thank you Paul S. Henderson, REALTOR®, CRS - No, I can't believe it's another weekend. Time is FLYING.

Endre Barath, Jr. - Everywhere has the same issues!

Apr 27, 2019 02:52 AM #26
Jeff Dowler, CRS
Solutions Real Estate - Carlsbad, CA
The Southern California Relocation Dude

Hi Kat:

These are excellent tips for sellers. It's amazing how many times you see issues that prevent a house from being show, or it shows poorly. Sellers, and their agents, definitely play an important role in the sales process as far as showings are concerned.

Have a wonderful weekend!


Apr 27, 2019 04:11 PM #27
Patricia Feager, MBA, CRS, GRI,MRP
Selling Homes Changing Lives

Kat Palmiotti - Great tips, as usual! You always provide information that is helpful to sellers. Timing is everything and so is cleanliness. It takes a lot of work to sell and you outlined it so well.


Apr 28, 2019 04:18 AM #28
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