Mummmmm is the Word for Visiting Open Houses

Real Estate Agent with EXP Realty 414-525-0563 57026-90 Broker

  Good Buyers' Agents coach their Buyers....if you wish to attend an open us first. Optimally, if we can, we will meet you there...if not we will contact the listing agent and ask them to honor the relationship with you as a Buyer.  OR we will make arrangements to show open houseyou the property at another time. IF we are both going in different directions, the listing agent agrees to recognize our buyers as OUR buyers and not throw in the "procuring cause...I have a sign...and I will sing it in the morning..." song...they attend and give our name.  Ninety nine per cent of the time that alleviates any potential issues.  We will leave the landmark case of the Newbie and her manager trying to prove procuring cause for another blog.

    Next step....Mr/Ms Buyer as you go thru the property...the attending agent may tell you the features...hand you literature...OR ask you questions about what you like..what you are
for in a house...etc. If you have already told them you are working with...the what and why answers are not really their concern. Continue touring the home...quietly.

  Why Quietly ? the court of negotiation...should you decide to write an offer on that house..any positive thing you say can and likely will be used against you in the course of negotiation. The  comments will come back to bite you...we will hear the listing agent tell us how you drooled over the kitchen, fell in love with the backyard...started placing your furniture etc., etc. They are already of the impression that you will beg,borrow or steal to get to be the next owner of that house. to save your comments for us and we will help you craft the kind of offer that gets you on your way to your next happily ever after.

     This has been a professional caution post brought to you by Sally K. & David L. Hanson, roker Associates with EXP Realty, LLC, honored to be of service for all things real estate in southeastern Wisconsin.

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Sally K. & David L. Hanson, ABR, CDPE, CSS, e-Pro,ILHM, REDS

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Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Real Estate Agents - Luxury - Divorce

This is such a BIG incentive Anna Banana Kruchten CRB, CRS 602-380-4886  for me to write a post on exactly this situation.

Aug 27, 2019 02:11 PM #12
Margaret Goss
Baird & Warner Real Estate - Winnetka, IL
Chicago's North Shore & Winnetka Real Estate

Exactly true. I ask my buyers to put on their "poker" face when touring open houses. No sense handing money over!

Aug 27, 2019 02:15 PM #13
George Souto
George Souto NMLS #65149 FHA, CHFA, VA Mortgages - Middletown, CT
Your Connecticut Mortgage Expert

Sally and David I have been at Open Houses where a possible Buyer says a littttttttle to much.

Aug 27, 2019 03:00 PM #14
Jane Peters
Home Jane Realty - Los Angeles, CA
Los Angeles real estate concierge services

That is good advice. There is not much room for negotiation when the listing agent can see how much you want the place. 

Aug 27, 2019 03:45 PM #15
Dorie Dillard CRS GRI ABR
Coldwell Banker United Realtors® ~ 512.750.6899 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate

Good evening Sally K. & David L. Hanson ,

Love your post and so glad to see it featured! Wise advice..I always tell my  buyers please keep those lisp sealed when talking to the agents if you go into an open house! You loose your bargaining power with loose lips!

Aug 27, 2019 04:46 PM #16
Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Sally and David- so well done!!!   Buyers may think nothing of chatting with a friendly listing agent but yes, it could come back to bite them in the behind. 

Aug 27, 2019 06:26 PM #17
James Dray
Fathom Realty - Bentonville, AR
Exceptional Agents, Outstanding Results

Morning Sally.

Zip the lip, silence is golden.  Hope you have a great day

Aug 28, 2019 02:14 AM #18
Robin Wells
RAW Chimney Sweep and Inspections - Penetanguishene, ON
Giving Peace Of Mind One Chimney At A Time

Thanks for post and tips.  And yes so true.. silence is the strategy that works.  Do not give away any clues on how you feel, what you like or what you love!  Work with your agent and keep it between you and them.

Aug 28, 2019 04:03 AM #19
Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400
The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803 - Plainview, NY
Long Island Home and Condo Specialists

Sally/David, It's a good situation when the listing agent supports the buyer's agent when the buyer attends an Open House alone. Keeping it low key is great advice!

Aug 28, 2019 04:26 AM #20
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author


Aug 28, 2019 06:04 AM #21
Scott Seaton Jr. Bourbonnais Kankakee IL Home Inspector
SLS Home Inspections-Bradley Bourbonnais Kankakee Manteno - Bourbonnais, IL
The Home Inspector With a Heart!

as for the other post, I've had buyers call to schedule a second inspection and their agent name comes up on my prior report client info. I let them know I'll contact their agent to schedule the appointment with the Listing agent. That's when they tell me they're not working with the first agent. Awkward, but now I'm stuck in the middle. Did they even tell their agent they have split? Did they have a contract? So many questions.

Aug 28, 2019 06:27 AM #22
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

That is great advice Sally K. & David L. Hanson . Too many buyers say too many things and yes, it is used against them

Aug 28, 2019 08:28 AM #23
Gene Mundt, IL/WI Mortgage Originator - FHA/VA/Conv/Jumbo/Portfolio/Refi
NMLS #216987, IL Lic. 031.0006220, WI Licensed. APMC NMLS #175656 - New Lenox, IL
708.921.6331 - 40+ yrs experience

Like when playing cards, you don't want to tip your hand during a home showing, Sally K. & David L. Hanson ... wonderful advice!  Congrats on the well-deserved Feature ...


Aug 28, 2019 08:30 AM #24
Sheri Sperry - MCNE®
Coldwell Banker Realty - Sedona, AZ
(928) 274-7355 ~ YOUR Solutions REALTOR®

Hi Sally K. & David L. Hanson,

You hit it on the head with letting the buyers know not to say anything to the listing agent. This is very savvy advice. 

Aug 28, 2019 11:27 AM #25
John Juarez
The Medford Real Estate Team - Fremont, CA

You did not mention that were are living in the age of high tech Sally K. & David L. Hanson. Alexa or a similar eavesdropper may be listening even when you are having a discussion that you think the agent cannot hear.


Aug 28, 2019 07:10 PM #26
Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Real Estate Agents - Luxury - Divorce

True John Juarez ...though direct . chit and too much chat with the "attending " agent is often the biggest issue. Alexa  gives us "chance of..." while we are in the middle of a storm.... 

Aug 28, 2019 07:45 PM #27
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

Great advice to give to a buyer!  They often make this mistake and wonder why the negotiation is so much harder! 

Aug 29, 2019 04:57 AM #28
Jeff Dowler, CRS
eXp Realty of California - Carlsbad, CA
The Southern California Relocation Dude

Such sound advice for buyers attending open houses without their buyer agents. I always talk with my clients about these issues...although most of the time I am able to attend with them. It's just too darn easy for buyers to get sucked into sharing all sorts of information they shouldn't with the listing agent, especially when they like the house!


Aug 29, 2019 11:00 PM #29
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

This is excellent advice to share with prospective home buyers.

Aug 31, 2019 05:30 PM #30
Mary Hutchison, SRES, ABR
Better Homes and Gardens Real Estate-Kansas City Homes - Kansas City, MO
Experienced Agent in Kansas City Metro area

I should have written a blog on this topic!  I am constantly telling my buyers--if you go through an open house, don't make a lot of comments the agent can hear.  If you aren't interested in the house, be diplomatic.  If you do like the house, don't gush over it.  Also the AI devices can be listening!

Sep 18, 2019 12:37 PM #31
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Sally K. & David L. Hanson

WI Real Estate Agents - Luxury - Divorce
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