Welcome to the wonderfully chaotic world of open houses—where hopes are high, cookies are warm, and someone always forgets to flush.
Whether you're a seller prepping for the big day or an agent channeling your inner HGTV host, this guide will help you nail it with style, professionalism, and maybe a few laughs along the way.
🙋♀️ For Sellers: Prep It, Stage It, LEAVE It
Congratulations! You're ready to show off your home to the world (or at least the nosy couple down the street). But first...
✔️ Seller To-Do List:
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Flush the toilets. Not glamorous, but absolutely essential.
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Make the beds. Every. Single. One. Even that weird guest room with the creepy doll in the corner (hide that).
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Leave the lights ON. Let there be light! And lots of it.
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Bake cookies. Or buy them and fake it. No one will know. Pro tip: put store bought cookies in the oven for 5 minutes to get that cookie smell. Other pro tip: take the cookies out of the plastic wrapper before you do this.
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Hide your life. That means no Star Wars Lego displays, no Lladro figurines, and definitely no personal grooming tools left on the counter. Create space for others to imagine their lives here. No one wants to know that the seller has dandruff and dodgy toe fungus. If you have masses of family photos, lovely as they are, you might want to place the portraits of Great Aunt Milicent with a pieces of bland art for the duration of the sale.
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Leave the premises. Seriously. No hanging around to "see how it goes." Buyers need to critique your paint color in peace.
🚫 Seller Don’ts:
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Don’t lurk in the hallway like a haunted house extra.
- Don't "have a go" at showing your house, because noone knows it better then you.
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Don’t leave your pets. Not even the cute ones....Or their litter trays or food bowls
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Don’t take offense if someone calls your beloved wallpaper “bold".
- Don't stay and get drunk and force buyers to feed your neighbor's horses carrots (thats another story but it did happen)
Remember: your goal isn’t to show off your personality. It’s to create a blank-ish canvas so buyers can mentally move in.
🧑💼 For Agents: Hustle Like a Pro (Even If No One Shows Up)
⏰ One Week Before:
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Upload to MLS. Then double-check it’s actually there (we’ve all been burned).
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Hit social media HARD. But don’t just shout “Open House Sunday!” Talk about what makes the home stand out—custom wine cellar? Airplane hangar garage? Dog washing station? Dungeon with chains to convey? Let the uniqueness lead (unless its the creepy doll or the Star Wars lego collection).
🪧 One Hour Before:
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Put up signs (if allowed). Smile and wave while doing it. Yes, even with a muddy mallet. Those people walking by? They’re future listings. Make sure to wipe mallet mud from face.
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Turn on lights. Open blinds. Cue the playlist (with the small bluetooth speaker you will now carry around in your car with the scented spray and tape measure). Set the scene. This is now your stage to shine on Mrs Meryl Streep.
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Get Wi-Fi info. You’ll need it for posting, researching, or killing time if it’s a quiet open house (we don’t speak of those). Remember the boring are the only ones who are ever bored.
🎯 During the Open House:
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Greet everyone like your career depends on it. (It does.)
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Collect contact info. Don’t rely on hieroglyphic handwriting—ask, type, confirm. If they don't have an agent? Bingo! Offer to set up searches—no contract needed.
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Forgot your cards? Even better. TAKE their info. Data is gold. Hoard it like Gollum.
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Play nice with co-op agents. Today’s rival might be tomorrow’s savior on a bidding war.
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Take content. Video walkthroughs, selfies with the kitchen island, practise your ventriloquy skills with the creepy doll—whatever it takes. If no one shows, go Facebook Live. Your mom will be proud. If no one shows up on Facebook Live (you can yell at your Mom later) PRETEND they are there and answer the questions the voices in your head are asking constantly (or am I the only one?)
⚠️ Bonus Agent Tips:
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No crockpot chili. You’re a REALTOR®, not Chef Boyardy.
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For multi-level homes, bring another licensed agent. It’s safer, and better for showing. You don't want the lego Death Star to go missing.
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If the home has no floor plan, make one! You’d be amazed how often that seals the deal. And if you are not the listing agent, but they have been kind enough to allow you to show their listing, this is a perfect thank you gift (please see co-op agents and bidding wars).
🧹 After the Open House:
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Reset the home. Lights off, blinds closed, and no soggy bootprints or mallet mud, please.
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Thank the seller. Send feedback within 24 hours. Praise their throw pillows if nothing else.
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Follow up. With everyone. And yes, drop them into your CRM. These are tomorrow’s closings disguised as today’s lookie-loos.
🎬 Final Thought:
An open house is never just about selling one home—it's about creating a moment, telling a story, a little bit of theatre and making connections. Whether a sale happens that day or six months later, you're planting seeds. Water them. Track them. Nurture them. At some point, with enough consistency and a great Broker (I'm available) you will be plucking the fruits of your labor from the seeds of your work.
And above all, make sure you look like the kind of agent sellers want and buyers remember. (And that doesn't mean you wear a clown suit with a clipboard)
Now get out there and make it rain... cookies, leads, and contracts.
Want more behind-the-scenes real estate tips with a side of sass? Follow me @kirstenkopprealestate or drop your email below for future posts that actually make real estate fun again.
