Open House Guide for FSBO Sellers

Why Open Houses Still Work

Despite the shift to online home shopping, open houses remain effective — especially for FSBO sellers. They create urgency ("other people are interested"), let buyers experience the home without scheduling pressure, and give you direct access to potential buyers and their feedback.

Before the Open House

Timing

Best days: Saturday and Sunday, 1:00–4:00 PM
Avoid: Holiday weekends, major sporting events, the first weekend of your listing (use it for private showings first)
Consider a "Broker's Open": Tuesday or Wednesday 11 AM–1 PM for agents only. Feed them lunch. They'll remember your home when their buyers are looking.

Preparation

Deep clean everything — hire cleaners if needed ($150–$300)
Declutter ruthlessly. Remove personal photos, excess furniture, and anything that makes rooms feel small
Stage key rooms: fresh flowers, set dining table, folded towels in bathrooms
Fix obvious issues: burned-out bulbs, squeaky doors, running toilets
Mow lawn, trim hedges, sweep walkways, clean the front door
Open all blinds and turn on every light — bright homes feel bigger and more welcoming
Set the temperature to 70-72°F regardless of season
Remove pets (and evidence of pets — bowls, beds, litter boxes)

Materials

Property information sheets (feature sheet with photos, price, key details)
Disclosure documents available (or direct visitors to your Show & Disclose portal)
Sign-in sheet (name, email, phone, agent name if applicable)
Your Show & Disclose portal URL on everything
Directional signs from major intersections to your home (check local sign ordinances)

During the Open House

Be welcoming but not pushy — Greet visitors, offer the information sheet, then let them explore. Don't follow them room to room.
Have answers ready — Property taxes, HOA fees, utility costs, school districts, recent upgrades, neighborhood info
Collect contact info — The sign-in sheet is essential for follow-up. Many visitors are polite but non-committal at open houses — follow-up converts them.
Note feedback — What are people commenting on? What rooms do they spend the most time in? What questions keep coming up?
Don't discuss price — If someone asks "would you take less?" the answer is "we're asking $X but we're open to reviewing all offers." Let the negotiation happen formally.

Safety

Lock up valuables, medications, and personal documents
Have a second person present if possible
Keep your phone charged and accessible
Don't let visitors go to areas you haven't opened (attic, locked rooms, etc.)
Keep all exits accessible — never let yourself be cornered

After the Open House

Follow up within 24 hours — Email or text everyone who signed in. "Thank you for visiting [address]. If you have any questions, I'm happy to help. You can schedule a private showing anytime through our portal: [Show & Disclose URL]"
Track interest in Show & Disclose — Log visitors and their feedback
Analyze what worked — How many visitors? How many were serious? Any offers? Adjust for next time.
Plan your next one — If the first open house doesn't produce an offer, adjust (different time, better staging, price review) and try again in 1-2 weeks

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Frequently Asked Questions

How many people should I expect at an open house?

Varies widely by market and marketing. A well-promoted open house in a good location might attract 10-30 groups. In quieter markets, 5-10 is normal. Quality matters more than quantity — one serious buyer is all you need.

Should I serve food and drinks?

Light refreshments (water, cookies) are a nice touch but not necessary. For a broker's open house, providing lunch is expected and worth the $50-$100 investment — agents remember the homes that fed them.

Is it safe to host an open house alone?

It's safer to have a second person present. Lock up valuables and medications beforehand. Keep your phone accessible. If you're uncomfortable, consider having a friend or family member attend with you.

Should I host open houses every weekend?

Not necessarily. One or two well-executed open houses are better than weekly events that become routine. If the first open house doesn't generate interest, focus on adjusting your price or marketing before hosting another.

Can I host a virtual open house?

Yes — virtual open houses via Facebook Live, Instagram Live, or Zoom are increasingly popular. They reach a wider audience and are especially useful for out-of-area buyers. Walk through the home with your phone, answer questions in real-time, and share your Show & Disclose portal link in the chat.