Selling a Home in Wright County: Your Showing Questions, Answered

Sellers ask me the same showing questions on almost every listing. Some of the answers seem obvious once you hear them. They aren't obvious until someone explains them, and the wrong assumption can quietly cost you buyers. If you're selling in Buffalo, Rockford, St. Michael, Delano or anywhere in Wright County, here's what I tell my clients before their home goes live.

The short version

• Your listing agent usually isn't at showings. The buyer's agent shows the home.
• Tell your agent about any showing restrictions before you list or before they are an issue
• Declined showings cost you buyers. Many never come back.
• Leave 15 minutes before a showing and stay gone 15 minutes after.
• The easier your home is to see, the faster it sells.

Who's at the Showing

Will my listing agent be at showings?

Usually, no. In our market, the buyer's agent shows the home and the listing agent stays away. 

It can feel like having your agent there would help. For the buyer, it's close to the same experience as having the seller standing in the kitchen. Buyers need space to talk openly with their agent and take their time. In nine years, the rare times I've experienced the listing agent present at a showing, the buyers were noticeably uncomfortable even if fully warned they were going to be there.

Can I ask my listing agent to attend every showing?

You can ask. If it's a requirement for you, have that conversation privately with your agent before you list. In my experience, this level of service is typically reserved for homes well above $1.5 million, and even then many listing agents aren't there.

Scheduling Showings

How will I know when someone wants to see my house?

Most agents use a program called ShowingTime, an app that sends you showing requests and confirmations. Before your house hits the market. I'll ask how you want to be notified, by text or email, and who needs to receive the notifications (like a tenant, a family member, roommate, etc).

Can I set limits on when buyers can see my home?

Yes. Tell me up front so it's built into your showing settings. Common examples:

• You have a renter who requires 24-hour notice.
• You work from 5 to 7 every evening and can't leave under any circumstances.
• It's a major holiday and you want to be home uninterupted.

The more of this we plan, the faster your home can sell.

How much notice do buyers give before a showing?

Anywhere from five minutes to a week or more. I've stood in a neighborhood with a buyer and requested a showing on the spot. Every buyer's situation is different.

Do I have to accept same-day or last-minute showing requests?

That's your decision. Every yes gets another buyer through the door, and more buyers means a faster sale. Keeping your house reasonably picked up during the listing makes it much easier to say yes to last-minute requests.

What happens if I decline a showing?

This is the one I want every seller to hear.

Recently I scheduled a full day of showings for one buyer. One home's calendar looked wide open, with nothing in the notes about restrictions. Less than an hour before our appointment, the seller declined. Then they suggested we come back another day because they were busy hosting company.

Here's the hard truth. We will never go back. Not because we aren't interested; the seller just made it too complicated (and there are plenty of other homes to see instead).

Your next buyer may not have the patience, the schedule or the flexibility to try twice. Many buyers looking in Wright County are driving in from across the metro, sometimes more than an hour. When a showing falls through, they don't rearrange their life. They move on to the house that was easier to see.

If you know about an event or a conflict, tell your agent in advance so it's blocked on the calendar. Don't get in the habit of declining.

During the Showing

Should I stay home or wait outside during showings?

No. Not in the backyard, and not in the car out front if it can be avoided. A buyer who can see the seller feels rushed and watched, and you're unintentionally making your house harder to sell. Even a seller who is still walking out the door when buyers arrive makes people uncomfortable. You want the buyer to see themselves in the house, not be reminded you live there.

How early should I leave, and when can I come back?

Leave 15 minutes before the appointment. Stay gone 15 minutes after it ends. Buyers run late.

How long should a showing appointment be?

At least a half hour, ideally one hour.  Buyers need time to see themselves living in your home. If they don't like it, they'll wrap up and leave early. This also depends on the size of the home and whether you live there or the home is vacant.

How do share information without being there?

You have plenty of options:

• Leave an information sheet on the kitchen counter.
• Put up simple signs in key spots.
• Use painter's tape as a subtle sign not to turn off a light switch (as an example).

You can communicate everything you need without being in the house. Your agent's program allows some basic communication, but a sign in the house is more likely to be seen than a last-minute text message.

Is it normal for buyers to cancel, no-show or show up late?

Yes. Last-minute cancellations, no-shows and reschedules are all very common. They're aggravating, and they're also expected. They don't mean something is wrong. Its important not to overanalyze every small thing, which can be very hard not to do when you are feeling anxious.

Preparing Your Home for Showings

What do I do with my pets during showings?

Plan this before you list. For dogs, the best option is having them out of the house, with a friend, family member or "doggy daycare". Plan for cats the same way, because some people are afraid of cats. Pets in cages are the exception.

Can my dog stay home in a kennel?

Yes, and note it in your showing instructions so buyers know ahead of time. I'll be honest about the tradeoff. A dog that barks through the whole showing makes it hard for buyers to focus, and they tend to leave quickly because they feel the stress coming from the dog or maybe they are scared of dogs. I say that with love for your dog. Buyers need a calm house to make a big decision. I have never shown a house with a barking dog that went well.

Can I keep security cameras running during showings?

Video cameras and video doorbells are common these days and allowed if you want them. Recording audio of buyers' conversations without their consent is against the law in Minnesota. Make sure your setup follows the law. 

What do I do with valuables and medications?

Remove them or lock them up. That includes medication, cash, laptops, jewelry and anything small enough to slip into a bag. Medicine cabinets get opened.

Buyers come through with their agent, and agents do their best to keep an eye on things. Still, you're opening your home to the public, and you can't control every person who walks through. If something is precious to you, it shouldn't be out. Remember you are moving so maybe it can be packed and stored away. If you are afraid of something getting broken or stolen, again, it's time to pack it.

Should I leave lights on and blinds open?

Open blinds and drapes whenever you can. If you can't be there to turn lights on, consider putting a few on timers. During the day, lights matter less. It's crazy, but I have shown houses that are brand new, beautiful and large, but every blind is closed. Typically buyers don't like these houses, but they aren't sure why. It's a little thing, but it can make a big difference on how the buyer feels in the home.

What temperature should my house be for showings?

Comfortable. Cool in summer, warm in winter. Around 70-72 degrees is a good general target. A house that's ice cold is just as unpleasant to walk through as one that's too warm, depending on the time of year. 

How do I handle a vacant house?

Vacant homes take extra attention. If you can, stop by before showings to adjust the thermostat, or consider a smart thermostat you can control from anywhere. Check on the house somewhat regularly. Vacant homes are more likely to be broken into, so after showings, make sure doors are locked, lights are set the way you want, and the thermostat is where you left it. Unfortunately, agents/ buyers might not realize your preferences, so checking on the house helps keep the home protected.

After the Showing

How will I get feedback after showings?

I send my sellers feedback every week, by phone, email or text, whichever they prefer. Some showings produce no feedback at all. The clearest feedback you'll ever get is an offer. Everything else might not be particularly helpful. Being told they don't like all the stairs in a 2-story house is useless. However, being told it has a smell or is overpriced might be something you want to adjust.

Living in Your Home While It's for Sale

What if I work from home?

Tell your agent about any times you absolutely can't leave, and we'll block them. Beyond that, the more flexible you can be, whether that's working from a coffee shop or another spot, the faster this tends to go and the sooner your life gets back to normal.

How long will showings disrupt my life?

Ask your agent how long homes are taking to sell in your town right now. In my experience, the first week or two is the most intense in any market, then it settles down. Some of my clients leave town for the first weekend to make it easier on pets and/ or children. You may find it's less intrusive than you expect. Don't over plan. Telling your agent your prefences in a month might be unnecessary. Just take it one week at a time and hopefully your property will sell faster than you are expecting.

Selling in Buffalo, Rockford, St. Michael or Delano? Showings go best when the plan is set before your house goes live. I walk through every one of these questions with my sellers and set up their showing preferences together, so nothing catches you or buyers off guard. Reach out and ask me how long homes are taking to sell in your town, and what that means for your showing plan.