What Southern Nevada Sellers Should Expect Once Their Home Is on the Market
Once your home is listed, the marketing moves from:
ONLINE ATTENTION
to:
IN-PERSON EXPERIENCE.
This is where buyers stop looking at photos and start asking themselves:
“COULD I ACTUALLY LIVE HERE?”
That shift matters.
A home can look beautiful online and still lose buyer interest in person if:
The temperature is uncomfortable.
The home feels cluttered.
The pool looks neglected.
The lighting is poor.
Pets interfere with the showing.
The seller is present.
Access is difficult.
The house feels very different from the photos.
A STRONG SHOWING SHOULD CONFIRM THE MARKETING.
Not disappoint the buyer.
WHAT IS A SHOWING?
A showing is a scheduled appointment where a prospective buyer and usually their real-estate professional tour your property.
This can happen:
During the day.
In the evening.
On weekdays.
On weekends.
Sometimes with short notice.
The goal is simple:
GIVE QUALIFIED BUYERS A COMFORTABLE OPPORTUNITY TO EXPERIENCE THE HOME.
WHAT IS AN OPEN HOUSE?
An open house is a scheduled period when multiple potential buyers may visit the property during a set window.
For example:
SATURDAY
11:00 AM–2:00 PM
An open house may help:
Create awareness.
Generate buyer traffic.
Introduce the home to local buyers.
Allow multiple visitors within one period.
Support social-media promotion.
Collect feedback.
But:
AN OPEN HOUSE IS ONE TOOL.
It is not the entire selling strategy.
SHOWINGS VS. OPEN HOUSES
PRIVATE SHOWING
Usually:
One buyer or household.
Accompanied by their agent.
Scheduled appointment.
More time to inspect the property.
Potentially more serious buying intent.
OPEN HOUSE
Usually:
Multiple visitors.
Set time period.
Some represented buyers.
Some unrepresented buyers.
Neighbors.
People researching the area.
People earlier in the buying process.
Both can be useful.
They simply serve different purposes.
DO OPEN HOUSES SELL HOMES?
Sometimes they directly contribute to a buyer discovering or purchasing a property.
Sometimes they do not.
There is no guarantee.
The bigger point is:
THE HOME SHOULD BE EASY FOR SERIOUS BUYERS TO SEE.
That may include:
Private showings.
Agent tours.
Open houses.
Virtual tours.
Video.
Other appropriate access strategies.
THE GOOD ENERGY SHOWING RULE
ACCESS CREATES OPPORTUNITY.
If a buyer wants to see your home…
and every request becomes:
“NO.”
“NOT TODAY.”
“MAYBE NEXT WEEK.”
we may lose that buyer to another property.
At the same time:
YOU STILL LIVE THERE.
So the goal is not:
Unlimited disruption.
It is:
REASONABLE ACCESS + A CLEAR SHOWING PLAN.
BEFORE WE GO LIVE, WE CREATE THE SHOWING PLAN
I want to know:
DO YOU WORK FROM HOME?
DO YOU HAVE CHILDREN?
DO YOU HAVE PETS?
ARE THERE MEDICAL OR MOBILITY NEEDS?
DO YOU NEED ADVANCE NOTICE?
ARE THERE CERTAIN HOURS THAT DO NOT WORK?
IS THE PROPERTY VACANT?
DO YOU HAVE SECURITY EQUIPMENT?
DO YOU HAVE TENANTS?
That allows us to build showing instructions around:
REAL LIFE.
HOW MUCH NOTICE SHOULD I REQUIRE?
There is no perfect amount.
For an occupied property, sellers often prefer some advance notice.
But too much required notice can reduce opportunities.
For example:
24-HOUR NOTICE
may feel convenient to the seller…
but a relocation buyer who has only one afternoon in Las Vegas may not be able to wait.
SOMETIMES A BUYER’S SCHEDULE IS TIGHT.
Especially in Southern Nevada, buyers may be:
Flying in from California.
Relocating from Hawaii.
Visiting for one weekend.
PCSing to Nellis or Creech.
Touring several communities in one day.
FLEXIBILITY CAN MATTER.
THIS DOES NOT MEAN YOU HAVE TO SAY YES TO EVERYTHING.
We create reasonable boundaries.
For example:
No showings before 9 AM.
No showings after 7 PM.
Two-hour notice preferred.
Certain work-from-home blocks unavailable.
Pet coordination required.
The important thing is:
CONSISTENCY.
SHOWING ACCESS SHOULD BE SIMPLE
When a buyer’s agent requests a showing, we do not want a complicated process involving:
Multiple phone calls.
Missing keys.
Unclear instructions.
Last-minute cancellations.
Access problems.
ELECTRONIC LOCKBOXES
In Southern Nevada, licensed agents may use approved electronic lockbox systems for secure access under applicable MLS/brokerage procedures.
These systems can provide:
Controlled access.
Electronic records.
Specific showing windows.
Agent accountability.
That is very different from:
LEAVING A KEY UNDER THE MAT.
SHOULD THE SELLER BE HOME?
Generally:
I RECOMMEND THAT THE SELLER NOT BE PRESENT DURING BUYER SHOWINGS.
Why?
Because buyers tend to speak more freely when the seller is absent.
They may want to say:
“I DON’T LIKE THIS ROOM.”
“WE WOULD REMOVE THIS WALL.”
“THIS IS TOO EXPENSIVE.”
“I LOVE THE BACKYARD.”
If the owner is standing nearby:
They may rush.
Stay quiet.
Avoid opening closets.
Avoid discussing an offer.
LET THE BUYER EXPERIENCE THE HOUSE.
You do not need to sell it to them personally.
That is my job.
WHAT IF I WANT TO EXPLAIN ALL THE UPGRADES?
You should absolutely tell me.
Then I can make sure important property information is communicated through:
MLS.
Upgrade sheets.
Property brochure.
Showing materials.
Marketing.
Buyer-agent communication.
YOU DO NOT NEED TO FOLLOW THE BUYER AROUND SAYING:
“THAT TILE COST $15,000.”
“THIS COUCH IS FROM ITALY.”
“WAIT UNTIL YOU SEE THE GARAGE.”
Give them space.
WHY BUYERS NEED SPACE
Buying a home is emotional.
The buyer needs time to imagine:
Their furniture.
Their family.
Their routine.
Their future.
THE HOUSE NEEDS ROOM TO SPEAK FOR ITSELF.
PREPARING FOR EACH SHOWING
Your home does not need to be professionally staged every morning.
But it should be:
CONSISTENTLY PRESENTABLE.
THE 15-MINUTE SHOWING RESET
Before leaving, when possible:
☐ MAKE THE BEDS
☐ CLEAR KITCHEN COUNTERS
☐ PUT DISHES AWAY
☐ WIPE BATHROOM COUNTERS
☐ OPEN BLINDS OR SHADES APPROPRIATELY
☐ TURN ON KEY LIGHTS IF NEEDED
☐ REMOVE OBVIOUS TRASH
☐ SECURE MEDICATION
☐ SECURE VALUABLES
☐ HANDLE PETS
☐ CHECK THE TEMPERATURE
☐ PICK UP PET WASTE
☐ MAKE SURE THE POOL LOOKS CLEAN
You do not need:
PERFECTION.
You need:
A GOOD EXPERIENCE.
SOUTHERN NEVADA SHOWING PRIORITY #1
TEMPERATURE.
This is extremely important.
If your home is listed during a Southern Nevada summer:
DO NOT TURN THE A/C OFF.
And do not set it so high that buyers are uncomfortable.
A buyer entering an:
87-DEGREE HOUSE
may immediately think:
“IS THE HVAC BROKEN?”
“WHY IS IT SO HOT?”
“LET’S GET OUT OF HERE.”
Even when the system is working perfectly.
KEEP THE HOME COMFORTABLE.
Especially in:
June.
July.
August.
September.
A buyer may spend significantly less time in an uncomfortable house.
That can directly affect:
HOW WELL THEY CONNECT WITH IT.
THE SAME APPLIES IN WINTER.
Las Vegas winters are relatively mild, but a dark, cold interior still creates a poor impression.
Comfort matters year-round.
SOUTHERN NEVADA SHOWING PRIORITY #2
HVAC CONFIDENCE.
Buyers here care about air conditioning.
If your system:
Makes unusual noise.
Struggles to cool.
Has obvious damage.
Is not functioning correctly.
buyers may notice quickly.
SOUTHERN NEVADA SHOWING PRIORITY #3
THE POOL.
If you have a pool:
Keep it:
Clean.
Clear.
Free of obvious debris.
Presentable.
A BEAUTIFUL POOL CAN HELP SELL THE LIFESTYLE.
A green or dirty pool can make buyers immediately calculate:
“HOW MUCH IS THIS GOING TO COST ME?”
POOL EQUIPMENT AREA
Keep access reasonably clear.
A buyer may want to see:
Pump.
Filter.
Heater.
Other equipment.
You don’t need to make it beautiful.
Just accessible and maintained.
SOUTHERN NEVADA SHOWING PRIORITY #4
THE BACKYARD.
Our outdoor spaces often matter substantially.
Before a showing:
Straighten patio furniture.
Pick up pet waste.
Remove obvious clutter.
Keep irrigation issues under control.
Clean the pool deck.
A SOUTHERN NEVADA BUYER MAY SPEND AS MUCH TIME IN THE BACKYARD AS THE KITCHEN.
Especially if the home has:
Pool.
Spa.
Mountain view.
Covered patio.
Outdoor kitchen.
Strip view.
Large lot.
SOUTHERN NEVADA SHOWING PRIORITY #5
SUNLIGHT.
Our desert sunlight can make a home feel:
Bright.
Open.
Warm.
But too much direct glare can also overwhelm a room.
Before showings:
Open blinds strategically.
Use window coverings appropriately.
Turn on lights where needed.
DON’T MAKE THE HOUSE DARK BECAUSE YOU’RE TRYING TO SAVE ON A/C.
And:
Do not blast every room with harsh artificial light unnecessarily.
We want the home to feel:
NATURAL.
WHAT ABOUT CEILING FANS?
Ceiling fans are common here.
For showings:
They can remain on if appropriate.
But make sure they are:
Clean.
Quiet.
Working.
A wobbling or noisy fan can become a distraction.
PETS DURING SHOWINGS
Pets are one of the biggest logistical issues for occupied sellers.
You may love your dog.
The buyer may:
Be afraid of dogs.
Have allergies.
Bring children.
Not know how to handle the animal.
IDEALLY, PETS SHOULD BE REMOVED DURING SHOWINGS WHEN POSSIBLE.
Options may include:
Walk.
Daycare.
Neighbor.
Family member.
Secure appropriate area.
DO NOT LEAVE A NOTE SAYING:
“DOG IS FRIENDLY!”
and assume every visitor will be comfortable.
CATS
If your cat:
Cannot go outside.
Hides.
Escapes easily.
Tell me.
Showing instructions can include appropriate information.
REPTILES / BIRDS / OTHER PETS
Secure them appropriately.
Keep cages/tanks clean.
Reduce strong odors.
PET ODOR
You may stop noticing your own home’s smell.
Buyers won’t.
Before showings:
Empty litter.
Clean pet areas.
Wash blankets when appropriate.
Address carpet odor.
Pick up yard waste.
DO NOT OVERCOMPENSATE WITH STRONG AIR FRESHENER.
If a house smells like:
14 VANILLA PLUG-INS
the buyer may wonder:
“WHAT ARE THEY COVERING UP?”
Clean is better than perfumed.
FOOD & COOKING
Try to avoid strong cooking odors immediately before showings when practical.
Examples:
Fish.
Heavy frying.
Very strong spices.
Smoke.
YOU DO NOT NEED TO BAKE COOKIES.
The house is not a theme park.
CLEAN + COMFORTABLE + BRIGHT
is enough.
SECURITY DURING SHOWINGS
Before the home becomes active, secure:
CASH
JEWELRY
MEDICATION
PASSPORTS
FINANCIAL DOCUMENTS
SOCIAL SECURITY INFORMATION
CHECKBOOKS
FIREARMS
SMALL ELECTRONICS
COLLECTIBLES
VALUABLES.
DO NOT LEAVE CONFIDENTIAL INFORMATION OUT.
Especially:
Mortgage statements.
Offer paperwork.
Divorce documents.
Next-home contracts.
Bank statements.
Tax documents.
PROTECT YOUR NEGOTIATING POSITION TOO.
A buyer should not see a document on your counter saying:
“NEW HOME CLOSING IN 12 DAYS — MUST SELL!”
That can affect negotiations.
SECURITY CAMERAS & RECORDING DEVICES
Many Southern Nevada homes now have:
Ring doorbells.
Security cameras.
Smart-home systems.
Indoor cameras.
Audio recording.
TELL ME WHAT YOU HAVE.
Recording laws and privacy considerations can apply.
We should handle any audio/video devices appropriately and follow applicable brokerage, MLS and legal guidance.
DO NOT USE SECRET AUDIO RECORDING AS A NEGOTIATION TOOL.
If you have legal questions about recording:
Ask an attorney.
WHAT SHOULD BE LEFT OUT FOR BUYERS?
Helpful items may include:
Property brochure.
Upgrade list.
Floorplan.
Relevant feature sheet.
HOA/community information where appropriate.
Solar information summary where applicable.
NOT:
Ten-page love letter explaining every memory you’ve ever made in the home.
Keep the information:
USEFUL.
SHOULD I LEAVE ALL THE LIGHTS ON?
For photography:
Often more.
For normal showings:
Use judgment.
If the property gets great natural light:
Let it work.
For darker rooms:
Turn lights on.
IF THE HOUSE IS VACANT
A vacant listing can be easier to show because:
No scheduling around daily life.
No pets.
No seller present.
No short-notice disruption.
BUT VACANT HOMES NEED ATTENTION TOO.
Do not assume a vacant property takes care of itself.
Check:
Temperature.
Dust.
Pool.
Landscaping.
Plumbing.
Irrigation.
Pests.
Security.
Mail.
VACANT SOUTHERN NEVADA HOMES + SUMMER
Do not simply turn the A/C off for weeks.
Extreme heat can affect:
Interior materials.
Appliances.
Plumbing-related components.
Buyer experience.
And it may raise questions when buyers tour.
Discuss reasonable temperature management with the appropriate service professionals and insurer.
VACANT HOME SECURITY
Consider:
Controlled lockbox access.
Security system.
Exterior lighting.
Regular property checks.
Removal of valuables.
SHOULD I LEAVE FURNITURE IN A VACANT PROPERTY?
Possibly.
Some vacant homes benefit from:
Physical staging.
Partial staging.
Select furnishings.
Others show well completely empty.
The decision depends on:
Home.
Price range.
Floorplan.
Competition.
SHOWING WINDOWS
Some sellers prefer defined showing windows.
For example:
WEEKDAYS
10 AM–6 PM
SATURDAY/SUNDAY
9 AM–7 PM
That can work well.
But again:
THE MORE RESTRICTED ACCESS BECOMES, THE MORE BUYERS WE MAY MISS.
LAST-MINUTE SHOWING REQUESTS
This is common.
You may get:
“CAN WE SEE IT IN 30 MINUTES?”
You are allowed to say no.
But if the house can reasonably be shown:
SOMETIMES SAYING YES IS WORTH IT.
That buyer may:
Already be in the community.
Have just lost another house.
Be leaving town tomorrow.
Be ready to write.
GOOD ENERGY DOES NOT MEAN:
“DROP EVERYTHING FOR EVERY BUYER.”
It means:
UNDERSTAND THE OPPORTUNITY BEFORE SAYING NO.
SHOWING FEEDBACK
After a showing, buyers or their agents may provide feedback.
Common comments might involve:
Price.
Condition.
Floorplan.
Backyard.
Noise.
Odor.
Paint.
Carpet.
Pool.
Location.
FEEDBACK IS INFORMATION.
Not a personal attack.
You may hear:
“THE KITCHEN FEELS DATED.”
You may love that kitchen.
That’s okay.
The buyer is telling us how they perceived it.
DO NOT OVERREACT TO ONE BUYER.
One person may hate:
Gray flooring.
The next may love it.
One may dislike:
Pool.
Another buyer specifically needs one.
LOOK FOR PATTERNS.
If:
One buyer says the home feels overpriced:
That’s one opinion.
If:
Eight unrelated buyers say the same thing:
THAT IS A MARKET SIGNAL.
SHOWINGS GIVE US DATA
Examples:
MANY ONLINE VIEWS + NO SHOWINGS
Possible issue:
Price.
Photos.
Listing position.
Property features.
MANY SHOWINGS + NO OFFERS
Possible issue:
Price relative to condition.
In-person experience.
Competition.
MULTIPLE SECOND SHOWINGS
That can indicate serious interest.
REPEAT VISITS
A buyer returning often deserves attention.
It does not guarantee an offer.
But it is a positive signal.
WHAT IS A SECOND SHOWING?
A buyer may request to return because they want to:
Look more closely.
Bring family.
Measure rooms.
Review backyard.
Consider furniture.
Bring a contractor.
SHOULD YOU ALLOW A SECOND SHOWING?
Generally, yes, when reasonable.
A buyer asking for more information often means:
THEY ARE THINKING SERIOUSLY.
WHAT IF THEY WANT TO STAY FOR AN HOUR?
That can happen.
Especially with:
Larger homes.
Luxury properties.
Multigenerational layouts.
Properties with substantial outdoor spaces.
If buyers are spending time:
LET THEM.
DON’T RUSH SERIOUS BUYERS OUT BECAUSE THE SHOWING WAS BOOKED FOR 30 MINUTES.
Within reason, we want them engaging with the property.
OPEN HOUSES
Now let’s talk specifically about open houses.
An open house can create a concentrated period of activity.
WHAT HAPPENS DURING AN OPEN HOUSE?
Generally:
The home is prepared in advance.
A real-estate professional hosts.
Visitors enter during the advertised period.
Buyers can walk through.
Questions can be answered.
Contact/representation information may be collected as appropriate.
THE SELLER SHOULD GENERALLY LEAVE DURING THE OPEN HOUSE.
Just like private showings:
Buyers need space.
HOW LONG IS AN OPEN HOUSE?
Often:
2–3 HOURS.
But timing depends on:
Property.
Day.
Area.
Marketing plan.
WHAT DAY IS BEST?
There is no universal rule.
Saturday and Sunday are common because many buyers are available.
But Southern Nevada buyer schedules vary.
We may also consider:
Weekday broker/agent opportunities.
Special events.
Community traffic.
Relocation timing.
SHOULD WE HOLD AN OPEN HOUSE THE FIRST WEEKEND?
Often, that can be a good opportunity if:
The home is prepared.
The listing is fresh.
The marketing is launched.
Access makes sense.
BUT OPEN HOUSE SHOULD SUPPORT THE LAUNCH.
Not replace it.
HOW DO WE MARKET AN OPEN HOUSE?
Potential methods include:
MLS open-house information.
Social media.
Property posts.
Stories/Reels.
Signage where permitted.
Buyer-agent communication.
Online real-estate platforms.
Neighborhood awareness.
OPEN HOUSE SIGNAGE
Signage should follow:
Local rules.
HOA restrictions.
Municipal requirements.
Brokerage policies.
We don’t simply put signs:
ANYWHERE WE WANT.
HOA COMMUNITIES
Some Southern Nevada HOAs may regulate:
Open-house signs.
Directional signs.
Parking.
Gate access.
Event hours.
We should verify applicable rules.
GATED COMMUNITIES
Open houses can require extra planning.
Questions include:
How do buyers enter?
Is there a guard gate?
Does the visitor need identification?
Are gate instructions required?
Can directional signs be placed?
DON’T MAKE THE BUYER GIVE UP AT THE GATE.
Clear access instructions matter.
GUARD-GATED LUXURY PROPERTIES
For certain properties, a public open house may not always be the best approach.
Private showings may provide:
More control.
More privacy.
More targeted access.
Again:
PROPERTY-SPECIFIC STRATEGY.
DO NEIGHBORS COME TO OPEN HOUSES?
Yes.
And that is not necessarily bad.
Some sellers say:
“I DON’T WANT NOSY NEIGHBORS.”
But neighbors may know:
A friend.
Family member.
Coworker.
Someone trying to move into the community.
THE PERSON LOOKING AT YOUR KITCHEN MAY NOT BE THE BUYER.
They may know the buyer.
WHAT ABOUT PEOPLE WHO AREN’T PRE-APPROVED?
Open houses may attract buyers at different stages.
Some may be:
Pre-approved.
Early in the process.
Just researching.
Unrepresented.
Already represented.
THAT DOES NOT MAKE THE OPEN HOUSE USELESS.
It can still:
Create exposure.
Generate referrals.
Produce feedback.
Introduce buyers to the property.
OPEN HOUSE SAFETY
Before an open house:
Remove or secure:
Medication.
Jewelry.
Cash.
Weapons.
Sensitive documents.
Small valuables.
Portable electronics.
Mail.
MORE PEOPLE MAY ENTER THAN DURING A PRIVATE SHOWING.
Prepare accordingly.
CHILDREN DURING OPEN HOUSES
Buyers may bring children.
If there are:
Pools.
Stairs.
Fragile items.
Other hazards.
We should plan appropriately.
Parents remain responsible for their children, but seller preparation still matters.
POOL SAFETY
If the property has:
Pool.
Spa.
Water feature.
Keep gates/barriers functioning as applicable.
Do not create an unsafe open-house environment.
SHOULD I PROVIDE FOOD OR DRINKS?
Not required.
Simple refreshments can sometimes be appropriate.
But:
WE ARE SELLING THE HOME.
Not catering a wedding.
DO SCENTED CANDLES HELP?
I prefer caution.
Open flames create unnecessary risk.
Strong fragrance can also bother buyers.
CLEAN AIR IS BETTER.
MUSIC?
If used:
Low volume.
Neutral.
Unobtrusive.
Silence is also completely fine.
WHAT SHOULD THE HOME FEEL LIKE DURING AN OPEN HOUSE?
COMFORTABLE.
BRIGHT.
CLEAN.
CALM.
EASY TO WALK THROUGH.
That’s enough.
OPEN HOUSE FEEDBACK
Afterward, useful questions include:
How many groups attended?
How many appeared serious?
What comments repeated?
How did buyers react to price?
What features attracted attention?
What objections appeared?
Did anyone request a private second showing?
NUMBER OF VISITORS IS NOT THE ONLY MEASURE OF SUCCESS.
An open house with:
25 PEOPLE
and no serious interest
is not automatically better than:
5 PEOPLE
with one strong buyer.
QUALITY MATTERS.
SHOULD WE HAVE AN OPEN HOUSE EVERY WEEK?
Not necessarily.
Repeated open houses with little response may not solve:
Price.
Condition.
Competition.
MORE OPEN HOUSES DO NOT FIX THE WRONG PRICE.
If the market is telling us something:
We evaluate it.
➡️ [ PRICING STRATEGY → ]
SHOWING ACTIVITY & PRICE
This is where showings become an important diagnostic tool.
VERY FEW SHOWINGS
If the home is:
Properly marketed.
Easy to access.
Professionally photographed.
and still receives very little activity…
we need to review:
POSITIONING.
MANY SHOWINGS, NO OFFERS
That may suggest buyers like the property enough to visit…
but do not see enough value at the current terms.
Possible reasons:
Price.
Condition.
Layout.
Competition.
Location.
MANY SHOWINGS + OFFERS
Excellent.
Now the strategy shifts to:
OFFERS & NEGOTIATIONS.
➡️ [ OFFERS & NEGOTIATIONS → ]
WHAT IF A BUYER’S AGENT DOES NOT LEAVE FEEDBACK?
That happens.
Feedback is helpful.
But it is not guaranteed.
Agents and buyers are not obligated to provide detailed comments after every tour.
NO FEEDBACK DOES NOT MEAN:
“THEY HATED IT.”
It may simply mean:
They chose another property.
They are still deciding.
They haven’t responded.
SHOULD WE CALL EVERY BUYER AFTER A SHOWING?
Buyer-agent follow-up can be useful when done professionally.
But we don’t want to:
Pressure.
Harass.
Chase.
The goal is to understand:
Interest.
Questions.
Objections.
BUYERS MAY NEED TIME.
Especially after viewing:
Eight homes in one day.
RELOCATION BUYERS
Southern Nevada receives many relocation buyers.
These buyers may have:
Very limited viewing windows.
Packed tour schedules.
Remote decision-makers.
Family members participating by video.
BE FLEXIBLE WHEN POSSIBLE.
A buyer who flew in from another state may only have:
ONE DAY.
That showing can matter.
MILITARY BUYERS
A buyer PCSing to:
Nellis AFB.
Creech AFB.
may have a compressed timeline.
Their housing search may need to fit around:
Orders.
Travel.
Duty schedule.
Temporary lodging.
SHORT NOTICE DOES NOT ALWAYS MEAN:
“UNSERIOUS.”
Sometimes it means:
“THEY ARE ON A DEADLINE.”
VIRTUAL SHOWINGS
Not every buyer can attend physically.
A buyer’s agent may conduct:
Live video walkthrough.
Video call.
Recorded tour subject to permission and applicable rules.
YOUR HOME SHOULD PRESENT WELL ON VIDEO TOO.
That means:
Lighting.
Cleanliness.
Clear pathways.
Minimal clutter.
VIRTUAL BUYERS MAY ASK DIFFERENT QUESTIONS.
For example:
Can you show me the view from the primary bedroom?
Can I see the street?
How close is the neighboring house?
Show me inside the pantry.
Can you walk from the garage to the kitchen?
A VIRTUAL TOUR SHOULD NOT JUST PAN AROUND FAST.
It should help the buyer understand:
THE REAL HOME.
TENANT-OCCUPIED PROPERTY
If you’re selling a tenant-occupied property:
Showing strategy becomes more complex.
There may be:
Lease terms.
Notice requirements.
Tenant rights.
Access considerations.
Coordination.
DO NOT ASSUME YOU CAN SHOW THE PROPERTY WHENEVER YOU WANT.
We need to follow:
Applicable law.
Lease provisions.
Contractual requirements.
Brokerage procedures.
If legal interpretation is required:
Consult an attorney.
SELLING WHILE WORKING FROM HOME
This is common.
You may not be able to leave for every showing.
Possible solutions:
Defined showing blocks.
Lunch-hour access.
Evening windows.
Weekend availability.
Coworking location.
Temporary schedule changes.
IF YOU MUST REMAIN DURING A SHOWING
Sometimes it cannot be avoided.
If so:
Give buyers as much privacy as reasonably possible.
Do not:
Follow them.
Explain every feature.
Listen to their conversation.
SELLING WITH CHILDREN
This takes organization.
Create:
Toy bins.
Quick-clean routine.
Designated packed area.
Showing bag.
YOUR HOME DOES NOT NEED TO LOOK LIKE CHILDREN NEVER LIVED THERE.
It simply needs to be:
PRESENTABLE.
YOUR SHOWING BAG
This can make seller life much easier.
Keep a bag ready with:
Pet supplies.
Laptop.
Chargers.
Medication.
Snacks.
Children’s items.
Important personal items.
Then when a showing arrives:
GRAB AND GO.
SHOES OFF?
Some sellers prefer buyers remove shoes.
That is understandable.
But excessive access requirements can complicate tours.
Possible solution:
Provide shoe covers when appropriate.
DO NOT CREATE A 12-STEP ENTRY PROCEDURE.
Buyers need reasonable access.
LIGHTS OFF AFTER SHOWING?
Showing instructions can request:
Turn off lights.
Lock doors.
Return keys.
Follow applicable lockbox procedures.
KEEP YOUR HOME READY FOR RETURN.
SHOWING DAMAGE
If you discover something appears damaged after a showing:
Photograph it.
Tell me promptly.
Do not immediately accuse a specific person without evidence.
We can review:
Access records.
Showing information.
Applicable procedures.
WHAT IF SOMETHING GOES MISSING?
Report it immediately.
If theft is suspected:
Appropriate law-enforcement reporting may be necessary.
Again:
SECURE VALUABLES BEFORE SHOWINGS.
Prevention is better.
DON’T LEAVE PRESCRIPTION MEDICATION OUT.
This is especially important.
Store it securely.
SHOULD WE HAVE CAMERAS BECAUSE OF SECURITY?
Security equipment can provide peace of mind.
But audio/video laws and privacy considerations must be respected.
Discuss the setup before listing.
SHOWING ETIQUETTE FOR SELLERS
DO:
Leave when possible.
Keep home comfortable.
Keep property accessible.
Secure valuables.
Manage pets.
Keep pool/yard presentable.
Give buyers privacy.
Review feedback calmly.
DON’T:
Follow buyers.
Argue with feedback.
Cancel constantly.
Turn the A/C off.
Leave pets loose.
Leave valuables accessible.
Over-fragrance the house.
Listen secretly to buyers.
Make the property difficult to access without good reason.
OPEN HOUSE ETIQUETTE FOR SELLERS
DO:
Leave the property.
Remove valuables.
Prepare pets.
Keep surfaces clear.
Keep temperature comfortable.
Clean pool/backyard.
Allow the host to do the job.
DON’T:
Sit in the garage.
Watch from across the street.
Call every 20 minutes asking who came.
Return halfway through.
Interview buyers yourself.
YES — SELLERS SOMETIMES WATCH FROM ACROSS THE STREET.
Please don’t.
GO GET COFFEE.
I’ll update you.
WHAT HAPPENS AFTER A STRONG SHOWING?
Possible next steps include:
Buyer asks questions.
Buyer requests disclosures.
Buyer schedules second showing.
Buyer asks about solar.
Buyer asks about HOA.
Buyer contacts lender.
Buyer writes an offer.
DO NOT ASSUME SILENCE MEANS NO.
A buyer may need:
Hours.
Days.
Another tour.
Financing clarification.
WHAT HAPPENS AFTER A BAD SHOWING?
Sometimes:
Nothing.
Not every buyer is your buyer.
WE DO NOT NEED EVERYONE TO LOVE THE HOME.
We need:
THE RIGHT BUYER.
SHOWINGS ARE EMOTIONAL FOR SELLERS TOO.
You may feel:
Invaded.
Judged.
Frustrated.
Tired.
Annoyed.
Especially after:
Cleaning.
Leaving.
Coming back.
No offer.
That is normal.
THIS IS WHY I WANT A SYSTEM.
Not:
DAILY CHAOS.
THE GOOD ENERGY SHOWING SYSTEM
STEP 1 — SET REASONABLE ACCESS
Create clear availability.
STEP 2 — PREPARE THE HOME
Simple routine.
STEP 3 — PROTECT PRIVACY & VALUABLES
Before the first buyer arrives.
STEP 4 — GIVE BUYERS SPACE
Let them experience the property.
STEP 5 — COLLECT FEEDBACK
When available.
STEP 6 — LOOK FOR PATTERNS
Don’t react to one comment.
STEP 7 — ADJUST WHEN NEEDED
Price.
Presentation.
Access.
Marketing.
OPEN HOUSE STRATEGY
BEFORE
Promote.
Prepare.
Secure valuables.
Confirm access.
Clean.
Comfortable temperature.
Pool ready.
DURING
Professional hosting.
Buyer questions.
Traffic monitoring.
Feedback.
AFTER
Review attendance.
Serious interest.
Follow-up.
Market response.
Next steps.
THE SOUTHERN NEVADA SHOWING CHECKLIST
BEFORE LEAVING
☐ A/C / heat comfortable
☐ Lights as appropriate
☐ Blinds adjusted
☐ Beds made
☐ Counters clear
☐ Dishes away
☐ Bathrooms clean
☐ Trash removed
☐ Pet plan handled
☐ Pet waste removed
☐ Pool clean
☐ Backyard straightened
☐ Valuables secured
☐ Medication secured
☐ Sensitive documents secured
☐ Doors accessible
FOR OPEN HOUSE
☐ Yard/front entry clean
☐ Directional access reviewed
☐ HOA/gate rules checked
☐ Pool/backyard ready
☐ Pets removed
☐ Valuables removed
☐ Property materials ready
☐ Home comfortable
☐ Seller leaves
COMMON SELLER QUESTIONS
“DO I REALLY HAVE TO LEAVE?”
Strongly preferred when possible.
Buyers generally tour more comfortably without the seller present.
“CAN I REQUIRE 24 HOURS’ NOTICE?”
You can create reasonable showing restrictions, but understand that very restrictive notice requirements may reduce opportunities.
“WHAT IF MY HOUSE ISN’T PERFECT?”
It doesn’t need to be.
Clean, comfortable and reasonably organized is the goal.
“CAN I SAY NO TO A SHOWING?”
Yes.
You still control reasonable access to your property, subject to your listing agreement and applicable circumstances.
But frequent denials can reduce buyer exposure.
“DO I NEED AN OPEN HOUSE?”
Not necessarily.
It depends on the property’s marketing strategy.
“HOW MANY OPEN HOUSES WILL IT TAKE TO SELL?”
There is no meaningful guaranteed number.
Your home may sell without one.
Or a buyer may discover it through one.
“SHOULD I LOWER THE PRICE IF NO ONE COMES TO THE OPEN HOUSE?”
Not based on one open house alone.
We evaluate:
Overall showing activity.
Online response.
Competition.
Feedback.
Market conditions.
“WHAT IF ALL THE FEEDBACK SAYS IT’S TOO EXPENSIVE?”
Then we should take that pattern seriously and revisit the pricing strategy.
SHOWINGS DO NOT SELL A HOME BY THEMSELVES.
They are the bridge between:
MARKETING
and:
OFFERS.
Marketing gets buyers interested.
Showings help them experience the home.
Pricing helps them see value.
Negotiation turns interest into a contract.
THAT’S WHY THE ENTIRE SELLING PROCESS WORKS TOGETHER.
➡️ [ MARKETING YOUR HOME → ]
➡️ [ PRICING STRATEGY → ]
➡️ [ OFFERS & NEGOTIATIONS → ]
THE GOOD ENERGY APPROACH
PEACEFUL
We create a showing routine that doesn’t make your life miserable.
We don’t panic over every comment.
We don’t hover over buyers.
AMBITIOUS
We still make the home:
Accessible.
Comfortable.
Presentable.
Easy for serious buyers to experience.
CALM HOME. STRONG ACCESS. BETTER OPPORTUNITY.
WHAT I WANT BUYERS TO FEEL
Not:
“I NEED TO GET OUT OF HERE.”
Not:
“THE SELLER IS WATCHING ME.”
Not:
“WHY IS IT 90 DEGREES?”
Not:
“WHAT IS THAT SMELL?”
I want them thinking:
“LET’S TAKE ANOTHER LOOK.”
THINKING ABOUT SELLING YOUR SOUTHERN NEVADA HOME?
You don’t have to figure out:
Showing schedules.
Open-house strategy.
Lockbox access.
Pet logistics.
Buyer feedback.
Security.
all by yourself.
We’ll create the plan before the home goes live.
YOUR LIFE DOESN’T STOP JUST BECAUSE YOUR HOUSE IS FOR SALE.
The process should work around your life while still giving buyers the access they need.
TOMMY XAVIER NGUYEN
The Good Energy Realtor®
Nevada Real Estate Salesperson
NV Lic. #S.0204577
Good Energy Realty LLC
📞 725.224.1720
Serving:
Las Vegas • Henderson • North Las Vegas • Boulder City • Southern Nevada
