Open House Strategy: How to Evaluate Homes Efficiently

You walk into an open house. Twenty other people are there. The listing agent is chatting with someone. You wander through quickly, snap a few photos, and leave. Did you learn anything useful? Probably not.

Open houses are valuable opportunities to see homes without scheduling appointments, gauge competition, and gather information. But most buyers waste them by treating them like casual walk-throughs. With the right strategy, you can learn far more than just what the house looks like.

In this article, you'll learn:

Benefits of open houses vs private showings
What to bring and how to prepare
What to observe beyond the house itself
Strategic questions to ask listing agents
Sign-in sheet considerations (privacy vs follow-up)
How to evaluate virtual tours effectively
Remote buying strategies for out-of-area buyers
Follow-up tactics and timing

This article is for you if: You're attending open houses or evaluating homes through virtual tours.

Open House Benefits

Why Attend Open Houses

No appointment needed:

Drop in anytime during hours
See multiple homes in one day
Flexible schedule
Less pressure

Gauge competition:

See how many buyers are interested
Observe other buyers' reactions
Understand market demand
Helps with offer strategy

Meet listing agent:

Get information directly from source
Ask questions about property
Learn about seller's situation
Build relationship (if you like the house)

Casual atmosphere:

Less pressure than private showing
Take your time
Return for second look
Bring family/friends easily

See neighborhood activity:

Meet potential neighbors
Observe weekend vibe
Check parking situation
See who lives in area

Open House vs Private Showing

Open house advantages:

No commitment
See competition
Casual environment
Multiple visits easy

Private showing advantages:

Your agent present (advocates for you)
More time and attention
Ask detailed questions
Measure and inspect thoroughly
Less competition pressure

Best strategy: Attend open house first (if available), then schedule private showing with your agent if seriously interested.

What to Bring

Essential Items

Pre-approval letter (copy):

Shows you're serious buyer
Helps if you want to make offer
Don't give original (copy only)
Keep in car, not in hand

Notepad or phone:

Take notes on each room
Write down questions
Note issues or concerns
Compare homes later

Phone camera:

Take photos (if allowed)
Video walkthrough
Document issues
Reference later

Measuring tape:

Check if furniture fits
Measure rooms
Verify dimensions
Note parking space size

Flashlight:

Check dark areas
Look in closets
Inspect under sinks
See crawlspace entrance

Your agent's contact info:

Call if you love it
Ask questions
Schedule private showing
Make offer quickly

Optional But Helpful

Printed listing:

Reference room sizes
Check included items
Note asking price
Write notes on printout

Comparison checklist:

Rate each home consistently
Track pros and cons
Score key features
Make decision easier

Bottle of water:

Stay hydrated
Seeing multiple homes is tiring
Long day of open houses

What to Observe

Beyond the House Itself

Buyer traffic:

How many people attending?
Are they serious (taking notes, measuring)?
Multiple visits by same people?
Indicates: market demand, competition level

Listing agent behavior:

Professional and knowledgeable?
Pushy or relaxed?
Answers questions well?
Organized with materials?

Neighborhood activity:

People outside?
Kids playing?
Well-maintained homes?
Friendly neighbors?

Parking situation:

Street parking available?
Driveway space?
Garage size?
Guest parking?

Noise levels:

Traffic noise?
Neighbor noise?
Airplane noise?
Barking dogs?

Smells:

Fresh baked cookies (staged)?
Musty or moldy?
Pet odors?
Smoke smell?

Staging quality:

Professional staging?
Owner's furniture?
Empty?
Indicates: seller's investment, motivation

Seattle-Specific Observations

Weather impact:

How's the natural light? (important in Seattle)
Moisture issues visible?
Drainage around property?
Moss on roof or siding?

Commute considerations:

Proximity to I-5, 520, 405?
Near light rail or bus lines?
Bike-friendly area?
Walkable to amenities?

Neighborhood character:

Established Seattle neighborhood?
New development?
Mixed use (residential + commercial)?
Gentrifying area?

Questions to Ask Listing Agent

Safe Questions (Won't Hurt You)

About the property:

How long has it been on market?
Any offers yet?
Why is seller moving?
What's included in sale? (appliances, fixtures)
When is seller hoping to close?

About disclosures:

Any issues disclosed?
Recent repairs or updates?
Age of major systems? (roof, HVAC, water heater)
Any HOA special assessments?

About showings:

How many showings so far?
Any feedback from buyers?
Best time for private showing?
Showing instructions?

About neighborhood:

How long has seller lived here?
What do they love about neighborhood?
Any upcoming development?
School boundaries?

Questions to Avoid

Don't reveal your position:

❌ "What's the lowest price seller will take?"
❌ "We're pre-approved for $X"
❌ "This is our dream home!"
❌ "We need to move by [date]"

Why: Listing agent represents seller. Any information you share can be used against you in negotiations.

Better approach: Keep cards close. Express interest but not desperation. Save detailed questions for your own agent.

Reading Between the Lines

"Seller is motivated":

Translation: Seller needs to sell quickly
Opportunity: May accept lower offer
Ask: Why motivated? (job transfer, financial, etc.)

"Priced to sell":

Translation: Priced at or below market
Expect: Multiple offers
Strategy: Be ready to move fast

"Bring your highest and best":

Translation: Multiple offers expected
Reality: Competitive situation
Strategy: Pre-inspection, strong offer

"Seller will consider all offers":

Translation: No offers yet, or offers fell through
Opportunity: Room to negotiate
Ask: How long on market? Previous offers?

To Sign or Not to Sign?

Reasons to sign:

Get property information packet
Receive updates on price changes
Show you're serious buyer
Listing agent may follow up with helpful info

Reasons not to sign:

Privacy concerns
Don't want agent calls
Just browsing
Already working with agent

Seattle tip: Most listing agents respect "working with agent" notation. Sign in but note your agent's name and contact.

What to Write

If signing in:

Name (first name only okay)
Phone or email (one, not both if privacy concerned)
"Working with [Your Agent's Name]" (protects you)
Don't write: pre-approval amount, timeline, motivation

If not signing in:

Politely decline: "Just browsing, thanks"
Or: "I'll have my agent reach out if interested"
Take business card for follow-up

Privacy Protection

What listing agents do with sign-in:

Follow up with property info
Call to gauge interest
Add to mailing list
Share with seller (shows traffic)

How to protect privacy:

Use Google Voice number
Use secondary email
Note "working with agent" (reduces calls)
Don't sign if very concerned

Your agent's role:

Your agent contacts listing agent if interested
Protects your negotiating position
Handles all communication
You stay anonymous until offer

Virtual Tour Evaluation

Types of Virtual Tours

3D walkthrough (Matterport):

Interactive, you control movement
See entire home layout
Measure distances
Most comprehensive

Video tour:

Agent or owner walks through
Narrated or music only
Shows flow of home
Less interactive

Photo slideshow:

Static images
Basic virtual tour
Limited information
Least helpful

Live video tour:

Real-time with agent
Ask questions
Request specific views
Most like in-person

What to Look For

Photo quality and angles:

Professional photos: seller invested
Wide-angle lens: rooms look bigger than reality
Strategic angles: hiding something?
Missing rooms: red flag

Lighting:

Bright and natural: good
Dark or dim: poor natural light or hiding issues
Overly edited: not realistic
Consistent lighting: honest representation

Clutter and staging:

Professional staging: seller serious
Owner's stuff: harder to see space
Empty: can be good or bad
Clutter: hiding issues or just messy?

What's not shown:

Basement or crawlspace missing?
Garage not shown?
Backyard limited views?
Bathrooms skipped?
Red flags: hiding problems

Condition indicators:

Fresh paint: recently updated or covering issues?
Worn carpet: needs replacement
Dated finishes: budget for updates
Visible damage: disclosed or not?

Virtual Tour Red Flags

Technical issues:

Blurry photos
Poor lighting
Incomplete tour
Indicates: low effort, possible issues

Strategic omissions:

Rooms not shown
Quick pan through areas
Avoiding certain angles
Hiding problems

Mismatched descriptions:

"Spacious" but looks small
"Updated" but looks dated
"Move-in ready" but needs work
Exaggeration or dishonesty

Neighborhood concerns:

Street view shows issues
Nearby properties run-down
Commercial/industrial nearby
Check Google Maps separately

Remote Buying Strategies

When You Can't Visit in Person

Reasons for remote buying:

Relocating to Seattle from out of state
Buying investment property
Time constraints
COVID or health concerns

Challenges:

Can't see in person
Can't gauge neighborhood
Harder to assess condition
More risk

How to Buy Remotely

1. Hire local agent:

Essential for remote buying
Your eyes and ears
Attends showings for you
Provides honest feedback

2. Request live video tours:

FaceTime or Zoom with agent
Walk through together
Ask agent to show specific areas
Record for later review

3. Get detailed photos:

Request additional photos
Specific areas of concern
Exterior and neighborhood
Systems (furnace, water heater, electrical panel)

4. Research neighborhood thoroughly:

Google Street View
Crime data (SpotCrime)
School ratings
Commute times
Read our Neighborhood Research Guide

5. Hire inspector you trust:

Ask agent for recommendations
Read reviews carefully
Request detailed report with photos
Consider video walkthrough with inspector

6. Include strong contingencies:

Inspection contingency (essential)
Appraisal contingency
Final walkthrough in person
Right to cancel if not as represented

7. Plan final walkthrough:

Visit before closing if possible
Or send trusted friend/family
Verify condition matches expectations
Check for any changes since offer

Seattle Remote Buying Tips

Understand microclimates:

Seattle neighborhoods vary significantly
West Seattle sunnier than North Seattle
Eastside different from Seattle proper
Ask agent about specific area

Consider commute carefully:

Traffic is real issue
Test commute times on Google Maps (set departure time)
Light rail access valuable
Work-from-home flexibility helps

HOA research critical:

Can't attend HOA meetings in person
Request all documents
Ask agent to review carefully
Consider HOA management company reputation

Hire local professionals:

Inspector, appraiser, lender familiar with Seattle
Understand local issues (moisture, seismic, etc.)
Know local market conditions
Better service and advice

Follow-Up Strategy

After Open House

Same day:

Review notes and photos
Compare to other homes
Discuss with family
Decide: interested, maybe, or pass

If interested:

Call your agent immediately
Schedule private showing
Request disclosures and documents
Prepare to move fast (if competitive)

If maybe:

Attend second open house (if available)
Drive by at different times
Research neighborhood more
Give it a few days

If passing:

Note why (for future reference)
Keep listing for comparison
Move on to next homes

Working with Listing Agent

If you don't have agent:

Listing agent can help, but represents seller
Dual agency possible (not recommended)
Consider getting your own agent
Read our What Buyers Agent Does

If you have agent:

Your agent contacts listing agent
Protects your interests
Handles all communication
Negotiates on your behalf

If listing agent follows up:

Be polite but non-committal
"I'm working with an agent, they'll reach out if interested"
Don't reveal your position
Don't negotiate directly

Timing Considerations

Hot market (multiple offers expected):

Act within 24-48 hours
Schedule private showing immediately
Get pre-inspection if possible
Submit offer quickly

Normal market:

Take a few days to decide
Schedule showing within a week
Do thorough research
Submit offer when ready

Slow market:

Take your time
Attend multiple open houses
Negotiate from stronger position
Less urgency

Summary: Key Takeaways

Open houses let you see homes casually, gauge competition, and meet listing agent
Bring: pre-approval copy, notepad, camera, measuring tape, flashlight
Observe: buyer traffic, agent behavior, neighborhood, parking, noise
Ask safe questions about property and disclosures, not about your position
Sign-in sheet: optional, note "working with agent" if you sign
Virtual tours: look for what's not shown, check lighting and angles
Remote buying: hire local agent, request live video tours, strong contingencies
Follow up quickly if interested (24-48 hours in hot market)

Next Steps

Find open houses: Check Zillow, Redfin, or ask your agent for weekend list
Prepare checklist: Print or create phone checklist from this guide
Plan route: Map out multiple open houses in same area
Bring tools: Gather items from "what to bring" section
Take good notes: Document each home thoroughly
Follow up fast: Contact agent immediately if you love a home

Related articles:

Additional Resources

Find open houses:

Zillow: zillow.com (filter by "open house")
Redfin: redfin.com (open house schedule)
Realtor.com: realtor.com
Your agent's weekly email

Virtual tour platforms:

Matterport: matterport.com
Zillow 3D Home
Redfin 3D Walkthrough

Seattle-specific:

NWMLS open house search (through agent)
Neighborhood Facebook groups
Local real estate websites