When you see an open house advertised online, it probably looks pretty simple.
A REALTOR® puts out a few signs, opens the door, waits for people to come through, and maybe hands out a flyer or two.
That’s part of it.
But there’s quite a bit happening before, during and after an open house that most people never see.
I recently filmed a day in my life while hosting a new construction open house in the Austin area, and it made me realize how much of the job happens behind the scenes.
It Starts Before the Doors Open
I don't want to arrive at an open house at the exact time it starts.
I want time to walk through the property, make sure everything looks the way it should, get familiar with the home and prepare for the questions buyers might ask.
With new construction, that means understanding more than the number of bedrooms and bathrooms.
What does the builder offer? Are there incentives available? What other floor plans are nearby? What does the community offer? What are buyers getting here that they might not get from another home down the road?
A buyer may only spend 15 or 20 minutes walking through the house, but I want to be prepared for that conversation before they ever walk through the door.
Then There Are the Signs
Open house signs are one of those things you don't think much about until you're the person putting them out.
Where can people actually see them?
Which intersection makes sense?
Will someone know where to turn?
And, of course, once the open house is over, every single one has to come back down.
It isn't exactly the glamorous side of real estate, but it's part of the job.
An Open House Isn't Just About Selling That House
This is probably one of the biggest misconceptions about open houses.
Of course the goal is to create interest in the property I'm hosting. But an open house is also an opportunity to learn what buyers are thinking.
What do they immediately notice?
What do they love?
What do they hesitate about?
What other homes have they seen?
What matters enough that they would actually make an offer?
Those conversations tell me a lot about what buyers are looking for in the current market.
Sometimes the home is a great fit. Sometimes it isn't.
If it isn't, that doesn't mean the conversation wasn't valuable.
Part of my job is helping someone figure out what would make sense for them.
There's More Strategy Than Standing at the Front Door
I don't want someone to feel like I'm following them from room to room giving them a sales pitch.
I want people to have enough space to actually experience the house.
At the same time, I'm paying attention.
Did they spend extra time in the kitchen?
Did they immediately walk outside to look at the yard?
Are they talking about commute time, schools, entertaining, storage or monthly payment?
Those little comments usually tell you much more about what someone wants than asking, “So, what did you think?”
And when questions come up, I’m there to help answer them.
New Construction Has Its Own Learning Curve
Hosting a new construction open house is also a great reminder that buying from a builder is still a real estate transaction.
The model homes are beautiful. Everything is staged perfectly. The process can feel very straightforward.
But there are still decisions to make.
There may be builder incentives, financing options, upgrades, lot premiums, timelines and contract terms to understand.
And while the builder's sales representative works for the builder, a buyer can have a REALTOR® representing their interests.
That's an important distinction.
I’m Also Creating Content While I’m There
This is one of the newer parts of the job.
If I'm spending several hours at a beautiful property, I'm probably going to use the opportunity to create content too.
I may film a home tour, take photos, record clips for social media or, in this case, film an entire day-in-the-life video for YouTube.
For me, content isn't separate from my real estate business anymore.
It's one of the ways I show people what I do, what homes are available around Austin and what working with me actually looks like.
It also lets people get to know me before we ever meet.
And Then You Pack Everything Back Up
When the last visitor leaves, the work isn't necessarily over.
There are signs to collect, materials to pack up and follow-up to do.
If someone expressed interest, I want to make sure they get the information they need. If there was feedback about the property, that may be helpful to pass along.
Then everything goes back into the car until the next appointment.
Open Houses Are About More Than an Open Door
An open house might only last a few hours, but there's a lot happening around those few hours.
Preparation. Marketing. Conversations. Observation. Follow-up.
And sometimes a whole lot of driving around with open house signs in the back of your car.
If you're curious what one actually looks like from my side of the door, I filmed the entire experience.
You can watch A Day in My Life as a Texas REALTOR® Hosting a New Construction Open House below.