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To Stay or To Go? The Ultimate Guide for Real Estate Showings

To Stay or To Go? The Ultimate Guide for Real Estate Showings. When listing your home with a licensed Real Estate Agent, Broker, or Realtor, you’re investing in mitigating risks and securing top-tier MLS marketing services. It’s crucial to understand the different showing and scheduling options available to ensure your home is presented in the best light. This includes comparing showing services, scheduling companies, and electronic key boxes. However, companies like Showingtime do not employ licensed Real Estate Agents, Brokers, or Realtors, exposing both themselves and their clients to significant risks. Without proper licensing and expertise, critical questions may be overlooked during the scheduling of showings, potentially leading to unauthorized entries and compromised security.

This negligence can result in serious safety concerns for homeowners, as unauthorized access might allow third parties like contractors or inspectors to enter properties without the owner’s knowledge. Consequently, this increases the liability for both the company and the homeowner, who may face legal and financial repercussions from incidents such as theft or property damage. For this reason, it is often best for the seller to schedule their own showings and be present for all showings. Understanding these risks and implementing better security measures is essential to safeguard properties and ensure the safety of all parties involved.

Stay: The Seller’s Advantage

  1. Meet the Buyers and Agents:
    • Ensure that potential buyers and agents are genuine and trustworthy, safeguarding your treasured items.
    • Avoid the uncertainty of wondering if buyers ever showed up, especially those who run late.
  2. Build a Connection:
    • Meeting buyers face-to-face can create a personal connection, helping them see the house as more than just an address.
    • A friendly interaction can leave a lasting impression, potentially influencing buyers’ decisions.
  3. Answer Questions On-the-Spot:
    • Provide detailed answers about the property and neighborhood that buyer agents might not know.
    • Establish trust and credibility, making your home more appealing.
  4. Instant Feedback:
    • Get immediate reactions from buyers, allowing you to gauge their interest and make necessary adjustments.
    • Informal offers and buying signals can sometimes emerge during these interactions.
  5. Humanize the Negotiation Process:
    • Buyers who have met you are less likely to see you as an adversary during negotiations.
    • Positive interactions can foster goodwill and ease the negotiation process.
  6. Balanced Approach:
    • Introduce yourself to buyers, then sit on the patio or in an office to be available for any last-minute questions. This allows buyers to explore freely while knowing you’re nearby to address any concerns.

Go: Giving Buyers Space

  1. Comfort and Privacy:
    • Buyers might feel uncomfortable with the seller present, leading to a rushed or less favorable showing.
    • Allowing buyers to explore freely helps them envision themselves living in the home.
  2. Avoiding Desperation:
    • Staying during showings can sometimes convey desperation to sell, which isn’t ideal for negotiations.
    • Buyers need to discuss the property candidly without feeling they’re intruding.
  3. Reducing Awkwardness:
    • Without the seller present, buyers won’t feel they’re interrupting your daily life, making the experience more relaxed.
    • It’s easier for buyers to connect with the house without the pressure of the seller’s presence.
  4. Agent Dynamics:
    • Agents may prefer to show the house without the seller, ensuring a smooth process.
    • Maintaining a neutral relationship with the buyer’s agent can prevent any negative influence on the buyers.
  5. Enjoy Your Time:
    • Use the showing time to treat yourself—grab some ice cream or enjoy a relaxing activity away from the house.

Special Note: If you have pets or small children, leaving might be the best option to avoid any unpredictable interruptions during the showing.

Key Differences: Showing Services vs. Scheduling Companies

Showing Services:

  • Some companies charge a fee to have an agent show a home on behalf of another agent. For instance, the Buyer Agent might employ third-party services like Showami, meaning they may not have firsthand knowledge of your home.
  • Many Listing Agents use services like Showingtime to handle showings online, which they claim is an efficient way to gather feedback. However, without personal vetting, feedback requests sent via email often go unread. The most valuable feedback usually comes from direct conversations between the Seller or Listing Agent and the Buyer Agent.

Scheduling Companies:

  • Companies like Showingtime do not employ licensed Real Estate Agents, Brokers, or Realtors. As a result, they may miss critical questions that should be addressed when scheduling showings, such as:
    • Is the Buyer Agent personally showing the home or is it a third-party contractor?
    • Does the Buyer Agent have knowledge of the home and surrounding area beyond the MLS data?
    • Has the Buyer provided a pre-approval letter or satisfactory proof of funds for cash purchases?
    • Does the home meet all of the Buyer’s criteria?
    • What is the Buyer’s timeline, and do they need to sell another property first?
    • Are there any pending legal issues that could delay closing?

Many Sellers believe that Full-Service Listing Agents do not offer services that justify high commission fees. Alternative options, such as Ohio Broker Direct’s flat fee MLS listing services starting at $299, allow Sellers to save on commissions and maintain control over home access and vetting. Utilizing a flat fee MLS listing with Ohio Broker Direct gives the seller more control over all aspects of showings and scheduling.

The Pros and Cons of Key Boxes

Benefits of Key Boxes:

  • Key boxes provide easy access for agents and save the Listing Agent time since they don’t need to be present at every showing.

Risks of Key Boxes:

  • Technological issues can prevent access, causing unprofessional and embarrassing situations.
  • Without the Seller or Listing Agent present, buyers might miss out on valuable information about the home and area.
  • Unauthorized access using key boxes has been reported, raising ethical concerns and potential security risks.
  • Lost sales opportunities may occur if Listing Agents relying on key boxes do not accommodate other means of access for non-NAR members.

CBS Codes and Access Control

What is a CBS Code?

  • Some electronic key boxes require a Call Before Showing (CBS) code, which adds a layer of security by requiring authorization before accessing the lockbox. However, this system can be misused if codes are shared without the Seller’s consent.

Sellers have the right to:

  • Negotiate specific services in their listing agreements.
  • Be present for all showings.
  • Decide if and what type of key box will be used, if any.

The Compromise:

  • Greet the buyers briefly, provide a flyer with your contact information, and then give them space to explore.
  • If you can’t leave, stay out of their way as much as possible, ensuring they feel comfortable and unpressured.

Conclusion: The choice to stay or go during a showing depends on various factors, including the property’s fit, the market, and the chemistry between buyer and seller. Regardless of your decision, remember that a well-presented home will always speak for itself. The market never lies.

Ohio Broker Direct & its Brokers or Associates assumes no responsibility or liability for any errors or omissions in this blog, we advise all participants in buying or selling real estate to enlist the services of a Real Estate Attorney.

About the Author

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Joan Elflein, Principal Broker and founder of Ohio Broker Direct, has been a trailblazer in the real estate industry since 1983. She established Ohio Broker Direct, a flat-fee brokerage firm, to champion ethical practices and client empowerment. Joan's innovative services have saved Ohio sellers millions in commissions and earned her firm an A+ Better Business Bureau rating. With over a billion dollars in transactions, you can ensure Joan's decades of experience will provide top-tier professional service and personal care in every interaction. 

Tana Lantry, Senior Broker at Ohio Broker Direct, brings over a decade of expertise in business, commercial, and residential real estate. As the 2017 President of the Columbus Independent Brokers Association, Tana drove change and expanded membership growth. She excels in guiding clients through home buying/selling, commercial sales, and 1031 exchanges. With extensive experience in Self-Directed IRAs, Tana provides comprehensive guidance for real estate investments. Together, Joan and Tana offer unparalleled expertise and dedication, ensuring the highest standards of professionalism and care at Ohio Broker Direct.

Have Questions?

If you have any questions regarding the for sale by owner process, or how we can help you save money while selling your home, please don’t hesitate to contact us today. We will happily answer any questions you may have, and look forward to working with you in selling your home.

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