Should You Be Home During Showings? What Topeka Sellers Should Know

For most Topeka sellers, the answer is no. Buyers look more closely and speak more freely when the owner is out of the house, and your agent can bring you honest feedback afterward.

That can feel strange. It's your home, and you know it better than anyone. Here's why stepping out usually works better, and how to get ready so you're not worrying while you're gone.

Why do buyers want the seller out of the house?

A showing is a buyer trying to picture their own life in your home. That's hard to do with the person who lives there standing in the kitchen.

When the owner is home, buyers tend to feel like guests. They rush. They hold back from opening closets, checking cabinets, or saying what they really think about the layout. Some worry about hurting your feelings.

None of that is about you. It's just how people act in someone else's space. A buyer who feels free to look slowly is in a much better position to fall for the place.

What happens at a showing when I'm not there?

Most showings are set up through your agent. The buyer's agent usually brings the buyer through, while your agent handles the scheduling, the prep work, and the follow-up.

Afterward, the agents talk. Buyers often tell their agent things they would never say to the owner, like "I love the kitchen, but the second bedroom feels small." That's exactly the kind of comment you need to hear, and it only gets back to you when you weren't standing there.

Should I be home during showings if I know the house best?

You do know the house best, and that knowledge is valuable. It just belongs in your listing, not in the living room during a showing.

Before you list, sit down with your agent and share the details a buyer can't see:

• What you've updated or replaced, and roughly when
• What your utility bills run in summer and winter
• What you like about the neighborhood and what you'll actually miss
• Anything you would want to know if you were the one buying

Your agent can put the highlights on a one-page feature sheet and leave it on the counter. That way your best information is in the house even when you're not.

How do I get my house ready for a showing I won't be at?

A simple routine makes it easy to leave on short notice. Here's a checklist worth keeping by the door:

• Turn on every light, including closets, the basement, and the garage. Open the blinds during the day.
• Set the temperature so the house feels comfortable the minute buyers walk in. Kansas summers and winters both make this matter.
• Put away valuables, medications, mail, and paperwork with personal information.
• Take pets with you if you can. A barking dog can scare buyers off, and a cat can slip out an open door.
• Do a quick reset: dishes in the dishwasher, counters wiped, trash out, beds made.
• In wet or snowy weather, put a mat by the door so boots don't leave a mess on your floors.
• Tell your agent about any security cameras in or around the house. Audio recording in particular can raise legal questions, so sort that out with your agent, and an attorney if needed, before showings start.

What if I can't leave, or I get a last-minute request?

Life gets in the way. Maybe you work from home, have a baby napping, or keep a schedule that doesn't bend. Tell your agent up front so you can set showing times that work for you.

Keep in mind that the more flexible you can be, the more buyers see your home. A last-minute request you turn down is a buyer who may never come back. Many sellers decide ahead of time how much notice they can handle, so their agent can say yes without calling every time.

If you truly have to be there, stay out of the way. Say hello, then step outside or go to a room that isn't being shown. Don't follow buyers around, don't point out features, and send any questions, especially about price, to your agent.

How do I use the feedback after showings?

Ask your agent for feedback regularly, and look for patterns. One person's opinion about your paint color is just an opinion. The same comment from three different buyers is information you can act on.

Try not to take it personally. Buyers are comparing homes, not judging you. The useful move is to fix what you can and let the rest go.

Where does this fit in the bigger picture?

Letting your agent run showings is Mistake 5 in our free guide, Top 8 Mistakes to Avoid When Selling Your Home. The other seven cover seeing your home the way a buyer does, marketing, curb appeal, health and safety issues, pricing, move planning, and choosing a professional REALTOR. Each one comes with a short list of what to do instead.

It's free and sent straight to your inbox. If you're thinking about selling in Topeka, it's a quick read that can save you real time and money.

Common questions about showings

Do I have to leave during a showing?

No, it's your choice. Most sellers do better when they step out, because buyers look longer and speak more freely when the owner isn't there, and your agent can bring you the feedback afterward.

What should I do with valuables during showings?

Put them away before you list. That includes jewelry, cash, medications, mail, and paperwork with personal information. Anything small and valuable is best locked up or taken with you.

What should I do with my pets during showings?

Take them with you if you can. A barking dog can scare buyers off, and a cat can slip out an open door. If your pets have to stay, tell your agent so showings can be planned around them.

How will I know what buyers thought of my home?

Ask your agent for feedback after showings. Buyers often share things with their agent that they would not say to the owner, and when several buyers mention the same thing, it's worth acting on.

Selling in Topeka? Let's talk it through

Team Ringgold is a team of REALTORS with Keller Williams One Legacy Partners, serving sellers across Topeka and Shawnee County. We'd be glad to talk through how showings, pricing, and prep would work for your home. Call (785) 256-0570 or visit SearchTopekaHomes.com. If you're curious what your home is worth, start here.