We showed our house a total of 16 times, and by the end we’d become seasoned pros at hosting showings.
At the beginning, we were clueless about many aspects of selling a home. Naturally we did the basics:
- cleaned the house thoroughly (vacuumed, dusted, wiped surfaces)
- put away dog and baby toys
- turned on lights to make every room bright and inviting
- baked something to add a pleasant scent
- removed bath mats to reveal more of the tile flooring
- polished faucets and fixtures so they gleamed
- organized built-in closets since the wardrobes and bed frame were included with the sale
- emptied garbage and recycling bins
- closed toilet lids
- swept the driveway, front porch, and patio so leaves and acorns wouldn’t detract from curb appeal
- unlocked the separate basement entry so visitors could move through the property easily
Those steps are part of good home staging and curb appeal, but our first few showings still felt chaotic. Selling a house by owner meant we were juggling everything ourselves, which added a layer of difficulty. Picture this: the doorbell rings, our dog Burger barks for several minutes, I’m holding the baby and trying to soothe her while welcoming potential buyers, and John attempts to give a tour amidst the noise and commotion. No surprise the initial showings didn’t go well.
By the third showing we adapted and became much more strategic. We discovered that a single person should handle each showing, with no pets or children present. That simple change made the house feel more professional and allowed visitors to focus on the property rather than the household activity. John took on the role of the primary host because he’s detail-oriented—he can recall when we installed new windows and when the HVAC was last serviced—while Burger, Clara, and I left the house for a walk beforehand.
Walking around the neighborhood became part of our routine. Between the exercise and the stress of preparing for showings, I realized I’d lost a few pounds. Sixteen showings might not sound overwhelming to some, but for our family it was a lot of doorbells and a lot of pacing. We even had a day with four separate showings, which meant four separate walks and four times we had to reset the house to look showroom-ready.
Rain or bad weather forced us to get creative about where to wait during a showing. John suggested parking a few houses down and spending the showing time in the car. It may sound odd, but sitting in the Altima turned into our little sanctuary: warm, dry, and private. We would listen to the radio, approve comments on our phones, and keep Clara and Burger entertained with simple, accessible items. Those car sessions felt less like exile and more like a break from the show-ready routine.
Small improvisations went a long way. A granola bar wrapper made a satisfying crinkle for the baby, keys served as a makeshift toy, and the car became a reliable napping spot. Those little comforts made the process bearable and sometimes even amusing. I snapped a few photos of Clara content in the driver’s seat—she practically earned a varsity letter in napping—so we could remember the lighter moments.
Overall, the experience taught us a lot about showing a house, staging for sale, and managing showings as a for-sale-by-owner (FSBO) seller. Key lessons included:
- Minimize distractions: remove pets and children during showings whenever possible.
- Present a clean, well-lit, and decluttered space to improve buyer perception.
- Address curb appeal: tidy outdoor areas and ensure easy access for visitors.
- Designate one knowledgeable host to lead tours and answer questions clearly.
- Have a plan for inclement weather—identify nearby parking or a waiting spot so buyers can view the home uninterrupted.
We were fortunate to receive a lot of interest in our home, and throughout the process we refined our approach to marketing, staging, and managing traffic. We plan to share more detailed FSBO strategies and home-selling tips soon, focusing on how to attract buyers and make each showing count. For now, Clara, Burger, and I will reminisce about our car-based pit stops and the many small lessons we learned while showing our home sixteen times.