How to Prepare Your Home for an Open House: 7 Things That Make a Difference
6-minute read
Category: Selling Your Home | Real Estate Fundamentals
A Good Open House Starts Before the Door Opens
There is something deceptively simple about an open house.
Put a sign in the yard, open the front door, turn on the lights and wait for buyers to arrive.
In reality, a good open house starts well before the first visitor pulls into the driveway.
The goal isn't simply to get people through the door. It's to present the property in a way that allows buyers to slow down, look around and begin imagining themselves living there.
That distinction matters.
Whether you're selling a historic home in Staunton, a house in Harrisonburg, a property in Waynesboro, or a home somewhere in Rockingham or Augusta County, the same basic principles apply.
Clean. Simplify. Create some breathing room. And make it easy for buyers to see the house rather than everything in it.
Quick Facts
Best For: Homeowners preparing to sell
Most Important Advice: Less is usually more.
Bottom Line: The best open houses don't feel staged for an event. They feel like a home that has been exceptionally well cared for and happens to be ready for its next owner.
1. Start With the Property, Not the Open House
Before worrying about refreshments, signs or advertising, get the house right.
An open house can bring buyers through the door, but it can't overcome poor presentation.
Start outside.
Walk toward your house as though you've never seen it before.
Is the grass cut? Are the shrubs reasonably tidy? Are there toys, hoses, trash cans or other items distracting from the house? Does the front door need cleaning or a fresh coat of paint?
Then do the same thing inside.
You don't need perfection.
You want the property to feel clean, cared for and easy to understand.
That first impression begins before a buyer ever reaches the front door.
2. Remove More Than You Think You Should
This is probably the most common advice I give sellers when we're preparing a property for market.
Less is more.
Most of us accumulate far more stuff than we realize because we see it every day.
Buyers see it immediately.
Start with countertops, tables, shelves and other visible surfaces. Then look at closets, cabinets and storage areas.
You don't need to empty the house.
You simply want to create some breathing room.
Consider removing:
- Extra furniture
- Family photographs
- Collections
- Excessive decorations
- Items covering kitchen counters
- Extra appliances
- Overflowing bookshelves
- Children's toys
- Pet supplies
- Anything you don't expect to use before moving
There's another benefit to doing this.
You're moving anyway.
Packing some of these things now means there's less to pack later.
In Plain English: We're not trying to make your house look like nobody lives there. We're trying to make it easier for a buyer to imagine that they could.
3. Clean the Things You Normally Ignore
Most sellers know to vacuum the floors and clean the kitchen.
The details are what tend to get overlooked.
Pay particular attention to:
- Windows
- Baseboards
- Ceiling fans
- Light fixtures
- Door frames
- Appliances
- Bathroom grout
- Shower doors
- Mirrors
- Cabinet fronts
- HVAC returns
- Porches and entryways
And don't forget the smell of the house.
Pets, cooking, fireplaces, basements and simply living in a house can create odors that homeowners stop noticing.
I'd rather walk into a house that smells clean and neutral than one filled with artificial fragrances.
Skip the overwhelming air fresheners.
Clean usually smells best.
4. Think About Furniture as Floor Plan
Furniture isn't just decoration when you're selling a home.
It helps buyers understand the room.
A large sectional might be perfect for your family but make a living room appear considerably smaller than it actually is.
An extra dresser might make a bedroom difficult to navigate.
A dining room being used as an office might make buyers overlook the fact that it's a dining room.
Sometimes simply removing one piece of furniture completely changes the way a room feels.
Walk through the house and ask:
Does the furniture help explain this room—or does it get in the way?
You want obvious walking paths and enough open space that several people can comfortably move through a room at the same time.
That's especially important during an open house.
5. Let the House Be the Decoration
You don't need to transform your home into a furniture showroom.
In fact, I generally prefer that you don't.
A few thoughtful touches are plenty:
Fresh towels.
A made bed.
A clean kitchen.
Perhaps some flowers.
Open curtains and blinds where appropriate.
Turn on the lights.
Let the architecture, natural light, views, hardwood floors, fireplace, kitchen or whatever makes the property special do the work.
The house is what we're selling.
Everything else should support it.
6. Market the Open House Before It Happens
Once the property is ready, we need people to know about it.
Open-house marketing has changed considerably over the years.
Today, much of the exposure begins online.
Depending on the property and marketing strategy, an open house may be promoted through:
- The MLS
- Major real estate websites
- Brokerage and agent websites
- Google Business Profile
- Social media
- Email marketing
- Direct outreach to prospective buyers
- Agent-to-agent marketing
- Neighborhood promotion
- Directional signage on the day of the event
Professional photography matters here too.
The open house begins, in a sense, when someone first sees the property on their phone.
If those photographs don't make them want to see more, they may never make it to the front door.
7. Sometimes a Broker Open Makes Sense
A broker or agent open house can still be useful, particularly for unusual, higher-end or difficult-to-compare properties.
Instead of inviting the general public, the property is introduced to local real estate professionals.
Why?
Because those agents may already know the buyer.
This can be particularly valuable for farms, estates, historic homes, luxury properties and other real estate that doesn't fit neatly into a standard search.
It isn't necessary for every listing.
But for the right property, introducing it directly to the local real estate community can be another useful part of the launch strategy.
Should the Seller Stay for the Open House?
Generally, no.
Buyers tend to be more comfortable when the owner isn't present.
They want to open closets, look at rooms carefully, discuss what they like and don't like, and ask questions without worrying about offending someone.
Give them that space.
Take the dog for a walk. Have lunch. Visit friends.
Let your agent handle the open house.
What About Pets?
This deserves special attention.
If possible, pets should leave with you during the open house.
Even wonderful pets can be distracting. Some buyers are afraid of dogs. Others have allergies. A barking dog behind a bedroom door also doesn't exactly encourage someone to linger.
Before leaving, put away:
- Food bowls
- Pet beds
- Toys
- Litter boxes
- Crates, where practical
You don't have to hide the fact that a pet lives there.
You simply don't want the pet to become part of the showing.
Don't Forget Security
An open house means inviting people you don't know into your home.
Beforehand, secure or remove:
- Prescription medications
- Jewelry
- Financial documents
- Checkbooks
- Small valuables
- Firearms
- Personal identification
This isn't meant to be alarming.
It's simply sensible preparation.
Does an Open House Actually Sell the Home?
Sometimes.
But I wouldn't judge the success of an open house solely by whether someone walks through the door and writes an offer that afternoon.
An open house can also:
- Give interested buyers another opportunity to see the property
- Create urgency when buyers see other people looking
- Introduce the home to people who hadn't previously considered it
- Generate useful buyer feedback
- Increase local awareness
- Encourage neighbors to tell friends or family about the property
And yes, occasionally the right buyer simply walks in.
The larger point is that an open house shouldn't exist by itself.
It should be one part of a broader marketing strategy designed to present the property properly and get it in front of the right people.
Key Takeaways
If you're preparing for an open house, concentrate on the things that actually matter:
- Start preparing before the open house is scheduled.
- Clean and simplify the property.
- Remove unnecessary furniture and personal items.
- Pay attention to curb appeal and the entrance.
- Keep fragrances subtle and the house neutral.
- Arrange furniture to make rooms feel open and understandable.
- Let your agent market the event across multiple channels.
- Sellers and pets should generally leave during the event.
- Secure valuables and personal information.
- Remember that an open house is one piece of the overall marketing plan.
Key Point: Buyers don't need your house to be perfect. They need enough room—physically and mentally—to imagine making it their own.
Common Questions Sellers Are Asking
Do I need to remove all of my family photographs?
Not necessarily. A few photographs aren't going to prevent a house from selling. The goal is simply to reduce highly personal items enough that the home doesn't feel like someone else's private space.
Should I bake cookies before an open house?
You can, but you certainly don't need to. A clean house with a neutral smell is more important than trying to manufacture an atmosphere.
Should I leave during the open house?
Generally, yes. Buyers tend to spend more time looking and speak more freely when the owner isn't present.
Should I remove my pets?
Whenever practical, yes. It makes the experience easier for buyers and less stressful for the animals.
Do I need professional staging?
Not always. Sometimes removing furniture, rearranging what you already own and simplifying the rooms is enough. Other properties can benefit significantly from professional staging. It depends on the house.
How long should an open house last?
There's no universal answer. The timing should reflect the property, local buyer habits and the overall marketing strategy rather than simply following a standard schedule.
About the Author
Isaac Hull is a REALTOR® serving Harrisonburg, Rockingham County, Staunton, Augusta County, Waynesboro, Charlottesville, Albemarle County, and communities throughout Central Virginia and the Shenandoah Valley.
With more than 10 years of experience as a licensed real estate professional, Isaac brings a well-rounded perspective shaped by a background in mortgage lending, residential and commercial real estate, land sales, construction, and small-scale development. He works with first-time homebuyers, growing families, investors, and clients buying or selling farms, estates, recreational land, and unique properties.
Isaac believes that informed clients make better decisions. Through this blog, he shares practical advice, local market insights and straightforward explanations of the topics that matter most—from buying and selling a home to investment strategies, land ownership, market trends and the unique characteristics of real estate across Central Virginia.
When he's not helping clients, you'll often find him exploring the Shenandoah Valley, enjoying the outdoors with his family, or discovering another corner of Virginia that reminds him why so many people choose to call this region home.
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Let's Talk Real Estate
Preparing a home for sale doesn't mean making it perfect. It means understanding which improvements, repairs and presentation decisions are likely to matter to buyers—and which probably aren't worth the trouble.
If you're considering selling a home in Harrisonburg, Rockingham County, Staunton, Augusta County, Waynesboro, Charlottesville, Albemarle County, or elsewhere throughout Central Virginia and the Shenandoah Valley, I'm happy to walk through the property with you and help determine what makes sense before it goes on the market.
You don't need to have everything figured out before you call. In fact, it's often better if you don't start spending money until we've had that conversation.
Call or Text: (540) 435-0047
Email: hullisaac@gmail.com
Website: IsaacHullRealtor.com