Does the Smartre Sale Recommend a Public Open House?

05 Nov 2025| Posted by: Dave Tidbold

When you think of selling your home, a public open house just seems like part of the deal. This week we explore the open house as a marketing strategy. 

It is interesting to hear buyers and sellers’ feedback about open houses. Many say they felt rushed, and the agent was unable to discuss the property or answer questions.

Some buyers could not make the time allocated and then found it difficult to view the property. The sellers on the other hand found it quite convenient and had very little disruption.

The agents will straight up convince sellers an open house is a necessity and claim that an open house will invite competition and save you time by only opening your home once a week.

Let’s firstly look at why agents like public open houses.

Real estate sales training manuals suggest real estate agents conduct open houses for essentially four reasons:   

1. The number one reason is to meet other potential home sellers who stop by to check out the competition. Therefore, your home is used to help agents get more listings. 
2. To meet a potential buyer for your property, but more importantly to find buyers for other properties they are selling. 
3. To look like they are doing something to sell your home.
4. To avoid having to do inspections at odd times or after hours.

7 Reasons public open houses could be harmful to your sale.

1. They have restrictive inspection times. 
2. Buyers feel rushed and not relaxed. 
3.  The agents do not demonstrate the necessary property features.  
4.  Your contents are most likely not insured during or after the public open house.  
5.  Too many people in your house at once can make it seem small.  
6.  Genuine buyers may be put off by other buyers' comments.  
7.  Buyers are not qualified by the agent as to the affordability and the suitability of the home.

The Smartre Sale is firstly designed to make it easy for the buyer to inspect the property, and secondly, to ensure the value of the property is not compromised.

Scheduling private inspections is the best and safest method for conducting property inspections and will ensure the property is sold for the highest price. However, in some situations an open home may be the best option or the seller’s preference. A Smartre Sale open home is conducted differently, whereby buyers are required to provide information that will qualify buying needs and financial position, as well as a record identifying who they are. The Smartre Sale makes it easy for the buyer to contact an agent, and easy for them to inspect at a time that suits both them and the sellers.

9 Critical factors identified by marketing experts.

1. Buyers prefer not to be rushed. They need to have time to envision themselves in the home. 
2. The buyer becomes more emotionally attached and will pay a higher price the longer they experience the home they love. 
3. The method of inspection is not as important as pre-qualifying the buyers to their affordability and suitability of the property. The agent can use information about the buyer as leverage to get a higher price. 
4. At an open house, it is unlikely the agents can focus on the real needs of the buyers and engage the buyers in conversation about the property that could lead to a successful sale.  
5. Agents rarely gain valuable knowledge of the buyers. These days agents just rely on the online marketing to sell the home. 
6. Buyers want to pay the lowest price, and will not engage with an agent unless a level of trust has been established.  
7.  Genuine feedback from genuine buyers to the sellers is quite often incorrectly reported.
8. Most home buyers report they prefer a private inspection before making one of life’s biggest financial decisions. 
9. Research of agents shows it requires more time and effort if every buyer had to be qualified.