So many home sellers ask their realtor, and quite appropriately, “so…when are we having an open house?”

There are probably as many opinions regarding the success rate of open houses as there are real estate agents. I’ve heard everything from; “it’s a total waste of time” to “if you don’t hold your listings open, you’re crazy”. So, what’s a seller to do?

The National Association of Realtors reports that surveys’ conclude that a mere 3% of open houses result in a sale. It’s not a hard science, but realtors nationwide report that it’s very rare that a buyer arrives during the 2-3 hours that a home is held open on a Saturday or a Sunday, and proclaims “Oh my goodness, where has this home been all my life!”  Very few sales originate from a buyer seeing a home for the first time at an open house. Nashville Real Estate Search Online can supply you with first hand experience regarding open house success rates.   Email me, mark@home2nashville.com and I’ll be happy to share my experiences on open houses with you.

“For Sale Buy Owner” properties don’t fare much better.  Buyers often feel that “For Sale By Owner” (commonly referred to as FSBO’s) properties are a “deal” rather than home.  They  will view realtor held open houses, passing on a FSBO  believing “we can always see that”.

So, why even consider putting all the time, energy, and money into an open house if it’s not going to lead to a sale?  The answer is: word of mouth. Aren’t we all curious when a home is for sale in our neighborhood? If it was as easy as walking down the street, who wouldn’t want to see what the people down the street have that we don’t. The open house often leads to that one person telling either someone who’s in the market, or who’s thinking of entering the market, in great detail, all about the house. Thank heaven for nosy neighbors – they can be your best form of advertisement!

Here are my  tips for holding an “OPEN HOUSE” in the Nashville real estate market:

1. Sweeten your pallet. Add fresh flowers to bring life and color into the main rooms. A bright throw pillow might just be the difference between a dull room, and an inviting room.

2. Bathrooms: linger or leave. Clean, clean, clean, I mean sparkle!   Gotta have candles or a scenting device to make the room seem  like a place that, when you stop to look in the mirror, you at least like the way you feel.

3. Aroma therapy. Set out potpourri or flowers.  Baked goods add a homey  smell, and you can give away your tasty delights.  Remediate all cooking, cigarettes or pet smells.

4. Welcome home. The entry is a promise of things to come. Green plants, flower pots, a fresh welcome mat can make a big statement.

5. Grow your rooms. Remove all unnecessary clutter and furniture.   Less is a million times more.

6. Counter space must be space. Put away kitchen appliances and personal bathroom items.

7. Fireplace…but it’s summer. It’s best to have all active fireplaces in use.   Off season: a basket of flowers, or pine cones placed there if it’s not in use.

8. Room for everyone. Depersonalize the home so the prospective  buyer  can visualize their things in your home. Minimize all family photos, mementos, and distinctive artwork.

9. Lawn: remember green is the color of money. Cut and manicured.  No leaves, sticks, tricycles, old newspapers laying around.   Run sprinklers for 10 minutes before the open house. That way your lawn will sparkle!

Mark Haining, A Realtor with Village Real Estate Services, a Nashville, TN real estate agency.