How to Manage Home Showings as a FSBO Seller

1 August 2025

Selling your home without a realtor can feel like a rollercoaster ride—exciting, a little nerve-wracking, and full of ups and downs. But when it comes to home showings, you want to make sure that every potential buyer leaves impressed (and maybe even ready to sign on the dotted line!).

Since you're flying solo as a For Sale By Owner (FSBO) seller, you need to make sure your home showings are on point. No worries! With the right strategy, a little preparation, and a dash of charm, you can wow buyers and get those offers rolling in.

So, let’s dive into everything you need to know about managing home showings like a pro!

1. Make a Great First Impression

You never get a second chance to make a first impression, and that’s especially true when it comes to selling your home. Buyers start forming opinions the second they pull into your driveway, so you need to make sure your home puts its best foot forward.

Boost Curb Appeal

Think of your home's exterior as the cover of a book—it sets the tone for what's inside. Here’s how to make it shine:

- Mow the lawn and trim overgrown bushes
- Add fresh mulch or flowers for a pop of color
- Power-wash the driveway and walkway
- Repaint or touch up the front door
- Upgrade outdoor lighting for evening showings

Declutter and Depersonalize

Buyers want to envision themselves living in your space, not feel like they’re invading someone else's home. Clear out:

- Personal photos and keepsakes
- Excess furniture to create an open, airy feel
- Cluttered countertops in the kitchen and bathrooms

Less is more—think light, bright, and inviting!

2. Set a Showing Schedule That Works for You

Unlike real estate agents who handle scheduling, you’ll be the one coordinating showings. To make it easy on yourself:

Be Flexible Yet Organized

- Offer showings at different times of the day to accommodate buyers’ schedules.
- Use an online calendar or scheduling app to keep track of appointments.
- Try to group showings together to minimize disruptions (e.g., scheduling back-to-back showings on a Saturday).

Consider Open Houses vs. Private Showings

- Open Houses: Great for attracting multiple buyers at once and creating buzz.
- Private Showings: Offer a more personal experience and allow buyers to take their time.

A combination of both works best, so don’t lock yourself into just one approach!

3. Get Your Home Show-Ready Every Time

Buyers can be picky—and who can blame them? They’re about to make one of the biggest decisions of their lives. Your job is to make sure your house looks and feels amazing.

Clean Like You Mean It

A spotless home instantly makes a better impression. Before each showing:

- Dust, vacuum, and mop floors
- Wipe down kitchen counters and appliances
- Make the beds and fluff the pillows
- Clean bathrooms until they sparkle
- Empty the trash (nobody likes bad odors!)

Let There Be Light

- Open curtains and blinds to let in natural sunlight.
- Turn on all lights, even during the day, to make rooms feel warm and inviting.

Appeal to the Senses

- Scent: A fresh-smelling home is always a win. Light a subtle candle or use a diffuser with clean, neutral scents like vanilla or fresh linen. Avoid strong fragrances!
- Sound: Soft background music can make showings feel more relaxed.
- Touch: Keep surfaces smooth and clutter-free—buyers will likely run their hands along countertops and furniture.

4. Keep Yourself (and Your Pets) Out of Sight

Here’s the golden rule: Don’t be home during showings!

Buyers need space to explore without feeling like they’re being watched. It can be awkward for them to walk through your rooms and imagine their future if you're following them around.

What to do instead?
- Take a quick coffee break at a nearby café.
- Go for a walk or a drive with your pets (because pets should also be out of the house!).
- Leave instructions behind for buyers or agents so they know how to lock up afterward.

5. Handle Questions Like a Pro

FSBO sellers have an advantage: you know your home better than anyone. Be prepared to answer questions about:

✅ The neighborhood and local amenities
✅ Recent upgrades or renovations
✅ Utility costs and taxes
✅ HOA rules (if applicable)
✅ Parking, storage, and outdoor space

One tip: Keep the conversation positive and honest—buyers appreciate transparency.

6. Follow Up Without Being Pushy

Once a showing is over, don’t just sit back and wait for an offer—follow up!

Send a Friendly Message

A simple text or email like this works wonders:

"Hey [Buyer’s Name], thanks for taking the time to tour the house today! Let me know if you have any questions. Looking forward to hearing your thoughts!"

This keeps the conversation open without feeling overbearing.

Be Open to Negotiation

If a buyer shows interest, be ready to discuss price, offer incentives, or answer any concerns they have. Flexibility can mean the difference between a sale and a missed opportunity.

7. Stay Safe and Secure

Since you're personally handling showings, your safety should always come first.

Screen Buyers Beforehand

- Require pre-approval letters before scheduling showings.
- Ask for contact details and verify identities if possible.

Secure Valuables

- Lock up jewelry, important documents, and small electronics.
- Keep prescription medications out of sight.

Have a Safety Plan

- Let a friend or family member know when you have a showing scheduled.
- Keep your phone on you at all times.

8. Know When to Call in Reinforcements

Selling FSBO doesn’t mean you have to do everything alone. Sometimes, bringing in the pros for certain tasks can help you sell faster.

Consider hiring:
✔️ A real estate photographer to take high-quality listing photos
✔️ A home stager to maximize your home's visual appeal
✔️ A real estate attorney to handle paperwork and negotiations

A little professional help can go a long way!

Final Thoughts

Managing home showings as an FSBO seller might seem overwhelming, but with the right approach, it can be a smooth and even enjoyable process. The key? Preparation, flexibility, and a touch of salesmanship.

Make your home as inviting as possible, schedule showings smartly, engage with buyers, and don’t forget to follow up. Before you know it, the right buyer will walk in and say, "This is the one!"

So, take a deep breath, put on your best seller hat, and get ready to close the deal on your own terms!