If you’re on the hunt for a home in Livingston County—or even just browsing the market—you’ve probably stumbled upon a few open house listings. But are open houses the best way to check out homes? Or do private showings provide a more strategic advantage?
The reality is that each method serves a unique purpose. Depending on where you are in your home-buying journey, one might be significantly more effective than the other.
In the current Livingston County market—where desirable homes can sell quickly—knowing how and when to tour properties is just as crucial as understanding what you want to buy.
Let’s break it down.
What’s the Point of an Open House?
Open houses are typically scheduled on weekends, shortly after a property hits the market. Their goal is to generate interest and attract as many potential buyers as possible in a short time frame.
For buyers, open houses offer one key advantage: accessibility. You don’t need an appointment or an agent to step inside. If you’re just starting your search or exploring what’s available in a specific neighborhood, open houses are a great way to gather information quickly.
The Pros:
- Low-pressure browsing: You can pop in and out of multiple homes in one afternoon without any commitment.
- Market research: Open houses help you compare price points, layouts, finishes, and neighborhoods—especially useful if you’re narrowing down your criteria.
- Observing demand: A crowded open house indicates competition, while a quieter one might suggest an opportunity.
The Cons:
- Surface-level access: With other visitors around, it’s tough to take your time or ask detailed questions.
- No privacy: You won’t have much space to reflect or explore the home at your own pace.
- Missed windows: If you decide you’re interested, another buyer may have already scheduled a private showing or made an offer.
When Private Showings Give You the Edge
Private showings require a bit more effort. Your agent needs to schedule them, and you’ll often need to be pre-approved, but they provide a more in-depth, strategic experience.
If you’re a serious buyer, private showings are where the real work happens. You get to see the home on your terms, without distractions, and you can ask detailed questions and make meaningful observations.
The Pros:
- Focused attention: Your agent is there to guide you through the pros, cons, and context—like price history, time on market, or comparable listings.
- Unfiltered experience: You can open closets, check storage space, test natural lighting, and explore layout flow without an audience.
- Better timing: With private showings, you can often get in early—before an open house is even scheduled—and have time to evaluate whether to act.
The Cons:
- Requires coordination: You need to schedule a time with your agent and the seller’s agent, which may limit access depending on availability.
- Less spontaneous: Unlike an open house, you can’t just walk in on a whim—you’ll need to plan ahead.
- Expectations of readiness: Especially in competitive markets, agents may assume that anyone requesting a private showing is prepared to make a decision quickly.
What Buyers Often Miss
Many buyers don’t realize that when and how you tour a home can significantly impact your ability to compete for it.
Imagine a new listing goes live on a Thursday. The open house isn’t until Sunday. Serious buyers working closely with an agent may schedule private showings on Friday or Saturday—and submit offers before the open house even occurs.
This scenario is common in Livingston County. It’s a reminder that if you're relying solely on open houses, you might already be a step behind.
Private showings give you more time to think critically, more privacy to evaluate what truly matters, and more opportunity to act quickly if the home feels right.
When to Choose One Over the Other
If you're just starting your home search and figuring out what you want, open houses are a great way to begin. They allow you to casually explore different layouts, neighborhoods, and price points without any commitment or the need to coordinate with an agent.
As you start to narrow things down and see homes you could actually picture yourself living in, it’s time to shift toward private showings. Use open houses to gather ideas, but rely on private showings to make confident decisions.
And once you're ready to buy, private showings should be your main strategy. They enable you to move quickly, examine homes in detail, and submit strong offers without waiting for a crowded weekend event. If you’re relying solely on open houses at this stage, you might miss out on the best opportunities.
Touring Tactics: What to Pay Attention to in Either Setting
- Natural light: If possible, check the lighting at different times of day.
- Noise: Is the home near a busy road, school, or construction site?
- Storage: Closet and cabinet space often gets overlooked during quick tours.
- Layout: Walk through as if you're living there—does the flow feel right?
- Condition: Look past staging. Are there signs of deferred maintenance?
Bring a checklist, take photos (if allowed), and debrief with your agent after each tour so your impressions stay fresh.
Bottom Line: The Advantage Is in the Strategy
In fast-moving markets like Livingston County, buyers need more than just Zillow alerts—they need a plan. This includes understanding the best way to tour homes based on their stage, urgency, and market conditions.
Open houses are a useful tool for exploration. But if you’re serious about buying—or trying to secure the right home in a competitive market—private showings offer more clarity, context, and control.
