If you’re on the hunt for a home in the Valley of the Sun—or even just taking a casual look—you’ve likely stumbled upon a few open house listings. But are open houses really the best way to check out homes? Or do private showings provide a more strategic advantage?
The reality is that each option serves a different purpose. Depending on where you are in your home-buying journey, one might be significantly more effective than the other.
In our local market—where desirable homes can sell quickly and buyers need to be prepared—understanding how and when to tour properties can be just as crucial as knowing what you want to buy.
Let’s break it down.
What’s the Point of an Open House?
Open houses are usually scheduled on weekends, right after a home hits the market. They aim to create excitement and draw in as many potential buyers as possible in a short time frame.
For buyers, the main advantage of open houses is accessibility. You don’t need an appointment or an agent to step inside. If you’re just starting out or exploring what’s available in a specific neighborhood, open houses can be a quick way to gather information.
The Pros:
- Low-pressure browsing: You can pop in and out of multiple homes in one afternoon without feeling committed.
- Market research: Open houses help you compare price points, layouts, finishes, and neighborhoods—especially useful if you’re refining your criteria.
- Observing demand: A packed open house indicates competition, while a quieter one might suggest a chance to negotiate.
The Cons:
- Surface-level access: With other visitors around, it can be tough to take your time or ask in-depth questions.
- No privacy: You won’t have much space to reflect or explore the home at your own pace.
- Missed opportunities: By the time 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 has to coordinate them, and you’ll often need to be pre-approved, but they offer 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 and cons, providing 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 decide 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 based on availability.
- Less spontaneous: Unlike an open house, you can’t just walk in whenever—you’ll need to plan ahead.
- Expectations of readiness: Especially in competitive markets, agents may assume that anyone requesting a private showing is ready 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 book private showings on Friday or Saturday—and submit offers before the open house even takes place.
This scenario is common in our market. It’s a good reminder: 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 really matters, and more opportunity to act quickly—if the home feels right.
When to Choose One Over the Other
If you're just beginning your home search and figuring out what you want, open houses are a great starting point. 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 narrowing down your options and see homes you could genuinely picture yourself in, it’s time to transition toward private showings. Use open houses for inspiration—but rely on private showings to make confident decisions.
Once you're ready to buy, private showings should become your main strategy. They let you move quickly, examine homes in detail, and submit strong offers without waiting for a crowded weekend event. If you’re depending solely on open houses at this stage, you could miss out on the best opportunities.
Touring Tactics: What to Pay Attention to in Either Setting
- Natural light: If possible, check how the lighting changes 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 the Valley of the Sun, buyers need more than just alerts from real estate websites—they need a solid 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 provide more clarity, context, and control.
