Every Showing Counts: What I Look for When I Inspect My Vacant Homes for Sale

If you bought or sold during the COVID years, you remember how it felt. Lots of buyers, very few homes, and showings stacked back to back. Today it's completely opposite. Largely because of interest rates, we are seeing more sellers than buyers.

That means homes take longer to sell, and there are fewer showings along the way. A house that has been on the market for a month might see one buyer walk through in a week. Just one.

So I look at it this way: every buyer who walks through the door is a potential offer. If I only get one chance a week, I want that visit to be the best experience I can give them.

Most of what goes wrong at a vacant showing is small. None of it is dramatic. But buyers notice, and it changes how a home feels.

Here are the things I watch for:

• A yard sign that is leaning or has fallen over
• No flyers for buyers to take with them
• Nothing for buyers to drink or snack on
• Dead moths or flies on the floor or windowsills
• Dust, crumbs, or a house that simply feels dirty
• Burned out bulbs, or bulbs that do not match
• An overgrown or unmowed lawn

A buyer walking into a quiet, empty house is already working a little harder to picture a life there. A bug on the floor or a dark hallway makes that harder. A clean, bright, welcoming space makes it easier.

When one of my listings is vacant and actively showing, I treat it like it is always expecting company.

Flyers on the counter. Buyers see a lot of homes. Something they can take with them helps yours stay in their mind.

Signs on the walls. I put up simple signs that point out the best features of the home, so buyers do not miss what makes it special. Think "Fully updated bath with black marble and gold fixtures" or "New high efficiency HVAC plus tankless water heater."

A tidy walkup. First impressions start before the front door. On an active listing, I sweep debris off the porch. If the yard sign needs repair, I call the sign company and they take care of it.

Clean, and kept clean. Floors, counters, windowsills. I check them often, because an empty house collects dust and bugs faster than you might think.

Blinds set for light. I open the blinds to bring in as much natural light as possible. Light makes a room feel bigger and happier.

A comfortable temperature. In the summer, I set the AC a little cooler during marketing. If it is 95 degrees outside, I want buyers to walk in and notice the difference right away. Nobody falls in love with a home while they are sweating.

Cold drinks and snacks. I keep the fridge stocked with cold drinks and set water and snacks on the counter. Then I mention it in the showing instructions so the buyer's agent knows to offer them. It is a small kindness, and it tells people this home was cared for.

The goal changes once a home is under contract. Now it is about taking care of my seller and keeping their costs down until closing.

At the townhome today, I switched the thermostat over to heat and set it at 62. I turned the fridge down, closed the blinds, and made sure the home is not running up bills for no reason. The house still gets checked on, but the focus moves from impressing buyers to looking after my seller's wallet.

That is part of what today's visits were about. With one closing next week and the other a few weeks out, I want both homes in good shape and running lean all the way to the end.

A vacant home needs a little extra care as the weather turns. On every visit, I lock every door. I check under the sinks for leaks and look around for broken windows or any sign of water. I peek in the garage to make sure no light was left on. When I leave, all the interior lights go off and the porch light stays on.

As late October hits, I also add sprinkler winterization to my reminders for my single family homes. The townhome does not need it, but a house with its own sprinkler system does.

The yard keeps going, too. With a little moisture, the bushes shoot right back up. Once a home is under contract, though, I pull back on lawn care and keep things simple until closing.

I come back one more time before closing. Once we have clear to close, I pull all the marketing, and I leave the key on the counter for the new homeowner.

I started my career in new home sales, and that training never really left me. We baked cookies. We turned on every light. The model homes were spotless, every single day. We walked buyers through, pointed out the highlights, and helped them reserve a lot when they were ready.

The feeling we were creating was simple: this home is fresh, it is ready, and it is waiting for you.

I bring that same mindset to every listing, even a resale that has been lived in for years. I want it to feel fresh, not tired. That means no burned out bulbs, no mismatched lighting, and nothing that makes a buyer wonder what else was overlooked.

Selling a home is a big life moment for my clients. Many of them have already moved on to their next chapter, and they are trusting me to look after the place they are leaving behind. I take that seriously.