If you’re on the hunt for a home in Northcentral PA—or even just browsing the local listings—you’ve likely seen your fair share of open house signs. But are open houses really the best way to check out homes? Or do private showings offer 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 more beneficial than the other.
In our current market—where desirable homes can go under contract quickly—knowing 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 typically scheduled on weekends, right after a property hits the market. They aim to generate interest and attract as many potential buyers as possible in a short timeframe.
For buyers, open houses offer one main advantage: accessibility. You don’t need an appointment or an agent to step inside. If you’re just starting your search or exploring what Northcentral PA has to offer, 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 tied down.
- Market research: Open houses allow you to 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 signal an opportunity.
The Cons:
- Surface-level access: With other visitors around, it’s 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 windows: By the time you express interest, another buyer might have already scheduled a private showing or made an offer.
When Private Showings Give You the Edge
Private showings take a bit more effort. Your agent needs to arrange 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 gets done. You can view the home on your terms, without distractions, and ask detailed questions while making meaningful observations.
The Pros:
- Focused attention: Your agent is there to discuss pros, cons, and context—like price history, time on the market, or comparable listings.
- Unfiltered experience: You can open closets, check storage space, test natural light, and explore the layout without an audience.
- Better timing: With private showings, you often get in early—before an open house is even scheduled—giving you 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 can 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 anyone requesting a private showing is ready to make a quick decision.
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 might schedule private showings on Friday or Saturday and submit offers before the open house even takes place.
This scenario is common in today’s 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 starting your home search and figuring out what you want, open houses are a great way to begin. They let you casually explore different layouts, neighborhoods, and price points without any commitment or the need to coordinate with an agent.
As you narrow your options and start seeing homes you could genuinely picture yourself living in, it’s time to transition to private showings. Use open houses to gather ideas, but rely on private showings to make confident decisions.
Once you’re ready to buy, private showings should become your primary strategy. They allow you to 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: Check how the lighting changes at different times of day if you can.
- 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 ours, 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.
