If you’re on the hunt for a home in the St. Croix Valley—or even just taking a casual look—you’ve probably seen a few open house listings. But are open houses really the best way to check out homes? Or do private showings give you a better shot at finding the right place?
The reality is that each method serves a distinct purpose. Depending on where you are in your home-buying journey, one option might be more effective than the other.
In a market like ours—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.
Let’s break it down.
What’s the Point of an Open House?
Open houses usually take place 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 significant advantage: 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 a single afternoon without feeling tied down.
- Market research: Open houses help you compare price points, layouts, finishes, and neighborhoods—especially useful if you’re narrowing down your options.
- Observing demand: A crowded open house indicates competition, while a quieter one might signal a chance to negotiate.
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 room to reflect or explore the home at your own pace.
- Missed windows: By the time you express interest, another buyer may have already lined up 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. However, they provide a more in-depth and strategic experience.
If you’re serious about buying, private showings are where the real work happens. 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 market, or comparable listings.
- Unfiltered experience: You can check storage spaces, open closets, test natural lighting, and assess layout flow without an audience.
- Better timing: With private showings, you can often get in before an open house is scheduled, giving you time to decide whether to act.
The Cons:
- Requires coordination: You’ll need to set up 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—you’ll need to plan ahead.
- Expectations of readiness: 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 affect your ability to compete for it.
For instance, if a new listing goes live on a Thursday and 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 our market. 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 right home comes along.
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 down your choices and see homes you could genuinely picture yourself in, it’s time to shift toward 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 enable you to move quickly, examine homes in detail, and submit strong offers without waiting for a crowded weekend event. If you’re relying only 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 to keep your impressions fresh.
Bottom Line: The Advantage Is in the Strategy
In the fast-moving St. Croix Valley market, 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 where they are in the process, their urgency, and current 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 environment—private showings provide more clarity, context, and control.
