It seems many folks are discussing Open Houses lately. Many agents swear they are a complete waste of time. Others swear it is the best thing since sliced bread.
How can professionals in the same industry disgaree to such opposite 
extremes?
Easy - for the same reasons everyone (for instance Political Opponnets) can argue either side of a case.
I belive that Open Houses DO WORK.... SOMETIMES. Yeah there I am - going out on a limb supporting a position! Seriously; I have seen and know that Open Houses can work; but they do not work for everyone, in every neighborhood, in every circumstance.
National Statistics say a small percentage of homes are in fact sold through an Open House. Well I say - in a down market - Realtors need to be doing EVERY SINGLE THING that helps to sell - not just top 80% of things. EVERYTHING.
Open Houses - The Good - The Bad - The Ugly
The GOOD-
I have wondered into Open Houses where things were really happening: It stsrts with the signs. I don't get lost 5 times going to the home - I see the signs leading on my path. Oh look balloons - there is the house on the left! The Realtor had just baked cookies - some call it cheezy - but what a nice smell in the house! Reminded me of when grandma was baking cookies. Oh and coffee - this place smells better than grandmas house!
There was soft music in the background; lights were on throughout the home to accent the rooms (not blind you as turned every corner), and the agent was friendly, greeting me and then left me alone!
Most importantly - the home was clean and staged properly. There were not emtpy pizza boxes on the counter or dirty ashtrays on the outside patio. It looked like a showroom! The brochures were full color with lots of a pictures and the web address where I can find the virtual tour - how clever.
Look at that empty space over the fireplace - perfect for my huge painting of the sailboat! If only I had a pre-approval - Oh wait - the lender is here from a KNOWN Banks - perfect - lets's Buy this NOW!
The BAD-
The agent is sitting in a chair reading a book. They look up and smile and say if I have any questions; just to ask. The home is dark; but no worries - I can find the light switches. There is nothing special. The beds have been made; the bathrooms are fairly clean - except that dang toilet seat lid is up and the cat is drinking out of the toilet. Ok - it's an OK house - but I have other things to do today.
The UGLY-
Oh - there the house is! I saw a sign 3 blocks over and it took me a minute to find the house. Knock - knock.. "Yeah come in". Another nice agent; reading the newspaper. Hmm - nice jeans and T-shirt - you COULD have dressed a bit more casual. My - this owner loves the color GREEN - wow - GREEN in every room - how.... "interesting". Thank goodness - the kitchen isn't green - it's just - DIRTY. Well the dishes are washed - just haven't put them away yet. OK - I need to go; as long as I don't trip on another childs toy on the floor - I will make it out.
These are all (sad but true) examples of Open Houses I have seen. If you are not going to do an Open House ALL OUT - then don't bother.
Here are my Open House Do's and Don'ts:
DO: Advertise - not print ads - thats a waste of money. Craigs List; any and every website you know of; community bulliten boards; postcards to the neighbors.
DON'T:Place an Ad in the Newspaper and hope for the best.
DON'T: Schedule on your Open House on big Football game days or similar events where folks don't leave the house!
DO: Schedule it at the right time and week for the neighborhood. Two larges churches end at 12:30 - start it then. There is an Art Fair that ends at 3pm - run your Open until 4pm.
DO: Put up lots of signs; balloons - make it easy for folks to find your Open House.
DO: If the neighborhood is "off the beaten path" - call the other agents in the area. Do a Community Open House. Yes - there is now increased compettion - but 10 Open Houses in 1 neighborhhod will bring 10 times as many buyers!
DO: Coach the Sellers on Staging - Cleaning - Organizing. The home MUST be in "Showcase" Mode.
DO: Bake cookies; light candles; brew fresh coffee. Smell is a sence too - it can put Buyers in Good OR BAD moods quickly!
DON'T: Go crazy with super strong fragrences. A whole can of Smelly-Spray just smells like you are hiding something terrible.
DO: Have fun - interact - make conversation - look and act professional.
DON'T: Look like a slob, look like you are bored, follow the buyers every step.
DO: Play some soft music, in multiple rooms if possible.
Most Important:
Do: Have the Home Priced correctly. Have Flyers with LOTS of pictures available. Have disclosures ready to go for the serious buyers.
DON'T: Do an Open House every weekend. That is just silly and will drive you and the sellers crazy.
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