One of the most common questions sellers ask us is:
Should we hold an Open Home, stick to private inspections, or do a mix of both?
Like most things in real estate, there’s no one-size-fits-all answer. But here’s how we approach it at Clark Real Estate, where the strategy always centres on what’s best for you, the seller—not us.
What Agents Say (and what they don’t always say)
Open Homes can be incredibly efficient. They showcase the level of interest in a property and allow multiple buyers through in one hit. But let’s be real—some agents also love them because they double as a handy source of new listings. That’s right—many of the people strolling through aren’t buyers at all, they’re locals scoping out the market… and sometimes scoping out agents.
At Clark, we’re not in the business of collecting leads at your expense. If an Open Home doesn’t serve your sale strategy, we won’t push it just for our own benefit.
What Sellers Say (and rightly so)
Privacy and security are often at the top of the list when sellers raise concerns about Open Homes. We get it—having strangers walk through your home can feel a bit intrusive, especially when you’re not sure if they’re seriously in the market or just curious neighbours.
And here’s something many sellers don’t realise: attendees at an Open Home are typically considered “invited guests” under your insurance policy. That means any damage or theft during the inspection might not be covered. Ouch.
What Buyers Say (yep, we’ve got data for that)
A recent national study found buyer preferences are pretty evenly split:
- 33% prefer Open Homes
- 33% prefer private inspections
- 34% are happy with either
That tells us loud and clear: limiting your property to just one style of inspection could mean missing out on a third of potential buyers. And if your dream buyer happens to be in that group… well, you get the picture.
So, What’s the Clark Way?
At Clark Real Estate, we tailor our approach based on your home, your goals, and the type of buyer we’re targeting. Often, we recommend a combined approach—what we call Smart Opens. These are intentional, well-timed, and targeted inspections that attract the right kind of buyer, not just anyone with a spare 10 minutes and a curious neighbourly streak.
We keep our inspection advertising strategic—no overexposure, no unnecessary traffic—just the right mix to create competition and maximise the end result.
The Bottom Line?
We believe in doing what gets you the best outcome. Whether it’s private viewings, a thoughtfully planned Open Home, or both, your inspection strategy should work for your property—not the other way around.
So, to open or not to open?
If you’re working with Clark, we’ll help you make the right call—based on strategy, not sales scripts.