You’ve done the hard part. The photographer came, the house looked great, and the listing photos turned out beautifully. But here’s something I’ve seen come up again and again: photos get people in the door, but showings are where buyers actually decide.
Photos capture what something looks like. Showings capture how it feels. And those are two very different things.
If you’ve already downloaded our photo-ready checklist, you’re off to a great start. This post picks up where that one left off — the stuff a camera never catches.
Start with smell — seriously
This is the one sellers most often overlook, and buyers notice it immediately. You’ve lived in your home, so you can’t smell it the way a stranger will. Ask someone you trust to walk in cold and tell you honestly what they notice.
A few things that help: open windows an hour before a showing if the weather allows, take out all trash (including bathroom cans), and avoid cooking anything strong the night before. Light a candle or use a subtle diffuser — but keep it understated. A home that smells strongly of air freshener sends the same signal as one that smells like last night’s dinner. One of our favorite natural options is a simmer pot — just a saucepan of water with a few ingredients from your kitchen simmering on the lowest heat. It’s subtle, it’s welcoming, and it doesn’t smell like you’re trying too hard. We shared several easy combinations in our 24-Hour Guest Prep post if you want ideas to try before your first showing.
Temperature matters more than you think
Walking into a cold house feels uninviting. Walking into a stuffy one feels like something is being hidden. Set your thermostat to something comfortable before buyers arrive — around 68–70°F is the sweet spot. In the PNW in spring, that might mean turning the heat on even on a mild day.
Curb appeal is your first handshake
Buyers form an impression before they even get out of the car. In the Pacific Northwest, spring means moss, mud, and debris from a long wet season. Give the outside some attention:
- Sweep or rinse the front porch and walkway
- Clear any moss from the driveway or steps
- Wipe down the front door and clean the door handle
- Add a simple potted plant or fresh doormat if you have one
It doesn’t need to look like a magazine cover. It just needs to feel cared for.
Turn on every light
Natural light is great in photos, but showings happen at all hours. Go through the house before buyers arrive and turn on every lamp, overhead light, and under-cabinet light. Check for burned-out bulbs. A dark corner or a room with one dim overhead fixture will feel smaller and less appealing than it actually is.
Pets and their stuff
If you have pets, take them with you or arrange for them to be out of the house during showings. Not everyone is a pet person, and even pet lovers can be distracted by an anxious dog or a cat that won’t leave them alone.
Put away food bowls, toys, and beds. Wash any pet bedding before the showing. And if there’s a litter box anywhere — make sure it’s spotless and tucked out of sight.
Leave the house
This one is simple but worth saying: when buyers come for a showing, leave. Buyers can’t picture themselves in a home when the current owner is standing in it. They move through faster, they don’t open closets, and they don’t say what they actually think. Give them space to fall in love with it.
The small things buyers always notice
Before you leave for the showing, do a quick walk-through with fresh eyes:
- Toilet lids down in every bathroom
- Kitchen sink empty and dry
- Beds made, pillows straightened
- Charging cords and remotes put away
- Fresh hand towels in bathrooms and kitchen
These are the details that tell a buyer this home has been well taken care of. That feeling is worth more than almost any upgrade.
Want help getting it there?
If you’re listing soon and want to know the house is truly clean before buyers walk through, our Premium Clean is what a lot of our clients use before going on the market. It covers the details that are easy to miss when you’ve been living in a space — baseboards, window tracks, doors, light fixtures, and more. Book a clean before your first showing and cross that whole piece off your list.
You can book online or give us a call at (253) 678-4868.