Realtor - Amanda S. Davidson: Home Seller Tip: Don't Decline Showings

Home Seller Tip: Don't Decline Showings

Home Seller Tip: Don't Decline Showings
When your house goes on the market it’s a time to tap into every ounce of flexibility you have. As a seller declining showings is a sure way to extend the time your home is on the market, impact your bottom line, and cause yourself more work in the long run. A house that can’t be shown isn’t likely to be sold. It’s currently a seller’s market in the Alexandria area but, that doesn’t mean the necessity to allow showings on your home is erased.


Home Seller Tip: Don't Decline Showings


The thought process that a buyer will just reschedule for another time isn’t a good one. We recently had a listing where the seller was declining about 50% of the showings. If the timing wasn’t just right for the sellers schedule the showing was declined. Reasons varied from I’m working from home on X day or I don’t want to have to wait to come home after work. Of all the showings that were declined only one was rescheduled. ONE! Buyers and their agents have schedules too and by declining a showing request a seller risks losing that buyer. Think about if they have a few homes set up to tour on a certain day. They might fall in love with one of those homes, make an offer, and never have a need to come back to the house that declined their showing request. Some buyers even take a declined showing request as a sign the seller will be difficult to work with and decide it’s best to just move on.


Declining Showing Requests


Having your home on the market is a lot of work. It’s a guarantee your daily routine is going to be interrupted. It requires getting up earlier to clean, make beds, and put away any clutter that landed on tables and counters from the night before. It also requires you to be away from your home even when it’s not convenient to be. It’s best to approve all reasonable showing requests. I say reasonable because there are always those times a call comes in for a showing request with 5 minutes notice – that I can definitely understand not being possible in most cases. However, if the showing instructions have been followed approving the requests is the best plan. As a seller, you’re more likely to go under contract faster and then not have to worry about showing requests. Any request that you decline could have been your homes new buyer but, it’s rare if you’ll ever know because they won’t likely reschedule for another time.


Declining Showing Requests


Going back to the listing we had, it stayed on the market three times longer than any other listing we’ve had in over three years. Because of that, the buyer saw room for negotiation and it ultimately cost the seller on their bottom line. It wasn’t that the home wasn’t nice, it showed beautifully but, if buyers can't get in to see a home they don't know how well it shows in person. Buyers can see a lot online in today’s world and that’s a great thing but, for most, it’s a necessity to get inside a home and walk through it to see if it’s the one. Buyer’s need the opportunity to make that emotional connection that causes them to then want to make an offer. No matter where you live or what the current market conditions are – if you are selling your home approving showing requests is a must. Being flexible with your schedule will pay off!




Amanda Davidson Real Estate Group





Amanda Davidson

Amanda Davidson Real Estate Group

Broker - Owner
Licensed in VA and DC

6485 Old Beulah Street
Alexandria, VA 22315

Cell: 703.431.3755
Fax: 703.562.7057

Comment balloon 24 commentsAmanda S. Davidson • April 06 2018 12:40PM


HI Amanda S. Davidson - I hope sellers heed your advice. These are good reasons why homes continue to linger on the market which allows buyers to negotiate a better deal. Great article.

Posted by Sheri Sperry - MCNE®, (928) 274-7355 ~ YOUR Solutions REALTOR® (Coldwell Banker Residential Brokerage) 8 months ago

Good morning Amanda S. Davidson,

You are right having your home on the market is a lot of work and your daily life will be disrupted. If your presentation is superior and you're priced right you'll likely find the first buyers looking will make an offer! But they can't if you don't let them in to see the property! 

Posted by Dorie Dillard CRS GRI ABR, Serving Buyers & Sellers in NW Austin Real Estate (Coldwell Banker United Realtors® ~ 512.346.1799) 8 months ago

We had one of those too. The young mom always had a reason - sick child, etc. Finally, since they were going to rent after selling for a few months, we encouraged them to move early. Once they were out, it sold in a matter of days. Go figure. ;) 

Posted by Debb Janes EcoBroker and Bernie Stea JD, REALTORS® in Clark County, WA (ViewHomes of Clark County - Nature As Neighbors) 8 months ago

Good morning Amanda. This is precise, focused and absolutely on the money. A primer for sellers.

Posted by Sheila Anderson, The Real Estate Whisperer Who Listens 732-715-1133 (Referral Group Incorporated) 8 months ago

It may be and will be inconvenient but not allowing a showing could be the buyer moving on.

Posted by William Feela, Realtor, Whispering Pines Realty 651-674-5999 No. (WHISPERING PINES REALTY) 8 months ago

This is very good reading for home sellers. 

They will have an advantage when they accept your advice.

Posted by Roy Kelley, Roy and Dolores Kelley Photographs (Realty Group Referrals) 8 months ago

Amanda S. Davidson  Great information here the buyer you deny a showing too my have been the buyer who would have purchased your home --- Never deny a showing

Posted by Hannah Williams, Expertise NE Philadelphia & Bucks 215-953-8818 (Re/Max Eastern inc.) 8 months ago

Amanda: Sellers in my market who turn down buyer showings often have their home sit on the market much longer than readily available properties. Show to sell!!!

Posted by Anita Clark, Realtor - Homes for Sale in Warner Robins GA (ColdwellBanker SSK Realtors ~ 478.960.8055) 8 months ago

Good morning, Amanda. A real "red flag" moment.  

Posted by Michael Jacobs, Los Angeles Pasadena Area Real Estate 818.516.4393 (Coldwell Banker Residential Brokerage) 8 months ago

You never know when that right buyer is going to appear. It may be hard to do, but we never like to miss an opportunity!

Posted by Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo & Home Sale Specialists (The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803) 8 months ago

Good moring Amanda  - this is so true.  The good news is that the inconvenience will not be as long in a sellers market.  But you only have once chance to make a first impression.

Posted by Grant Schneider, Your Coach Helping You Create Successful Outcomes (Performance Development Strategies) 8 months ago

Excellent advice, Amanda.  Down here in Florida many buyers will fly in for just a few days to look.  Sellers will only have that one chance to show their home.

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) 8 months ago

This is so important, I tell all of my sellers that someone could even knock on the door and want to see the home, so show it to them!

Posted by Brian England, MBA, GRI, REALTOR® Real Estate in East Valley AZ (Arizona Focus Realty) 8 months ago

Amanda, it baffles me when sellers decline showings!   They have to know without showing it, they won't see ANY offers.

Posted by Joan Cox, Denver Real Estate - Selling One Home at a Time (Metro Brokers - House to Home, Inc. - Denver Real Estate - 720-231-6373) 8 months ago

We must educate the sellers to know it is most important to let the buyers see it. Flexibility will pay off with an offer.

Posted by Debbie Reynolds, Your Dedicated Clarksville TN Real Estate Agent (Platinum Properties) 8 months ago

It doesn't happen often...but when we do have one declined...especially in divorce where the ocuupant may not really want to is time for "the talk."

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce (EXP Realty 414-525-0563) 8 months ago

Hello Amanda,  You hit the nail on the head.  I explain upfront to my people, you have to show the house to get contracts.


Posted by Will Hamm, "Where There's a Will, There's a Way!" (Hamm Homes) 8 months ago

Wonderful advice and I have to say, you're spot-on about the rescheduling when initially declined, Amanda. I've even had them ask for an hour difference in time and the buyers never returned. It's shooting yourself in the foot when you're a seller - and you wind up on the market longer and making less money in the process!

Hope you're having a wonderful Sunday!

Posted by Debe Maxwell, CRS, Charlotte Homes for Sale - Charlotte Neighborhoods ( | The Maxwell House Group | RE/MAX Executive | (704) 491-3310) 8 months ago

I enjoyed reading all of your comments and am glad you all could relate. Showings are a must when selling a home!

Posted by Amanda S. Davidson, Alexandria Virginia Homes For Sale (Amanda Davidson Real Estate Group) 8 months ago

This should be a featured post, this is so true, I think agents need to impress on their clients this is the #1 thing they need to understand when listing their home. The second is don't insist on your agent being there for every showing, there is no need it also creates an issue with ease of showing the home and making appointments.

Posted by Nick & Trudy Vandekar, 610-203-4543, Tredyffrin Easttown Realtors, Philly Main Line (Long & Foster Real Estate Inc 610-225-7400) 7 months ago

Great post, Amanda and I agree. Once the seller says no to a showing, buyers usually never come back at another day/time.

Posted by Rebecca Gaujot, Realtor®, Lewisburg WV, the go to agent for all real estate (Vision Quest Realty, Martha Hilton, Broker) 7 months ago

Good morning Amanda S. Davidson,

Loved this post and so glad that Roy Kelley re-blogged as I missed it. When your home is on the market the key is to let it be flexible!

Posted by Dorie Dillard CRS GRI ABR, Serving Buyers & Sellers in NW Austin Real Estate (Coldwell Banker United Realtors® ~ 512.346.1799) 5 months ago

Our Sellers know they can expect a phone call if any showing is no no !

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce (EXP Realty 414-525-0563) 5 months ago

Good morning, Amanda S. Davidson to decline showings in this market is sinful.... and a signal that seller doesn't want to sell... 

Posted by Barbara Todaro, "Franklin MA Homes" (RE/MAX Executive Realty ) 5 months ago