How long are showings?
How long are showings? You’ll get a short, clear breakdown that saves you time and keeps buyers serious.
Why this matters if you’re selling while living in the home
When you’re selling while living in the home in Georgetown, ON, every showing is a disruption. But disruption is not the problem — wasted disruption is. Knowing how long a showing lasts lets you: prioritize showings, protect your schedule, and present your home like a pro without moving out.
This guide tells you the exact lengths to expect, how local market conditions change them, and how to manage showings so you sell faster and keep your life intact.
Typical showing lengths — the real numbers
- Quick preview: 5–10 minutes
- A buyer drives by or peeks inside at the doorway. This happens during open houses or first-look appointments.
- Standard private showing: 20–30 minutes
- Most buyer tours fall in this range. It’s enough time to walk each room, check systems, and ask key questions.
- Thorough showing: 30–45 minutes
- For larger homes or serious buyers who want to inspect details, storage, basement and yard.
- Extended inspection tour: 60+ minutes
- Includes detailed checks, measuring rooms, or bringing a contractor. Rare, but it happens with serious buyers.
In Georgetown, ON, expect the standard private showing (20–30 minutes) most often. The size of your home and buyer demand push showings toward the shorter or longer end.
What short vs long showings mean for sellers living in the house
Short showings are efficient. Buyers are focused and look for fit — not complex fixes. Keep the house clean, lights on, and a fresh scent. Short showings often lead to more showings per day, which increases exposure.
Long showings mean deeper interest. Buyers who stay 30–45 minutes are imagining life in the house. They’re checking layouts, storage, and flow. That’s usually close to an offer.
The smart seller treats both as opportunities and prepares differently.
How market conditions in Georgetown change showing length
- Hot market: more showings, shorter visits. Buyers rush to see many homes. Expect 15–25 minute tours.
- Balanced market: standard 20–30 minutes. Buyers take measured time.
- Slow market: fewer but longer showings. Buyers linger to weigh options.
Georgetown often behaves like a balanced-to-busy market because of its commuter appeal and suburban growth. That means prepare for frequent 20–30 minute showings and occasional 30–45 minute deep tours.
How to schedule showings when you still live in the home
Use three principles: control, predictability, and screening.
- Block windows, not random minutes
- Pick two or three windows per day (e.g., 9–11 am, 4–6 pm, 7–8 pm). Buyers can book inside those windows. It reduces constant interruptions.
- Require a minimum notice period
- 2–4 hours notice is reasonable. It gives you time to tidy and vacate if needed.
- Pre-screen buyers
- Ask your agent to confirm buyer motivation and financing before booking longer tours. Serious buyers get priority.
This approach keeps your life moving and concentrates showings into manageable periods.
Practical checklist for each showing (10 minutes to 45 minutes)
- 24 hours before
- Quick tidy and declutter high-impact areas (kitchen, entry, living room).
- Turn on all lights. Open blinds.
- 60–30 minutes before
- Pack personal items (medications, valuables). Secure pets.
- Set thermostat to a comfortable temperature.
- Run a neutral scent (baking or light diffuser). Avoid heavy perfumes.
- Leaving the house
- Leave a simple info-sheet with upgrades, age of roof, HVAC, and utility costs.
- Hide sensitive documents and valuables.
- If you stay inside
- Wait in a private room. Keep interactions short and friendly.
- If the agent asks buyers to wait, give them space and do a final scan of living areas.
How staging and prep reduce showing time and increase offers
Buyers form instant judgments within seconds. A staged, clean home shortens time to validation and often increases offer price.
- Make the entry look intentional. Clear the porch and front step.
- Remove personal photos. Buyers need to imagine themselves in the house.
- Highlight function: clear counters, organized closets, tidy garage.
When buyers see a move-in-ready home, they spend less time doubting and more time measuring their life into the space.
Safety and privacy when you’re living in the home
- Lock up valuables and prescriptions.
- Keep a checklist of who entered and when. Ask your agent to record buyers’ names and realtor details.
- Accept only showings arranged through your agent or MLS. No random walk-ins.
These precautions prevent problems and keep stress low.
Negotiation impact: how showing length signals buyer intent
- 5–10 minutes: casual interest, low intent.
- 20–30 minutes: considered interest, likely to discuss offers soon.
- 30–45+ minutes: very interested — provide additional disclosures and be ready to act.
Use showing length as real-time feedback. If most buyers are breezing out in 10 minutes, revisit price, staging, or photos.
Reduce total showings needed to sell faster
Goal: fewer showings, higher conversion. Do these three things:
- Perfect your listing photos and virtual tour
- Good photos filter out time-wasters and attract qualified buyers.
- Price to attract the right buyers
- Overpricing leads to many pointless showings. Price correctly and showings convert.
- Stage for your target buyer
- If Georgetown buyers want commuter ease and usable yard space, show those advantages.
These moves shorten the path from first showing to offer.
Common showing types in Georgetown — what each one looks like
- Broker-to-broker showing (15–25 min)
- The buyer’s agent previews with a client in mind.
- First full tour (20–30 min)
- Standard private showing. Expect room-by-room walk-through.
- Second visit or deeper inspection (30–60 min)
- Buyers bring family or contractor. They measure spaces and check systems.
- Open house (2–4 hours but individual visits are short)
- Good for exposure but often attracts casual browsers.
Quick scripts for sellers (short, calm, effective)
- If you must leave: “I’ll be out for the showing window. Thank you for taking care of the house.”
- If you stay: “I’ll give you space to look. If you have questions, my agent can answer them.”
Keep communications neutral and confident. You’re selling an asset, not selling yourself.
Local tip for Georgetown sellers
Record the local perks in a one-page handout: transit times to Toronto, nearby schools, parks, property taxes, and recent neighbourhood upgrades. Buyers love facts they can verify—this shortens decision time and often lengthens the showing in the right way (buyers ask smarter questions and stay longer).
Call to action
You don’t need to move out to sell well. You need a plan that respects your time and turns showings into offers. If you want a tailored showing schedule for your Georgetown home — including pre-screen criteria and a staging checklist designed for our market — get help.
Contact Tony Sousa, Georgetown Realtor
- Email: tony@sousasells.ca
- Phone: 416-477-2620
- Website: https://www.sousasells.ca
FAQ — Selling while living in the home and showing logistics (Georgetown, ON)
Q: How long should I expect each showing to last?
A: Plan for 20–30 minutes for a standard private showing. Smaller preview visits take 5–10 minutes. Serious buyers may stay 30–45 minutes.
Q: How many showings will I need before I get an offer?
A: It varies. In a balanced market expect 6–15 showings. In a hot market you might get an offer within 1–5 strong showings. Quality and price matter more than quantity.
Q: Do I have to leave the house during showings?
A: Not always. Leaving is often best for buyer comfort. If you stay, wait in a private room and avoid interaction unless asked. Your agent will recommend what works for a specific showing.
Q: How much notice should I require for showings?
A: 2–4 hours is standard and respectful. For early morning or late evening windows, consider 24 hours for family logistics.
Q: What if buyers take too long or damage something?
A: Use an agent who logs all visitors and requires ID. Keep valuables locked. If damage occurs, document it immediately and contact your agent.
Q: Will staging change how long a showing takes?
A: Yes. Staging often shortens wasted time and increases deep interest. A staged home helps buyers say “yes” faster.
Q: Are open houses better than private showings in Georgetown?
A: Open houses help exposure but usually attract casual visitors. Private showings target qualified buyers and convert better. Use both strategically.
Q: How do I handle pets during showings?
A: Remove pets from the home when possible. If not, secure them in a room or crate with water and instructions for the agent.
Q: How do showings affect moving timelines?
A: Create a block schedule for showings and plan moving steps around your least disruptive windows. Good coordination with your agent keeps showings predictable.
Q: Should I lock personal documents away?
A: Yes. Lock away personal records, passports, prescriptions, and jewelry every time.
If you want a customized showing plan for your Georgetown home — built around your family schedule and local buyer behavior — contact Tony Sousa today. He’ll set a showing strategy that saves time, protects your life, and gets offers.
- Email: tony@sousasells.ca
- Phone: 416-477-2620
- Website: https://www.sousasells.ca
