Open House vs Private Showing: Which One Gets You the Advantage in Southwest Washington?

If you’re on the hunt for a home in Southwest Washington—or just casually exploring the market—you’ve likely stumbled upon a few open house listings. But are open houses really the best way to view homes? Or do private showings provide a more strategic advantage?

The reality is that each method serves its own purpose. Depending on where you are in your home-buying journey, one might be significantly more effective than the other.

In our current market—where desirable homes can disappear in the blink of an eye and buyers need to be prepared—understanding how and when to tour properties can be just as crucial as knowing what you want to buy.

Let’s break it down.

What’s the Point of an Open House?

Open houses are typically scheduled on weekends, shortly after a property hits the market. They aim to generate interest and draw in as many potential buyers as possible in a short time frame.

For buyers, open houses offer one main advantage: accessibility. You don’t need an appointment or an agent to step inside. If you’re just starting out or exploring what’s available in a specific neighborhood—like Camas or Washougal—open houses can be a quick way to gather information.

The Pros:

• Low-pressure browsing: You can pop into multiple homes in a single afternoon without feeling obligated to make a decision.
• Market research: Open houses are great for comparing price points, layouts, finishes, and neighborhoods—especially if you’re refining your criteria.
• Observing demand: A packed open house indicates competition, while a quieter one might suggest an opportunity.

The Cons:

• Surface-level access: With other visitors around, it’s tough to take your time or ask in-depth questions.
• No privacy: You won’t have much room to reflect or explore the home at your own pace.
• Missed windows: By the time you express interest, another buyer may have already scheduled a private showing or submitted an offer.

When Private Showings Give You the Edge

Private showings require a bit more effort. Your agent needs to arrange them, and you’ll often need to be pre-approved, but they provide a deeper, more strategic experience.

If you’re a serious buyer, private showings are where the real work happens. You can view the home on your terms, without distractions, and have the chance to ask detailed questions and make meaningful observations.

The Pros:

• Focused attention: Your agent is there to discuss pros, cons, and context—like price history, time on market, or comparable listings.
• Unfiltered experience: You can open closets, check storage space, test natural lighting, and explore layout flow without an audience.
• Better timing: With private showings, you can often get in early—before an open house is even scheduled—and have time to evaluate whether to act.

The Cons:

• Requires coordination: You need to schedule a time with your agent and the seller’s agent, which may limit access based on availability.
• Less spontaneous: Unlike an open house, you can’t just walk in on a whim—you’ll need to plan ahead.
• Expectations of readiness: Especially in competitive markets, agents may assume that anyone requesting a private showing is prepared to make a decision quickly.

What Buyers Often Miss

Here’s something many buyers overlook: when and how you tour a home can greatly influence your ability to compete for it.

Imagine a new listing goes live on a Thursday. The open house isn’t until Sunday. Serious buyers who are working closely with an agent might schedule private showings on Friday or Saturday—and submit offers before the open house even takes place.

This scenario is common in today’s market. It’s a good reminder: if you're relying solely on open houses, you might already be a step behind.

Private showings allow for more time to think critically, more privacy to evaluate what truly matters, and more opportunity to act quickly—if the home feels right.

When to Choose One Over the Other

If you're just starting your home search and still figuring out what you want, open houses are a great way to begin. They let you casually explore different layouts, neighborhoods, and price points without the pressure of committing or coordinating with an agent.

As you narrow down your options and start seeing homes you can envision yourself living in, it’s time to shift toward private showings. Use open houses to gather ideas—but rely on private showings to make confident decisions.

And once you're ready to buy, private showings should be your primary strategy. They allow you to move quickly, examine homes in detail, and submit strong offers without waiting for a crowded weekend event. If you’re relying solely on open houses at this stage, you could miss out on the best opportunities.

Touring Tactics: What to Pay Attention to in Either Setting

• Natural light: If possible, check how the lighting changes at different times of day.
• Noise: Is the home near a busy road, school, or construction site?
• Storage: Closet and cabinet space often gets overlooked during quick tours.
• Layout: Walk through as if you're living there—does the flow feel right?
• Condition: Look past staging. Are there signs of deferred maintenance?

Bring a checklist, take photos (if allowed), and debrief with your agent after each tour to keep your impressions fresh.

Bottom Line: The Advantage Is in the Strategy

In fast-moving markets like ours in Southwest Washington, buyers need more than just Zillow alerts—they need a solid plan. This includes understanding the best way to tour homes based on their stage, urgency, and market conditions.

Open houses are a useful tool for exploration. But if you’re serious about buying—or trying to secure the right home in a competitive market—private showings provide more clarity, context, and control.