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Open Houses: The Ultimate In-Person Advantage for Home Buyers

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  Published in House and Home on Monday, December 8th 2025 at 18:35 GMT by KSTP-TV

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How to Make the Most of an Open House – A Complete Guide from Twin Cities Live

When it comes to buying a home, open houses are the quickest way to get a feel for a property, the neighborhood, and the market. The Twin Cities Live article “Advice on Touring Open Houses” (published by KSTP) dives deep into the practical steps that can turn a casual walk‑through into a well‑informed decision. Below is a comprehensive summary of the article’s key points, broken down into pre‑visit preparation, on‑site tactics, and post‑visit follow‑up. The article also links to a handful of extra resources—including local real‑estate blogs, a “What’s My House Worth?” calculator, and a short interview with a seasoned Minneapolis‑St. Paul realtor—each of which enriches the central narrative.

1. Why Open Houses Matter

The article opens by acknowledging the shift in the real‑estate buying process. While online listings and virtual tours have become the norm, nothing beats an in‑person inspection when you’re serious about purchasing. The KSTP piece highlights that open houses allow buyers to:

• Gauge a home’s overall condition beyond what photos can show.
• Observe the neighborhood’s ambience and traffic patterns.
• Get a sense of the price range and how a property compares to similar listings.
• Ask immediate, on‑the‑spot questions to the seller’s agent, without having to schedule a separate viewing.

The author emphasizes that even if a home is not exactly what you’re looking for, touring a handful of properties can sharpen your criteria and help you set a realistic budget.

2. Pre‑Visit Preparation: Do Your Homework

A. Define Your Must‑Haves vs. Nice‑To‑Haves

The article suggests writing down a checklist of essential features (e.g., number of bedrooms, proximity to public transit) and “nice‑to‑have” items (e.g., a deck or a large backyard). This mental filter helps keep the open‑house visit focused and efficient.

B. Research the Neighborhood

KSTP recommends using local city data sites—like the Minneapolis Open Data portal or the St. Paul Neighborhood Association website—to examine crime rates, school rankings, and future development plans. The article includes a link to a KSTP‑provided “Neighborhood Snapshots” page that pulls in census data and property‑tax information for the target ZIP codes.

C. Compare the MLS Listings

The piece walks readers through a step‑by‑step tutorial on how to pull a Comparative Market Analysis (CMA) using the MLS portal. By overlaying recent sales data, buyers can see whether the listing price is “under‑priced,” “market‑price,” or “over‑priced” relative to nearby homes. A small pop‑up in the article directs readers to a “CMA Calculator” that estimates home values in the Twin Cities area.

D. Schedule a Quick Call with Your Agent

Even if you’re buying on your own, the article advises a short pre‑visit phone call with a local realtor. The agent can provide extra insights, confirm the open‑house timing, and advise whether you should bring a second set of eyes—like a friend or family member.

3. During the Open House: Tactical Tips

A. Arrive Early (or Late, Depending on the Situation)

The article highlights that arriving an hour before the official start gives you a calm first look, but arriving 10–15 minutes after the listing agent has left can let you see the home more privately. If the house is high‑traffic, arriving early also allows you to pick up any brochures or sign‑up sheets you might need.

B. Use a Structured Checklist

While walking through the house, the article recommends checking for:

• Structural concerns: foundation cracks, roof condition, water damage.
• Electrical and plumbing: age of panels, visible leaks, water pressure.
• Insulation and HVAC: age of furnace/air‑conditioning, maintenance logs.
• Neighborhood factors: parking, storage, yard maintenance, neighbor proximity.

A handy printable checklist is linked within the article for quick download.

C. Engage the Listing Agent

The author notes that the agent is often on standby and can answer almost any technical question. It’s worth asking about:

• The home’s history (previous owners, any past repairs, HOA dues).
• The seller’s motivation (e.g., how long the home has been on the market).
• The exact square footage and the presence of any un‑listed rooms.

The article warns that if the agent seems evasive, that could be a red flag.

D. Take Photos and Videos

The article underscores that most buyers want a visual record. If the listing allows it, taking a few photos can help you later compare against other houses you’ve seen. Even a simple smartphone camera is sufficient.

E. Be Observant of Minor Details

A few seemingly trivial observations—such as the presence of a sump pump, the age of kitchen appliances, or the quality of the windows—can significantly affect future maintenance costs. The article recommends noting these in a note‑taking app.

4. Post‑Visit: Decision‑Making and Follow‑Up

A. Review Your Notes

Right after the tour, take a few minutes to compare your notes against the checklist. This quick mental audit helps highlight any “deal‑breaker” or “deal‑maker” items.

B. Compare With Other Properties

If you’ve toured several open houses, line them up on a spreadsheet and weigh each property against your budget, location preference, and feature list. The article includes a link to a KSTP “Open‑House Comparison Sheet” template that automatically calculates the total estimated cost of ownership.

C. Ask About the Next Steps

The author stresses that after touring, you should:

1. Send a Thank‑You Email to the listing agent (the article provides a sample template).
2. Ask for any additional documentation (e.g., recent utility bills, inspection reports).
3. Request a formal listing agreement if you’re seriously interested.

D. Consider a Professional Inspection

If a property looks promising, a paid home inspection is a non‑negotiable next step. The article points to the Twin Cities Home Inspection Association, which offers a list of licensed inspectors with user reviews.

E. Use the “What’s My House Worth?” Calculator

For buyers who want a quick sanity check, the article links to an interactive KSTP calculator that estimates a home’s market value based on recent comparable sales. While not a substitute for an appraisal, it can help spot potential price anomalies.

5. Extra Resources Mentioned in the Article

The article also provides a short, 3‑minute video clip of Marlene Jensen, a veteran realtor from St. Paul, who explains the “sweet spot” between market price and the seller’s desired price. In her interview, Jensen stresses that buyers should focus on “value for money” rather than “lowest price” and that open houses are ideal moments for getting sellers to reveal their real motivations.

6. Bottom Line

The Twin Cities Live article frames open houses not as passive tours, but as active, strategic investigations. By pre‑preparing (defining needs, researching neighborhoods, reviewing the MLS), engaging thoughtfully during the visit (using a checklist, interacting with the agent, noting details), and follow‑up rigorously (evaluating notes, requesting additional info, and planning inspections), buyers can significantly increase their chances of finding a property that fits both their lifestyle and their budget. The article’s integrated links to KSTP’s local resources and expert interviews further bolster the practical guidance, making it a valuable roadmap for anyone navigating Minnesota’s competitive real‑estate market.