The Truth About Home Showings
That beautiful house you just toured? Professional stagers spent thousands making it look that way. The furniture is often smaller than standard sizes to make rooms look bigger. Those perfectly placed mirrors? They create the illusion of more space. The warm cookies baking in the oven? Designed to trigger emotional buying.
We're not saying homes are bad. We're saying you need to see through the performance to evaluate the actual property. Your eyes can deceive you. A systematic approach won't.
Common Staging Tricks to Watch For
Undersized Furniture
Staging companies use smaller-than-standard furniture to make rooms appear larger. That "queen bed" might actually be a full. Bring a tape measure.
Strategic Mirrors
Mirrors create the illusion of depth and bounce light around. Notice where they're placed and imagine the room without them.
Removed Closet Doors
Taking off closet doors makes hallways feel wider and rooms more open. Check if doors are missing or removed intentionally.
Bright, Warm Lighting
Staging uses warm bulbs and extra lamps to create a cozy feeling. Turn off extra lights to see natural conditions.
Scent Marketing
Fresh cookies, coffee, or flowers trigger positive emotions. Strong scents can also mask problems like mold or smoke.
Cleared Counters
Everything is put away to maximize visual space. Consider where you'll actually put your coffee maker, toaster, etc.
Interactive Property Evaluation Checklist
Use this at every showing. Check items as you evaluate them—your progress saves automatically.
Systematic Evaluation Tool
Click through each category and check off items as you inspect them. This ensures you don't miss critical details.
Foundation Condition
Look for cracks in foundation, uneven floors, or doors that don't close properly
Roof Condition (from outside)
Check for missing shingles, sagging areas, or visible wear from the street
Wall Cracks or Damage
Interior cracks could indicate foundation or structural issues
Window & Door Operation
All windows and doors should open, close, and lock smoothly
Attic Inspection (if accessible)
Look for proper insulation, ventilation, and no signs of water damage
HVAC System Age & Condition
Ask when it was installed—average lifespan is 15-20 years in DFW heat
Water Heater Age
Check the date plate—most need replacement every 8-12 years
Electrical Panel Capacity
200 amp is standard for modern homes—100 amp may need upgrade
Water Pressure Test
Turn on multiple faucets—pressure should remain consistent
Plumbing Type
PEX or copper = good. Polybutylene (gray) = potential problem
Room Sizes with YOUR Furniture
Mentally place your actual furniture—will your bed, couch, table fit?
Traffic Flow
Walk through as if living there—kitchen to dining, bedrooms to bathrooms
Storage Space
Count closets, pantry size, garage storage—often underestimated
Natural Light
Which direction do windows face? North = consistent, West = hot afternoon sun
Room for Growth
Can this home accommodate changes in your life over 5-7 years?
Signs of Water Damage
Check ceilings, under sinks, around windows for stains or warping
Flooring Condition
Look for soft spots, squeaks, or visible wear patterns
Paint & Walls
Fresh paint everywhere? Could be covering problems—look closer
Odors
Strong air fresheners might mask mold, pets, or smoke damage
Appliance Age & Condition
Kitchen appliances 10+ years old may need replacing soon
Drainage & Grading
Land should slope away from house—toward the street, not the foundation
Siding/Brick Condition
Look for cracks, gaps, or areas that need repair
Trees Near House
Large trees can damage foundations and roofs—note proximity
Fence Condition
Replacing a fence in DFW typically costs $2,000-$5,000
Driveway & Walkways
Cracks and settling can indicate soil or drainage issues
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Property Comparison Matrix
Compare homes you've toured side-by-side. Rate each category 1-10, and see which property scores highest overall.
Compare Your Options
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Visit properties at different times of day before making an offer. A house can feel completely different during morning rush hour, midday, evening, and at night. Check traffic, noise levels, parking, and how the neighborhood actually functions.
Questions to Ask at Every Showing
Don't leave a showing without getting answers to these critical questions. Your agent should help you get this information.
About the Property
- Why are the sellers moving?
- How long has it been on the market?
- Have there been any price reductions?
- Are there any offers pending?
- What's included vs. excluded?
About Major Systems
- How old is the roof? Any warranty?
- When was HVAC last serviced/replaced?
- Any known foundation issues?
- Age of water heater?
- Any recent major repairs?
About Costs
- What are typical utility bills?
- HOA fees and what they cover?
- Property tax amount?
- Any special assessments coming?
- Insurance requirements (flood zone)?
About the Neighborhood
- Any neighbor disputes to know about?
- Planned development in the area?
- HOA rules and restrictions?
- School zoning and ratings?
- Crime statistics for this area?
If sellers or agents seem evasive about answering these questions, that's a red flag. Transparency is normal in real estate transactions. Pushback or vague answers often indicate problems they don't want to disclose.