What to Ask at an Open House (But Most People Don’t)
Because Pretty Homes Can Still Hold Ugly Truths
An open house is like a first date. Everything’s polished. Everything smells good. And everyone’s on their best behavior. But that doesn’t mean it’s love—or even a good idea.
You walk in, you nod politely. You say how lovely the flooring is. But what you should be doing is asking the kind of questions that keep you from waking up years later, knee-deep in regret and foundation problems.
Some won’t dare to ask these questions, just to be polite. But you should. Here's what to ask.
Why is the seller moving?
You’re not being nosy. You’re being smart. Are they relocating for work, or are the neighbors unbearable? Is the house too small, or does the traffic outside make the windows shake?
You won’t always get the full truth, but how the agent answers—fast, vague, rehearsed—can tell you almost as much as the answer itself.
How long has the home been on the market?
A home that’s been sitting might mean one of two things: overpriced, or overlooked for a reason. Both deserve your attention. If it's been relisted, ask why. If the price has dropped, ask how many times.
Don’t assume time makes a deal sweeter. Sometimes it just lets the issues settle deeper.
Has the price changed since listing?
If they’ve dropped the price, they might drop it again—or they might be covering something up. Ask what the original listing was. Ask what changed. You’re not insulting anyone by being thorough. Protect your wallet.
Have there been any offers?
You want to know how the market has responded. A house with no bites could mean trouble. A house with lots of action might be headed for a bidding war. Know what you’re walking into before you fall in love with that kitchen.
What’s been recently repaired or updated—and what hasn’t?
New paint can hide water damage. A new roof might be the only thing standing between you and a $30,000 problem. Ask about the big-ticket items: roof, HVAC, electrical, plumbing, foundation.
If the details are vague, dig deeper. Ask for a Seller’s disclosure if there is one.
Are there any known issues or past problems?
They’re supposed to disclose it. That doesn’t mean owners always do. Ask straight: any leaks? Past flooding? Mold? Termites? Foundation work? It’s better to look paranoid now than heartbroken later. Don’t be scared to do your homework.
What are the neighbors like?
You don’t buy just a house. You buy the street. The barking dog at 3 a.m. or the party house next door won’t show up in the listing photos. Ask about noise, parking, traffic, and the general mood of the neighborhood.
How’s the internet and cell service?
In the age of remote work and constant connection, this one’s critical. Don’t assume. Test it while you’re there.
What’s included in the sale?
That fancy fridge? The washer and dryer? The light fixture over the dining table? Don’t assume they’re yours or included in the price. Ask what stays and get it in writing. A home can feel very different once the pretty things walk out with the seller.
Any pending assessments, HOA issues, or upcoming changes to the area?
If there’s an HOA, find out what’s been discussed. Are dues going up? Are there planned renovations or new rules? Will that peaceful field behind the fence become condos in six months?
Ask now. Regret later is expensive.
Take Notes
Bring a notebook. Or your phone. Jot down what you see, what you hear, and what you feel. Because memory is a slippery thing—and the sixth open house of the day can start to blur.
Trust your gut, yes. But back it up with questions.
Our role as real estate professionals
At an open house, it’s easy to be dazzled. Fresh paint. Staged furniture. Cookies on the counter. But beyond all that, it’s our job to see what most people miss. We’re not just there to unlock doors. We’re there to read the room. We ask the tough questions when you’re too polite to. We slow the rush. We sharpen the focus.
Last but not least, stay kind.
Every home has its nuances. Maybe the basement smells like wet dog, or the bathroom tiles are a bit more dated than you'd like. But if you’ve asked the right questions, done your homework, and kept your eyes open, you’ll walk away knowing whether it’s the right home for you—or just a nice way to spend a Sunday afternoon.
Either way, you won’t be fooled by the fresh cookies on the counter and the glossy flyers. And that’s a win.
Thank you for reading our latest post! For more information regarding this property or other Miami real estate, please contact us today! We can be reached at 305.674.4127 or via e-mail at [email protected]
