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

If you’re on the hunt for a home in Regina—or even just browsing the listings—you’ve likely come across a few open house events. But are open houses really the best way to check out homes? Or do private showings provide a better strategic advantage?

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

In Regina’s current market—where desirable homes can sell quickly and buyers must 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, right after a home is listed for sale. They aim to generate interest and attract as many potential buyers as possible in a short timeframe.

For buyers, open houses offer one significant advantage: accessibility. You don’t need an appointment or an agent to step inside. If you’re just starting your search or want to see what’s available in a specific neighbourhood, open houses are a great way to gather information quickly.

The Pros:

• Low-pressure browsing: You can pop in and out of multiple homes in a single afternoon without feeling tied down.
• Market research: Open houses allow you to compare price points, layouts, finishes, and neighbourhoods—especially useful if you’re narrowing down your options.
• Observing demand: A crowded 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 space to reflect or explore the home at your own pace.
• Missed opportunities: By the time you decide you’re interested, 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 more in-depth, strategic experience.

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

The Pros:

• Focused attention: Your agent is there to walk you through the pros and cons, providing context like price history, time on market, or comparable listings.
• Unfiltered experience: You can open closets, check storage space, test natural lighting, and explore the layout without an audience.
• Better timing: With private showings, you 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 depending 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 ready to make a decision quickly.

What Buyers Often Miss

Many buyers don’t realize that when and how you tour a home can significantly impact your ability to compete for it.

Imagine a new listing goes live on a Thursday, with an open house scheduled for Sunday. Serious buyers working closely with their agents might book private showings on Friday or Saturday—and submit offers before the open house even takes place.

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

Private showings give you more time to think critically, more privacy to evaluate what truly matters, and more opportunities to act quickly if the home feels right.

When to Choose One Over the Other

If you're just starting your home search and figuring out what you want, open houses are a great place to begin. They allow you to casually explore different layouts, neighbourhoods, and price points without any commitment or the need to coordinate with an agent.

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

Once you're ready to buy, private showings should become your primary strategy. They enable 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: Check how the lighting changes at different times of day, if possible.
• 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 so your impressions stay fresh.

Bottom Line: The Advantage Is in the Strategy

In fast-moving markets like Regina, buyers need more than just property 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 offer more clarity, context, and control.