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

If you’re actively looking to buy a home in Southern Illinois—or even just dipping your toes into the market—you’ve probably seen a few open house signs pop up. But when it comes to touring homes, is an open house really the smartest move? Or do private showings give you a better edge in today’s fast-moving market?

The truth is, both options serve a purpose. And depending on your stage in the process, one can be far more strategic than the other.

In a competitive market like Monroe County real estate, where Columbia IL homes for sale often go quickly, knowing how and when to tour can make all the difference.

Let’s break it down.

What’s the Point of an Open House?

Open houses are typically held on weekends, shortly after a new listing hits the market. The goal? Generate buzz and attract as many potential buyers as possible in a short window.

For buyers—especially first-time homebuyers in Illinois—open houses offer one big perk: they’re low-commitment. No appointment or agent needed. Just walk in and look around.

Pros of Open Houses:

• Low-pressure browsing: Tour multiple homes in one afternoon without scheduling or signing anything.

• Great for research: Get a feel for pricing, layouts, finishes, and neighborhoods.

• See market demand: A packed open house often signals competition; a quiet one may reveal opportunity.

Cons of Open Houses:

• Limited insight: With other buyers around, it's tough to ask detailed questions or spend much time in each room.

• Lack of privacy: It’s harder to reflect or picture yourself living there when you're surrounded by strangers.

• Delayed action: By the time you decide you’re interested, serious buyers may already have made moves through private showings.

Why Private Showings Give You the Edge

Private showings take more coordination—you’ll need to schedule with your agent, and sellers may require a pre-approval letter—but the payoff is big. These one-on-one tours offer a more personalized, strategic experience.

If you're serious about buying a home in Monroe County, this is where the real decisions happen.

Pros of Private Showings:

• One-on-one attention: Your agent is there to answer questions and provide context on the home’s history, pricing, and comps.

• Freedom to explore: Open closets, test natural light, and walk through the space without distractions.

• Get in early: Often, buyers with agents tour new listings before the weekend open house—and make offers before the crowd even arrives.

Cons of Private Showings:

• Scheduling required: You’ll need to work around both your agent’s and the seller’s availability.

• Less spontaneous: Unlike open houses, you can’t just pop in—you’ll need to plan ahead.

• Assumption of readiness: In hot markets, agents may expect that anyone booking a private tour is ready to make a move.

What Many Buyers Don’t Realize

Let’s say a new listing in Waterloo or Columbia IL hits the market on a Thursday. There’s an open house on Sunday. That gives serious buyers two full days to schedule a private showing—and potentially submit an offer—before you’ve even walked in the front door.

If you’re relying only on open houses, you might already be behind.

Private showings give you more time to evaluate, more room to ask smart questions, and a better shot at acting fast when the right home comes along.

So… Open House or Private Showing?

Here’s how to approach it:

• If you’re early in the process—open houses are a great way to explore homes for sale in Monroe County, especially if you’re not yet working with an agent.

• When you’re narrowing things down—transition to private showings. Use them to see potential homes in-depth and get expert insights from your agent.

• If you're ready to buy—private showings should be your go-to. They give you the access, timing, and detail needed to make competitive offers in a fast market.

Touring Tactics: What to Pay Attention to in Either Setting

Whether you’re walking through a home during a casual open house or a scheduled showing, don’t overlook the essentials:

• Natural light: Try to tour during daylight hours to assess lighting throughout the home.

• Noise levels: Listen for traffic, neighbors, or nearby businesses.

• Storage: Don’t forget to check closets, cabinets, and garage space.

• Layout flow: Imagine your daily routine—does the space work for how you live?

• Maintenance: Look beyond staging. Check for signs of water damage, cracks, or neglected upkeep.

Pro tip: Bring a checklist, take notes, and snap photos (if allowed). After each tour, debrief with your agent while the experience is fresh.

Bottom Line: Strategy Wins

In today’s market, buyers need more than just a Zillow app—they need a touring strategy. That means understanding when to leverage open houses and when to go all-in with private showings.

At the Mandy McGuire Group, we help buyers at every stage—whether you’re just getting started or ready to write an offer today. If you’re looking to live where you love, we’re here to help you move smart and win big.