The Smart Buyer’s Guide to Open Houses in Austin: How to use open houses without getting used yourself
First off, what is an open house?
At its core, an open house is a way to preview a property without an appointment. But let’s be real—it’s also a lead generation opportunity for the person hosting it. That smiling face at the front door? Probably not the listing agent. Most likely, it’s a buyer’s agent looking to meet people just like you—aka unrepresented buyers they can scoop up.
Nothing wrong with that. But just know:
You’re not just walking into a house—you’re walking into a sales funnel. So be strategic.
🧠 Use Open Houses as a Research Tool, Not a Decision Maker
You’re not here to fall in love with throw pillows. You’re here to gather data. Think of open houses as field research in your home-buying journey.
Here’s how to do it right:
✅ What to DO at an Open House
Look beyond the vibe
Yes, it smells like cookies. But here’s what you really want to pay attention to:
Cracks in walls or ceilings → Could indicate foundation issues.
Fresh paint in weird places → Are they hiding water damage or patchwork?
Functionality of doors and windows → Do they stick? Are they warped?
Cabinets under sinks → Check for leaks or mildew.
HVAC age & water heater → Systems are expensive. Ask about them.
Exterior drainage → Walk around the house. Does water pool near the foundation?
Pro tip: Take photos (or notes) as you go. After three houses, they all blur together.
Ask strategic questions
You don’t need to know everything. But asking the right things makes you look informed and gets you better answers.
How old is the roof?
Any recent foundation work?
Any current offers or disclosures?
How long has it been on the market?
What’s the vibe of the neighborhood? (And not just the Realtor™ version—ask follow-ups!)
🚫 What to AVOID
Getting stuck with the open house host
They’re likely trying to become your agent. Again, not shady, just reality. But you should pick your agent intentionally, not because someone was nice at an open house.
Here’s your line:
“Thanks for the info! I’m just doing research right now. I’ve got an agent I’ll be working with once I get more serious.”
(Then walk away and avoid the clipboard.)
Skimming the surface
Pretty staging can make you ignore glaring flaws. Don’t let the furniture distract you from the fact that the floors are sloped or there’s a giant transmission tower out back.
🗺️ Make It Part of Your Research Day
Turn your Sunday open house tour into a full-on recon mission.
Group houses by ZIP code to keep it efficient
Map your route so you’re not zigzagging across town
Stop for lunch nearby to get a feel for the area (Would you actually want to live here?)
Pay attention to traffic patterns—Is it a nightmare to get to 35? Are the streets loud or congested?
📅 Bonus: Open House Best Practices
Go earlier in the day: You’ll beat the crowds and have better access to ask questions
Take a friend: More eyes = more things noticed. Plus, they’ll keep you from falling for shiplap
Bring a checklist: Don’t rely on your memory—especially after seeing 4+ homes
Wear easy shoes: You’ll be walking and possibly climbing stairs or peeking around yards
🎯 Final Word: Open Houses Are for You—Not Them
They’re helpful. They’re casual. But they’re not neutral. Everyone in that house has a goal, and so should you.
Use open houses to:
Learn what you like (and don’t like)
Get a sense of pricing in different neighborhoods
Observe real issues that listing photos never show
Build your shortlist for serious showings with your agent
Need help sorting which open houses are worth your time or want a checklist to bring with you? Book a call with our team or come to one of our How to Buy a House in Austin workshops.
We’ll help you skip the BS and focus on what actually matters.
