You want a bigger house, but you can't imagine keeping your current one spotless while you live in it. It feels like two jobs: prepare the house once, then reset it every single time there's a showing. The good news is that you don't need to deep clean every day after every showing. What you need is a plan that works on a regular Tuesday, not just on a Saturday after you had all Friday night to get ready.
Maybe you own a townhome and want a bigger place in Baltimore County. Maybe you already live in the county and just need a better layout. Either way, the problem is the same: your house has to keep functioning while you sell it. Kelly recently went through this herself with two kids and a dog at home, and here's the plan we use with our sellers.
Two Lists: Photo Day vs. Everyday Showings
The key is separating what you do once from what you do every time. Photo day is your home's time to shine, and that's when it needs to look its absolute best. We only ask you to do that full level of prep one time.
Before Photo Day: The Four D's
A lot of work goes into the home before the photographer shows up. We help you with each of the four D's: declutter, depersonalize, deodorize and deep clean.
Declutter
Pre-pack anything you won't need while you're on the market: out-of-season clothing, collections, holiday decor. If you won't use it between now and moving into the new house, pack it now. Those boxes can go in an organized spot in an unfinished part of the basement, the garage or even a storage pod outside the house.
Depersonalize
Take down family photos, personal memorabilia and anything that identifies you. If we do our job right, thousands of people will see pictures of your house online. They don't need to know your name or what you look like. It's a safety issue, and it also helps buyers picture themselves living in the space instead of you.
Deodorize
Because agents are in and out of houses every day, we notice smells that you may no longer notice, whether it's cooking, pets or smoke. If there's an issue, we'll help you get to a neutral smell. We don't recommend strongly scented candles or plug-in air fresheners.
Deep Clean
Once the house is decluttered, depersonalized and deodorized, bring in a professional for one final deep clean right before photos. That's what makes the appliances, baseboards and forgotten hard-to-reach spots really shine.
Photo Day: Make It Immaculate Once
On photo day, everything personal gets tucked away: toothbrushes, towels and anything you use daily. Even the coffee maker comes off the counter. We want clean surfaces, open spaces, lights on and windows open. Sometimes that means carrying a box of things from room to room while the photographer follows you. We'll give you a checklist specific to your house and make sure everything looks right before the photographer arrives.
The Everyday Showing Reset
This is the part you'll repeat, so it has to be simple.
What to Do With the Toys
The biggest question from families is what to do with all the toys. Start with a storage bin from Lowe's or Home Depot. Sit down with your kids and figure out what they're actually playing with right now. The toys that sit dormant go into storage. The ones in current rotation stay in one primary bin that's easy to grab and put away between showings.
Your Everyday Stuff
The mail pile on the kitchen counter, the paperwork on your desk, sponges, soap and paper towels all make a house look less than magazine-ready. Give each of them a drawer, pantry shelf or cabinet so they can disappear quickly when a showing is scheduled.
Pro tip: If you work a 9-to-5 and can't run home before a showing, do the reset before you leave for the day. It saves time and stress, and it means you won't have to cancel showings. Canceled showings send the wrong message to buyers, and you want the house as accessible as possible to every available buyer.
Plan Your Week With Your Agent Up Front
Talk through your week with your agent before you go live:
- Are there work calls that truly can't move?
- If you work from home, is there anyone who needs care at certain times?
- Is there a bedtime or nap schedule to work around?
We can block those times proactively, so agents see up front when the home is available and book showings that already work for you. Great agents will notice blocked times, and if that's truly the only time their client can come, they'll reach out to find something that works. Before you decline a showing, reach out to us first so we can call the other agent and look for another mutually available time.
Inconvenient or Inaccessible?
Remember, people don't write offers until they've seen a house in person. We use one litmus test: is the time inconvenient or inaccessible? If it's truly inaccessible for a valid reason, let us know. If it's simply inconvenient, that's part of being on the market. The way to make it as little inconvenience as possible is to get under contract quickly, which is why we want as many buyers through your home as possible in the first two weeks. That's what drives the highest and best offers.
Safety First: Protect Your Valuables and Information
Before photos and before anyone walks through, lock away and keep out of sight:
- Calendars with personal information or your children's names
- Medications
- Firearms and ammunition
- Valuables and cash
If you can take them out of the home during showings, even better. Buyers tour with a licensed agent, but things happen, and you should be completely protected. Take a quick inventory so you know where everything of value or sensitive is.
Have an Exit Plan for Last-Minute Showings
Where does everyone go when a last-minute showing request comes in? Can you walk the dog in good weather? Take a drive around the block if it's not? People will request showings on short notice, and having a plan up front makes it much easier to say yes to as many of them as possible.
What We Won't Promise
We won't promise your house sells in 10 minutes, that every buyer will fit your exact availability, or that you'll have an accepted offer the first weekend, though we hope you will. Doing the right things puts you in a strong position. The goal is a routine that's sustainable for your family for the entire process.
Unlimited availability isn't realistic for families, and we get that. But very narrow availability makes everything harder, and there's no one-size-fits-all answer. Under our MLS rules a listed home has to be available to show. If it's blocked off day in and day out, the listing can get flagged, and that creates stress for everyone. So we'll agree on a schedule together that keeps buyers coming through.
Address Defects Before You List
Getting the house ready for showings is never about hiding problems. Any latent defect, meaning something not visible to the naked eye that you know about, like a basement that takes on water every heavy storm or mold in a corner of the attic, has to be either fixed or mitigated before listing, or disclosed to buyers.
Our concierge program can help with that up front. It covers things like new flooring, fresh paint, caulking in a bathroom and landscaping, so your home is presented in the best light and you're not scaring buyers away with problems you could have handled on your own terms.
The Ultimate Pro Tip: Do a Practice Run
Before showings start, run a full practice showing. Clear the counters, handle the dog or other pets, get everyone out the door, and time it. If it takes longer or feels more chaotic than you expected, it will only be worse during a real showing. Adjust the plan with your agent before you go live: maybe fewer items stay out, maybe the toy bins need a better system.
One thing that worked with our own kids during showings was giving everyone a job. Responsibilities build confidence, help kids feel involved, and make sure nothing falls on one person. With a shared checklist, you know everything actually gets done.
Use This Process to Plan Your Next Home
Pay attention to what you're packing and juggling right now: backpacks, mail, the desk, office equipment. Where will all of that go in your next home? Write down the frustrations you have with your current layout and bring that list to your home search. It makes your next decision much more concrete and much more comfortable.
Thinking About Selling Your Baltimore-Area Home?
With a plan and clear marching orders, selling while you live in your home is a lot less overwhelming, and if it's done right, you won't be doing it for long. What feels hardest about listing your house: the clutter, the schedule or everything? Let's build a plan that works for your family.
**Get your home's selling plan at Exploring Charm City**, or call (410) 952-0286.
Mike Myslinski, REALTOR, Kelly + Co Realty