If there’s ever been a time to take open houses seriously, it’s now. According to Redfin data, summer 2025 marked the strongest buyer’s market in records going back more than a decade, with sellers outnumbering buyers by more than 35% nationally. That means more homes to choose from, less competition at the door, and significantly more negotiating power once you’ve found the right place.

Open houses are designed to feel low-pressure, with no appointment and no commitment. Still, there are unspoken rules that shape how sellers and agents perceive you. How you carry yourself during a tour can influence whether you’re taken seriously as a buyer, how an agent responds to your questions, and even how smoothly negotiations go if you decide to make an offer.

Whether you’re actively searching or just starting to explore, here’s what you need to know before you walk through that door.

What is an open house, and how does an open house work?

An open house is a set time when a home for sale is open to the public, allowing buyers to tour the property and ask the listing agent questions. If you’re wondering how an open house works, it’s designed to be simple and low-pressure: There’s no appointment needed, and you can drop in anytime during the scheduled hours.

When you arrive, you’ll typically be greeted by the listing agent and may be asked to sign in. From there, you’re free to walk through the home at your own pace, explore the layout, and take note of features you like or dislike. The agent may be available to answer questions about the home, neighborhood, or offer process, but you’re not obligated to engage.

Who can attend an open house?

Open houses are open to the public, so anyone can stop by during the advertised times. When you attend, you’ll usually run into a mix of people, such as:

• Serious buyers: Actively searching and likely hitting multiple open houses that weekend.
• Casual browsers: Just starting their home search and using open houses to figure out their style, layout, and budget preferences.
• Curious visitors: Not in the market, but curious, like design enthusiasts, or even former residents.
• Buyer’s agents: Real estate agents previewing the property for clients or checking out comparable homes.

After the open house, if you’re interested in the home, you can follow up with your real estate agent to discuss next steps, request a private showing, or submit an offer. If you’re not working with an agent yet, you can contact the listing agent for more details or guidance on how to move forward.

8 open house etiquette tips

When you attend an open house, you’re not only evaluating the property – you’re also leaving an impression on the agent and possibly the seller. A little courtesy goes a long way in making the experience positive. Before you step through the door, keep these open house etiquette tips in mind so you can tour the home with confidence and respect.

1. Be on time

If an open house has set hours, try to arrive within that window and avoid showing up right before it ends. Being punctual shows respect for the seller’s schedule and gives you enough time to explore the home without feeling rushed.

Why this matters: Arriving with enough time allows you to walk through the home thoughtfully instead of rushing. If you show up in the last few minutes, it’s easy to miss important details, such as subtle damage or layout limitations that don’t appear in photos.

2. Sign in and greet the agent

Most open houses have a sign-in sheet. Take a moment to write down your information. This not only helps the listing agent keep track of visitors but also ensures you can receive updates if the home is still available. A polite hello to the agent sets the tone for a positive interaction.

Why this matters: The listing agent is one of your best sources of insight during an open house. They can share details about the seller’s timeline, level of interest from other buyers, and what matters most in an offer. Taking a moment to introduce yourself and sign in helps build rapport and keeps the door open for follow-up. Skipping this step can come across as disengaged and may limit future communication.

3. Respect the seller’s space

Remember that you’re walking through someone’s home. Avoid touching personal belongings, opening drawers, or wandering into areas that are clearly off-limits. It’s fine to check closets, cabinets, and storage spaces – buyers often want to see these – but do so with care.

Why this matters: Touring a home is a privilege. Sellers are allowing strangers into a personal space, and respecting boundaries is essential. Avoid opening private drawers or entering restricted areas. In some cases, sellers may review feedback after the open house, and the impression you leave can carry through to negotiations.

4. Ask questions at the right time

It’s natural to have questions about the home, but try to wait until the agent is free rather than interrupting if they’re speaking with another guest. This allows everyone to have their questions answered smoothly.

Why this matters: Giving the agent space to finish conversations leads to better, more thoughtful answers. Waiting your turn also lets you hear what other buyers are asking, which can surface helpful insights or concerns you may not have considered.

Ask the right questions

An open house is your best chance to get details you won’t find in the listing. Don’t hesitate to ask the hosting agent about:

5. Keep conversations positive

Avoid making negative comments about the décor or layout while inside the home. Even though the seller may not be present, it’s best to remain respectful. If you have concerns, note them privately so you can discuss them with your agent later.

Why this matters: It’s natural to evaluate a home critically, but sharing negative feedback openly during a showing can work against you. Comments can make their way back to the seller or signal hesitation to the listing agent. It’s more effective to save candid opinions for a private conversation with your own agent.

6. Watch your step

Be mindful of your surroundings. Wipe your feet before entering, avoid bringing food or drinks, and keep children close by. This helps protect the home and keeps the showing comfortable for everyone.

Why this matters: Small actions – like tracking in dirt or handling items carelessly – can damage the home and leave a negative impression. Treating the property with care shows respect and signals that you’re a serious, considerate buyer.

7. Limit photography

Some sellers may not be comfortable with visitors taking photos. Unless you have permission, avoid snapping pictures. Instead, ask the agent if listing photos are available or if they can send you additional images.

Why this matters: Sellers value their privacy, and photos taken inside the home can unintentionally capture personal or sensitive details. Some sellers have specific rules around photography, so it’s always best to ask first. If you need reference images, listing photos are usually the better, higher-quality option.

8. Don’t overstay

While it’s important to explore the home thoroughly, avoid lingering too long. Be courteous to other visitors waiting to view the space and to the seller, who may need to return after the event.

Why this matters: Open houses typically run on a set schedule, and sellers often return shortly after. Staying past the designated time can create unnecessary pressure for the agent and inconvenience the homeowner. Plan your visit so you can take notes, ask questions, and leave within the allotted time.

What not to do at an open house

Knowing what to avoid is just as important as knowing what to do. While open houses are designed to be welcoming, there are certain behaviors that can leave a negative impression or even hurt your chances of making an offer. 

Here are a few things not to do:

• Bring food and drinks
• Let children roam unsupervised
• Monopolize the agent’s time
• Criticize loudly
• Ignore boundaries and spaces that are not a part of the showing
• Overstay your welcome

How to find open houses on Redfin

If you’re house hunting and want to explore open houses near you, there are several simple ways to get started. One of the most efficient options is using online real estate platforms, such as Redfin, where you can search for homes and filter the results to show only properties with upcoming open houses. This makes it easy to quickly find open houses near you that match your budget, preferred neighborhoods, and must-have features.

The Redfin app also offers a more interactive way to plan your search. You can browse open houses near you on a map, check dates and times, and map out a route to visit multiple homes in one trip. With real-time updates and instant alerts, you can stay on top of new listings and avoid missing out on the right opportunity.

Other avenues to find open houses near you include:

• Your real estate agent: Agents often have access to the latest open house schedules and can recommend homes that align with your needs.
• Local listings and signs: Many agents advertise open houses through yard signs, local newspapers, and community bulletin boards.
• Social media: Agents and brokerages frequently share upcoming open houses on different social media platforms.

FAQs: Open house etiquette

Do I need to bring anything to an open house? 

You do not need to bring anything formal, but having a notepad or using your phone to jot down notes or questions to ask can be helpful. If you already have an agent, you may also want to bring their contact information.

Is it rude to go to an open house if I am not ready to buy?

Not at all. Open houses are a great way to learn about the market, explore different neighborhoods, and see what features matter most to you. Just be upfront with the agent if asked about your timeline.

Can I bring children to an open house? 

Yes, anyone can go to an open house, but it is best to keep children close and remind them not to touch personal items in the home. Some buyers prefer to view homes without distractions, so arranging childcare could be a plus.

Should I talk directly to the seller if they are present? 

If the seller is there, it is polite to greet them, but most questions should be directed to the listing agent. This keeps the process professional and avoids awkward discussions about price or condition.

How long should I stay at an open house? 

The average visit lasts about 15 to 30 minutes. Stay long enough to get a full sense of the home, but avoid overstaying once you have finished looking around. 

Can I make an offer at an open house? 

Yes, if you are ready to move forward, you can let the listing agent know your interest. They will guide you through the next steps.

What to look for at an open house?

Look beyond the staging. Check for water damage (stains, musty smells, warped surfaces); structural issues (cracks, uneven floors, sticking doors); and plumbing concerns (low pressure, slow drains, leaks under sinks). Open cabinets and drawers to test function, and look at ceilings for cracks or discoloration.

None of these are automatic dealbreakers – but they’re worth flagging for a home inspector before you make an offer.

Open house etiquette: Now that you know

Attending an open house is a valuable opportunity to learn more about a property and the neighborhood. By following simple etiquette, you not only make the experience pleasant for everyone involved but also put yourself in a stronger position as a buyer. Respect, courtesy, and professionalism go a long way in making a positive impression.

In today’s digital world, more buyers are starting their home search online. This has led to the rise of the virtual open house, an innovative way for sellers and real estate agents to connect with potential buyers without the need for everyone to gather in person. If you are planning to sell your home in Augusta, KY, a townhouse in Detroit, MI, or even if you are a real estate agent looking for creative marketing strategies, a virtual open house can be an effective solution.

In this article: 
What is a virtual open house
Reason to host a virtual open house
Types of virtual open houses
Hosting a successful virtual open house 
FAQs

What is a virtual open house? 

A virtual open house is an online event where potential buyers can tour a property from the comfort of their own home. Instead of walking through rooms in person, buyers explore the space through live video or pre-recorded tours. This allows them to see the layout, ask questions, and get a sense of the home before deciding whether to schedule an in-person showing.

Reasons to host a virtual open house

The shift to online house hunting has made virtual open houses more important than ever. Buyers aren’t just clicking through photos anymore—they want to really experience the home online before they ever visit in person. According to the National Association of Realtors, 43% of buyers begin their home search online, and listings with virtual tours receive 87% more views than those without. Expectations are also higher, with 88% percent of buyers expect to see virtual tours when browsing homes, and more than half admitting they skip over listings if it doesn’t include one.

Here are a few key reasons to consider a virtual open house:

• Convenience: Buyers no longer have to rearrange their schedules or drive across town. They can attend from home, during a lunch break, or even while traveling. This flexibility encourages more people to join, increasing exposure for the property. 
• Wider audience: If your listing appeals to out-of-state buyers, investors, or relocating families, a virtual open house opens the door for them to view the property without needing to visit in person first. This can be especially valuable in competitive housing markets where time matters.
• Safety and flexibility: Virtual tours provide a way to showcase homes for buyers with mobility challenges while reducing the need for large gatherings, which is especially important in today’s health-conscious environment. 

Virtual tours don’t just attract more buyers, they help qualify them. Yuriy Divonchuk, Owner of Three Nine Media, says, “A high-quality 3D tour allows remote buyers to make confident decisions, and when someone schedules an in-person showing after viewing it, you know they’re serious.” 

Types of virtual open houses 

Not every virtual open house looks the same allowing you to show your home in the way that best fits your needs. Here are few common types: 

1. Live-streamed tours

The agent guides viewers through the home in real time. This format works well for creating excitement and urgency, as buyers know they are seeing the home alongside others. The live chat feature often sparks useful conversations that mimic an in-person Q&A.

2. Pre-recorded video tours

Professionally produced or even agent-recorded walkthroughs are polished and easy to share on multiple platforms. They provide flexibility for buyers to watch anytime, making them an excellent choice for long-term marketing.

3. 3D interactive tours

These use specialized technology to give buyers control over their viewing experience. They can pause, zoom in, and move through the property at their own pace. This appeals to buyers who like exploring details without the pressure of a live event.

A well-executed 3D tour can make the experience feel much closer to an in-person visit. Greg Moine Photography explains, “A virtual open house works best when buyers can explore the home the way they would in person. Giving them control with interactive 3D tours, along with helpful context like a floor plan, reduces guesswork and attracts more serious buyers.”

While interactive features improve engagement, providing additional spatial context can take the experience a step further.

Adding a floor plan can further enhance the experience. Rick Fogerty, Founder of AccuPhotography, shares, “Integrating a digital floor plan into a 3D tour gives buyers spatial context, helping them navigate the home with the same confidence as an in-person visit.”

4. Hybrid events

Combining virtual access with an in-person option creates the best of both worlds. Interested buyers can start online and then schedule a personal showing if they want a closer look. At this stage, many buyers also begin evaluating their budget more seriously, often using a home affordability calculator to determine whether the home fits within their price range.

How to host a successful virtual open house 

A virtual open house is more than a simple video tour. Careful planning, good lighting, and clear presentation help buyers connect with the home and feel confident about taking the next step.

• Prepare the home:  Just like a traditional open house, make sure the property is clean, decluttered, and well lit. Preparation matters even more on camera. Orsi and Anthony of Inside Business NYC note, “Virtual showings are unforgiving because the camera flattens everything and amplifies clutter. Sellers should depersonalize more than they would for in-person showings and do a test walkthrough to catch distractions.”
• Optimize lighting: Lighting and presentation also play a major role in how buyers perceive the space. Bartek, Co-Founder of Kuula, a 360 3D virtual tour software company explains, “Interactive 360° tours are highly effective, but their success depends on execution. Good lighting and a clean, staged space make a major difference since everything is visible, helping buyers feel more confident in what they’re seeing.”
• Promote the event: Share the date and time across social media, email newsletters, and Redfin’s listing site. 
• Using the right equipment: Using the right equipment can make a noticeable difference in how buyers experience your tour. “When hosting or creating a virtual open house, technical presentation is paramount,” says James Joseph of Virtual Tours Orlando, LLC. “Using a professional photographer or videographer will ensure smooth video and clear audio. If you’re filming on your own device, consider using a stabilization gimbal to improve video quality.”

Read>> Virtual House Tour Tips

Virtual Open House: The Future of Home Showings 

Virtual open houses are no longer just a temporary solution. They have become a lasting part of the real estate world, offering flexibility and accessibility for buyers and sellers alike. By embracing this approach, you can showcase a property to more people, build stronger connections, and help buyers visualize their future home in an engaging way.

FAQs: Virtual open house

Do I need special equipment to host one? 

A smartphone or camera with a stable internet connection is often enough, though higher-quality cameras and microphones can enhance the experience.

Can buyers still schedule an in-person visit? 

Yes, virtual open houses often serve as a first step, helping interested buyers decide if they want to schedule a personal tour.

How long should a virtual open house last? 

Typically, live events run 30 to 60 minutes, while pre-recorded tours can be watched anytime at the buyer’s convenience.

Are virtual open houses effective for selling a home? 

Yes, listings with virtual tours get significantly more views and engagement, helping attract serious buyers faster.

Are you putting your home on the market soon? Whether you’re selling a home in San Francisco or a condo in Austin, every homeowner should prepare their home for open houses and personal tours. This Redfin real estate guide will help you understand what actually makes a successful open house and what homeowners can do to make their property shine to potential homebuyers. 

Here’s how to prepare your home for a successful open house.

1. Declutter and depersonalize every room

Buyers want to picture themselves living in your home. Too many personal items or crowded spaces can make that difficult. 

Pierre Galant, photographer, warns: “Too much clutter on countertops can hurt your home’s presentation, even if it’s staged. Less is more. Remove everything and add back one curated item at a time. Hire a professional cleaner to deep clean the home and wash the windows. Invest in professional staging as well. Staging is about depersonalizing the space and maximizing how it is used.”

Before your open house:

• Remove excess furniture to create better flow
• Clear countertops and shelves
• Pack away personal photos and memorabilia
• Organize closets and storage areas

A clean, simplified space feels larger and more inviting. 

2. Make simple updates 

“We always say ‘paint is cash in a can’ because it can completely transform a space, but only when you choose the right color.” Andress Eichstadt, CEO of Staging Studio, says. “That’s why it’s worth hiring a professional color consultant to help you get it right. Switching out light fixtures is another easy way to update your space, especially if you replace dated or builder-grade pieces with simple, modern options that brighten the room and make the space feel more current.” 

Focus on updates that feel fresh and neutral, such as:

• Repainting walls in a light, neutral color
• Swapping old cabinet hardware
• Updating faucets or showerheads

These minor improvements can modernize a space without a full renovation. Even simple cosmetic fixes help buyers see the home as move-in ready rather than a project.

3. Deep clean from top to bottom

A spotless home signals that it has been well-maintained. Pay close attention to:

• Baseboards and trim
• Windows and mirrors
• Kitchen appliances
• Bathroom grout and fixtures
• Carpets and flooring

If needed, consider hiring professional cleaners. Even small details like smudged glass or dusty vents can distract buyers.

4. Complete minor repairs

Small maintenance issues can raise red flags during an open house. Take care of:

• Leaky faucets
• Squeaky doors
• Loose cabinet handles
• Scuffed walls
• Burned-out lightbulbs

These quick fixes can prevent buyers from questioning how well the home has been maintained.

5. Improve curb appeal

First impressions begin before buyers step inside.

Add value to your home with outdoor upgrades such as:

• Mowing the lawn and trimming hedges
• Power washing walkways and siding
• Adding fresh mulch or seasonal plants
• Cleaning the front door and updating hardware if needed

A tidy exterior sets the tone for the rest of the showing.

6. Stage for space and function

“The layout of a home is just as important as the color choices and decorations,” says Flavia of Upstaging Seattle. “Furniture placement should be intentional so buyers can move easily through each room, open doors and drawers without obstruction, and fully experience the space. Create clear, functional layouts and make sure each area has a defined purpose.” 

Staging helps buyers understand how each room can be used.

• Arrange furniture to highlight square footage
• Define multipurpose areas clearly (home office, guest room, etc.)
• Add neutral decor to create warmth without overwhelming the space

Neutral color schemes and minimal decor often appeal to the widest range of buyers.

7. Maximize natural light

Bright spaces feel larger and more welcoming.

Before the open house:

• Open curtains and blinds
• Turn on all interior lights
• Replace dim or mismatched bulbs
• Clean windows thoroughly

If natural light is limited, use layered lighting with lamps and overhead fixtures.

8. Create a comfortable atmosphere

Subtle details can influence how buyers feel in your home.

• Set a comfortable indoor temperature
• Use light, neutral scents (avoid overpowering fragrances)
• Play soft background music if appropriate

The goal is to create a space that feels fresh and inviting, not staged or artificial.

9. Secure valuables and sensitive items

Open houses invite multiple visitors at once. Protect yourself by:

• Removing jewelry and small electronics
• Locking away important documents
• Storing prescription medications securely

Your real estate agent can also guide you on additional safety precautions.

10. Highlight key features

Make sure buyers notice what makes your home stand out.

If you’ve recently:

• Updated the roof
• Replaced HVAC systems
• Renovated the kitchen or bathrooms
• Added energy-efficient upgrades

Provide documentation or a feature sheet outlining these home improvements.

Open houses are part and parcel of property hunting, but not everyone understands there’s an etiquette to these inspections. 

No one wants to buy a lemon, so a certain amount of prodding and poking is only to be expected. But how much is too much?

Can you walk straight in? Do you need ID? What should you wear? What should you ask? Is it ok to open cupboards? We answer all these questions and more.

What you can do at an open house

Jane Schumann, an associate director with Raine & Horne Double Bay, explains what would-be buyers can do when they attend an open house.

1. Ask questions

The agent is there to sell the property, so ask as many questions as you like, Schumann says. Also feel free to call the agent after the open house if you have additional questions. Common questions that buyers ask include:

• has the property been renovated?
• why are the owners selling?
• have you received any offers for the property?
• are big developments planned nearby?
• how long has the property been on the market?
• are there any known issues with the property, the land or the neighbours’ properties?

2. Check if anything is broken or squeaks

It’s totally okay to open kitchen cupboards, check the pressure on a tap, or see if the shed door squeaks, according to Schumann. And as long as you’re polite about it, it’s also fine to use a tape measure to check dimensions.

3. Take photos or video, with permission

While online listings include more photos, video and floor plans than ever before, it’s generally considered acceptable for would-be buyers to take photos or videos at an open house. But make sure you check with the agent before doing so, just to be safe.

4. Make yourself at home, within reason

When thinking about buying a property, it’s natural to want to know how it “feels”, so feel free to sit down on the couch or at the kitchen counter, Schumann says.

But jumping on the bed is definitely off limits.

Feel free to sit on the couch and get a ‘feel’ for the property. Picture: realestate.com.au/buy

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5. Wear what you’re comfortable in

Ever wondered “what should I wear to an open house?” Well, don’t worry.

Schumann says buyers shouldn’t be concerned about what they’re wearing, especially as most opens are held at weekends, when people are in relax mode.

What you shouldn’t do at an open house

What you shouldn’t do at an open house generally comes down to basic manners.

1. Loudly criticise the property

“It’s normal to find flaws in a property when you inspect it, but it’s rude to walk around loudly criticising everything you see,” Schumann says.

Instead, call the agent after the open to discuss any issues.

It’s normal to find flaws in a property, but you should voice your concerns to the agent by phone. Picture: Kate Griffin

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2. Bring coffee or go barefoot

It’s common courtesy not to bring drinks into a home which could make a mess if dropped, Schumann says. And even when inspecting a beachside property, it’s not appropriate to rock up barefoot, either.

Ready to buy? Estimate your borrowing power.

3. Bring kids with muddy sports shoes

Open houses are often held on Saturdays and families with busy lives may fit them in between other commitments. “But please, don’t let kids in muddy boots come through a house; consider the owners,” Schumann says.

4. Snoop

There’s a difference between taking a quick look at how deep a bathroom cupboard is and being a sticky-beak, going through someone’s personal possessions.

While it should go without saying: don’t snoop.

5. Be rude

The best way to build rapport with an agent is to be polite, Schumann says. “You do get some people that are rude for different reasons, but the agent is there doing a job for the owner, so the best approach is to be polite and communicate with the agent.”

What about ID?

Schumann says there’s no legal requirement in Australia to provide ID when attending an open house, but many agents ask potential buyers to sign a log when they enter, rather than just walk in.

“A good agency will have more than one agent at an open house, so you should be greeted at the door. It is somebody’s home, so we ask for people to sign in and provide a contact number,” she says.

“If you don’t want a follow-up phone call from the agent, simply say that on the day.”

This article was originally published on
13 Sep 2019 at 9:00am
but has been regularly updated to keep the information current.

Following the success of its foray into South Yarra, Soak has recently signed a lease at another hot Melbourne postcode.

Soak Bathouse will occupy a new 459sqm ground-floor tenancy at 182-200 Clarendon Street in South Melbourne, set to open in August 2026.

Soak says it’s a place people can unwind between home and work. Picture: Supplied

The new tenancy forms part of the $160 million development at the site called Emerald Place.

Penthouse buyers at Emerald Place will be granted complimentary Soak memberships, while other residents will have exclusive discounted access.

This is certainly a perk given sessions can run anywhere from $39 and increase depending on demand and day of the week.

The development by Lowe Living hopes to further the wellness boom. Picture: Supplied

The new Soak location will include its signature mineral pools, cold plunge, saunas and steam rooms.

Massages and LED therapies are also available.

Chief executive and co-founder of Soak, Alexis Dean, said the bathhouse can bridge the gap between work and home.

“With South Melbourne, we wanted to create a place where the community can gather, build rituals, and experience wellness in a way that feels social, welcoming and part of everyday life,” Ms Dean said.

Penthouse buyers at Emerald Place will be granted complimentary membership. Picture: Supplied

Tim Lowe, Lowe Living co-founder and managing director, said Soak was a great fit for the developer.

“Integrating respected operators like Soak Bathhouse strengthens the long-term commercial performance of our projects while enhancing the day-to-day experience for residents,” he said.

“Today’s buyers are looking beyond finishes and floorplans and investing in holistic living environments, not just inside their apartments but in the communal and wider local amenity offerings, too.”

The developer is hoping to ride the wellness wave, with the Australian wellness industry worth around $182 billion, according to the Global Wellness Institute.

Lowe Living also has a partnership with Sorrento-based Aurora Spa and Bathhouse on the Mornington Peninsula, which forms part of the famed Continental Hotel, currently on the market for $150 million.

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No. 1 agent Alexander Phillips is set to open up a Ray White office in Woollahra.

Australia’s No.1 real estate agent Alexander Phillips is set to open a new Ray White office in Woollahra.

The award-winning 45-year-old, who has won the No, 1 title with Real Estate Business for a decade and been a partner at PPD alongside Jason Pantzer and Debbie Donnelley for 13 years, bought Kids Stuff and Steve Costi’s Fish Market in Queen St for $7.25m last December.

“And Ray White Managing Director Dan White is doing the fit out for him,” one reliable source, who wanted to remain anonymous, said.

But it’s understood there has been some argy bargy about the name of the new office, with Phillips wanting it to be called the Alexander Phillips Group, in a similar vein to Gavin Rubinstein’s TRG (The Rubinstein Group).

MORE:

MAFS expert $5m richer overnight

Phillips bought 126 and 126A Queen St, Woollahra for $7.25m in December.

“Ray White Managing Director Dan White is doing the fit out for him,” a source claimed.

Phillips, who is tipped to remain as part of the PPD brand until the end of the financial year, had no comment when contacted. Dan White has also been approached for comment.

The PPD website describes Phillips as “the best in the business”.

It goes on to say he has held his place as the No.1 sales agent in Australia for 10 consecutive years from 2016 to 2025, according to Real Estate Business, with more than 200 sales annually across the east. He has been particularly strong on the eastern beaches.

Few could argue that bringing him and his team of four agents and two support staff into the Ray White stable is a major coup for the brand.

TRG founder and Ray White’s No.1 principal Gavin Rubinstein, who continues to have a Woollahra office although his headquarters is now in Rose Bay, said: “If it happens cool, it would be awesome.

“High tide raises all boats, I’m not across it, I stay in my lane, but if he ends up at Ray White it will be great for the broader company.

Jason Pantzer, Alexander Phillips and Debbie Donnelley in 2013 when they set up PPD, previously known as Phillips Pantzer Donnelley. Picture: John Appleyard

Phillips (left) with real estate mates Mitchell Lambert, Ivan Bresic and Adrian Oddi on holidays last winter in the South of France. Source: Instagram

“I support every decision Dan makes, he’s one of the smartest people I know.”

Rumours have been flying within the industry about Phillips’s plans for months, with one source saying he was unhappy with PPD’s recent focus on property management.

“Alex just wants to sell houses,” the source said.

Another said: “I heard a few weeks ago there was trouble in paradise, but then I thought he’s got his own brand, he doesn’t need Ray White, but there you go.”

Phillips had started out as an assistant 24 years ago and, when contacted, Donnelley denied there was any animosity with Phillips saying: “I wish him all the very best with his new venture.

“We had a successful partnership for a very long time but that’s come to an end.”

She said that PPD was “powering on”, signing up Christian West and Daniel Cachia as partners recently.

Jason Pantzer said: “I 100 per cent agree with Debbie, there’s been no dispute, we’ve been business partners for 17 years and it’s just run its course.

“I wish Alex every success and he’s currently still a shareholder in the PPD property management business.

“I’m pretty excited about the prospects of PPD moving forward, we’ve merged with Ray White Unlimited Bondi Beach, with Charlie Beaumont and Conrad Panebianco running that office with Ron Baeur.

“We’ll be 2000 landlords strong, our business is strong and we’re excited about the future.”

The trio had all worked together previously at Goodyer Donnelley, deciding to set up PPD, then known as Phillips, Pantzer Donnelley, in 2013.

Pauline Goodyer set up her own agency, and has now, incidentally, decided to join Sothebys.

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Jen Hawkins’ old neighbour selling up for $30m

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When you tour homes or watch home design shows, you’ll often hear the term open floor plan. But what exactly does that mean, and how does it differ from a closed floor plan? Understanding the difference can help you decide which layout best fits your lifestyle and long-term goals as a homeowner. 

Whether you are looking to buy in West Chester, PA or renovate a home in Mendham, NJ, knowing the key differences between open and closed floor plans can help you choose the layout that works best for your needs and daily life.

In this article:
What is an open floor plan
What is a closed floor plan
Pros and cons of an open floor plan
Pros and cons of a closed floor plan
Layout impacts
How do decide between the layouts

What is an open floor plan?

An open floor plan refers to a home layout where two or more common areas are combined into a single, larger space. The most common combination is the kitchen, dining room, and living room all flowing together without separating walls. This design encourages interaction and creates a more spacious, connected feel throughout the home.

Open floor plans became popular in the mid-twentieth century as modern design trends shifted toward functionality and simplicity. The idea was to remove unnecessary walls and create spaces that fostered togetherness and ease of movement.

What is a closed floor plan?

A closed floor plan is the more traditional home layout, where rooms are clearly divided by walls and doors. Each space has a specific purpose, such as a separate dining room, living room, and kitchen. This setup offers privacy, sound control, and the ability to create distinct atmospheres in each room.

Closed layouts were the norm for centuries, particularly in older homes where heating efficiency and privacy were top priorities. While this style may feel more compartmentalized, it can provide a cozy and organized environment that some homeowners prefer.

Pros and cons of open floor plans

Pros

• Creates a sense of spaciousness and light
• Makes entertaining and socializing easier
• Encourages connection between spaces
• Allows more flexibility for design and furniture placement

Cons

• Noise travels easily between rooms
• Limited privacy for individual activities
• Can be harder to regulate temperature evenly

Pros and cons of closed floor plans

Pros

• Offers greater privacy and sound control
• Easier to define the purpose and style of each room
• Typically more energy efficient for heating and cooling

Cons

• Can make a home feel smaller or less connected
• Reduces natural light flow between rooms
• May feel less inviting for gatherings

Layout impact on your home value and lifestyle

The layout of your home can shape how you live each day and how appealing your property is to future buyers. Open floor plans create a sense of flow and connection, making them ideal for socializing, celebrations/gatherings, and letting natural light fill the space. Closed floor plans, by contrast, offer defined rooms that provide quiet, private areas perfect for work, reading, or focused activities. Choosing the right layout ensures your home supports both your lifestyle and long-term goals.

The way a home is laid out can significantly influence how it feels and functions day to day. “I’ve come to appreciate how profoundly layout shapes daily life,” says Mike Romanowicz of DEN Outdoors. “Shared space fosters connection, flexibility, and a sense of magic in everyday living, especially when paired with thoughtful window and door placement that draws the outdoors in, creating a more expansive and dynamic environment.”

When it comes to home value, both layouts can add value in different ways depending on your home’s location, design, and how functional the space feels overall.

As open layouts continue to evolve, many buyers are gravitating toward a more balanced approach. “While open floor plans sell the dream of entertaining, we’re seeing a hybrid approach with wide sightlines paired with more defined living areas which often delivers better long term livability,” says Robert Linn of Point B Properties. “Completely open spaces can make it harder to contain noise or separate work from relaxation, which is why defined living zones are becoming a premium feature again.”

Which layout is right for you? 

Choosing between an open or closed floor plan comes down to how you live day to day. If you enjoy cooking while chatting with guests or prefer bright and open spaces, an open layout might suit you best. On the other hand, if you appreciate privacy, need quieter areas, or enjoy having distinct rooms for specific activities, a closed layout may feel more comfortable.

Ultimately, the best layout depends on how you live and what kind of balance you want between openness and privacy. “Before COVID, everyone wanted seamless, connected living spaces, but once lockdowns hit, people couldn’t put up walls fast enough,” says interior designer Alexandra Bailey of SCAL Home. “Some homeowners prefer enclosing the kitchen to hide the mess, while others value open sightlines to keep everyone connected. The best design often strikes a balance—shared living areas paired with flexible private spaces that can be closed off when needed.”

Consider your household size, lifestyle, and future goals. A blended approach, where the main living areas are open while bedrooms and offices remain enclosed, can provide the best of both worlds.

FAQs: Deciding between open floor plans vs closed

Is it possible to combine open and closed layouts in one home?

Yes, many modern homes use a hybrid approach with open main spaces and enclosed private rooms.

Do open floor plans increase home value? 

They can improve marketability by appealing to a broader range of buyers who prefer modern, connected spaces.

Which layout is better for energy efficiency?

Closed floor plans are typically more energy efficient since it is easier to heat or cool smaller, separated rooms.

Are closed floor plans considered outdated?

Not at all. While open designs are popular, many homeowners still prefer the comfort and privacy of closed layouts.

Can an older home be remodeled into an open floor plan?

Yes, but it often involves removing load-bearing walls, which requires a professional assessment to ensure safety and structure.

What type of floor plan is better for resale?

It depends on your local market. In many areas, open layouts attract buyers, but closed plans can appeal to those who value privacy or traditional design.

Hosting an open house is one of the most important steps in getting your home sold. It is your chance to make a great first impression on potential buyers and show off everything your property has to offer. 

Whether you’re selling your home in San Francisco, CA or Austin, TX, these tips for showing your home will help you highlight your home’s best features and increase your chances of getting that offer.. 

What is an open house?

An open house is a scheduled time when a home for sale is available for anyone to tour. The listing agent or seller opens the doors to prospective buyers, neighbors, or even passersby who are interested in seeing the property up close. It gives people the chance to explore without needing a private appointment.

>>Read: What is an Open House?

1. Deep clean every corner

Buyers will notice the small details. A deep clean shows that you have cared for your home and gives a fresh, welcoming feel. Scrub floors, wipe down baseboards, clean the windows, and polish any surfaces. Don’t forget often-overlooked spots like ceiling fans, light fixtures, and behind appliances.

2. Declutter and depersonalize

Remove excess items from countertops, closets, and shelves. The goal is to help visitors picture their own belongings in the home. Store away personal items such as family photos, laundry, and personal care products. Use a decluttering checklist to achieve a space that feels larger and more inviting.

3. Make minor repairs

Fix anything that could distract buyers or raise concerns. This includes leaky faucets, squeaky doors, chipped paint, or broken cabinet handles. These small fixes can make a big difference in how well-maintained your home appears.

4. Stage your space

Staging helps buyers imagine how to use each room and typically sell for 5% to 15% more than their unstaged counterparts. Arrange furniture to highlight space and functionality. Add cozy touches like throw pillows, fresh towels, or neutral bedding. If you have extra rooms, give them purpose for example, turn an empty room into a home office or guest bedroom.

“Today’s buyers are especially drawn to spaces that feel calm and thoughtfully curated,” says Dorit Sade of Sade Home Styling, a Clevaland, OH based home staging and styling service. “Neutral foundations layered with natural materials create that sense of ease. I like to add one or two standout vintage or sculptural pieces to create depth without overwhelming the home. That emotional connection and sense of aspiration is what drives strong offers.” 

>> Read: 9 Benefits of Home Staging When Selling Your House

5. Boost curb appeal

The outside of your home is the first thing buyers will see, so make your curb appeal count as homes with higher curb appeal sell for 7% more on average. Mow the lawn, trim bushes, plant flowers if the season allows, and clean the porch. Add a new doormat or fresh house numbers to enhance the entryway.

6. Let in natural light

Open curtains and blinds to let sunlight brighten up your home. If natural light is limited, turn on well-placed lamps and overhead lights. A well-lit space feels more cheerful and spacious.

7. Neutralize odors

Avoid strong smells that can turn buyers away. According to the National Association of Realtors (NAR), 80% of buyers say smell influences their perception of a home. Take out the trash, clean pet areas, and avoid cooking strong-smelling foods the day before. Consider using subtle scents like fresh linen or citrus to make the space feel fresh.

8. Secure valuables and medications

Store away jewelry, prescription medications, and personal documents. Even though most buyers are respectful, it is always best to be cautious.

9. Highlight key features

If your home has unique features like a fireplace, walk-in closet, or updated kitchen, make sure they stand out.

“For vacant houses, sellers should ensure that at a minimum, the foyer, living room, kitchen, and eating area are thoughtfully staged,” says Joan Inglis of Carolina Spaces, a home interior design, staging, and model merchandising company. “Design trends are shifting toward warmer, cozier, and more individual styles, so choose furnishings with natural wood tones, earthy colors, and vintage accents to bring out the home’s character.”

Clean these areas thoroughly and arrange furniture or decor to draw attention to them.

10. Leave during the showing

As the seller, it is important to give buyers space to explore. Leave the home during the open house so visitors feel comfortable walking around and discussing the property with their agent.

What mistakes should you avoid when showing your home?

Even small missteps during a showing can turn buyers off. Here are some common mistakes to avoid:

• Staying in the house during the showing: Buyers need space to explore and talk freely. If you stay behind, they may feel rushed or uncomfortable.
• Leaving clutter or personal items out: Too many personal touches or mess can distract buyers and make it hard for them to picture themselves living there.
• Ignoring smells: Strong food, pet, or smoke odors can leave a lasting negative impression. Aim for a fresh, neutral scent.
• Overdoing the staging: While staging helps, too much furniture or overly styled spaces can feel forced. Keep it simple and natural.
• Blocking access to rooms or closets: Buyers want to see every part of the home. Make sure all doors are open and nothing is off limits.

Avoiding these mistakes helps create a more inviting, buyer-friendly experience that can lead to better offers.

How to prepare your open house like a pro

Preparing your home for an open house takes time, but the payoff can be well worth it. When your space is clean, well-lit, and thoughtfully arranged, buyers are more likely to fall in love with it. These simple steps can help you make a lasting impression and bring you closer to a successful sale.

FAQs: Tips for showing your house

How can I show my house while living in it?

Keep your home clean and ready for short notice. Store personal items out of sight and take pets with you during showings. A quick cleaning routine and a go-bag can make the process easier.

How long should a house showing take?

Showings usually last between 15 minutes and an hour, depending on the size of the home and how interested the buyer is.

How do I know the showing went well?

If buyers spend time in the home, ask questions, or follow up quickly, it likely went well. Your agent may also share helpful feedback afterward.

A sprawling warehouse and office in the inner south is set to be transformed into a bakery, retail and production destination by Sydney’s popular food, coffeee and events space, The Grounds of Alexandria.

The family of unique hospitality venues and experiences across Sydney is expanding its footprint via securing a long-term lease over Units 1 & 2 at 4 Huntley St, Alexandria.

The Huntley St site is set to complement The Grounds’ existing operations and undergo a significant transformation to create a vibrant bakery and retail destination, with the tenancy set to commence in early 2026.

MORE: New $1.5b Sydney neighbourhood approved

The Grounds of Alexandria has expanded its footprint securing a long-term lease over Units 1 & 2 at 4 Huntley Street, Alexandria

The 1,022 sqm industrial warehouse and office accommodation is said to support continued growth in one of Sydney’s most dynamic urban precincts.

It’s off-market transaction was negotiated by Billy Marsh of Colliers’ on behalf of a government Landlord.

The premises is set to also incorporate an enhanced warehouse, production and culinary facilities, enabling increased capacity, streamlined back of house operations and an elevated customer experience.

MORE: Alarm at rising price of Sydney’s shrinking blocks

Sydney’s The Grounds of Alexandria was previously crowned the most Instagrammed restaurant in the world. Picture: Supplied/Instagram

“This marks an exciting step for The Grounds of Alexandria as they continue to grow their presence within a precinct that has become synonymous with their brand,” Colliers Senior Executive Industrial & Logistics Billy Marsh said.

“With the site’s strategic position, the asset is well placed to support both The Grounds’ evolution and the next chapter of growth for this vibrant Alexandria precinct.”

MORE: Silent housing burden busts Boomer myth

Grounds of Alexandria has expanded its footprint with a new site set to undergo a significant transformation to create a vibrant bakery and retail destination

The property occupies a prime location in the sought after precinct that has become known for its connection to food, creative industries and urban logistics.

The Grounds is set to continue building its brand presence while benefiting from the proximity to complementary businesses.

According to Colliers’ Q4 2025 Industrial & Logistics Snapshot, Sydney remained the nation’s most active leasing market last year with national vacancy hovering around cyclical peak levels.

Spotlighting ongoing demand for inner-city industrial space that supports both customer-proximate retail and production uses.

MORE: Woolworths rolls out trolleys too big for its aisles

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Alex de Minaur and Accor CEO Adrian Williams.

The Australian Open has once again proven to be a powerful drawcard for Melbourne’s tourism sector, enabling a strong start to the year for Australia’s largest hotel operator, Accor, which owns 33 hotels across the Victorian capital.

Momentum built even earlier than usual this year, with increased accommodation demand recorded in the week leading into the official start of the Australian Open.

Accor said its Melbourne hotels, including the Sofitel Melbourne on Collins, were close to full from the first week of the competition.

The biggest off-court rally took place from January 19 to 21, with Accor hotels up an average of 12 per cent compared to the same period of the tournament last year.

Consistent bookings continued throughout the remainder of the tournament, contributing to a stronger overall performance year-on-year.

“The Australian Open always gives Melbourne’s tourism economy a strong opening serve,” said Adrian Williams, Accor’s chief operating officer for the Pacific region. “The uplift we saw during the first week, particularly the double-digit increase compared to last year, reflects how quickly demand intensifies when the city hosts events of this scale.

“It reinforces Melbourne’s position as a destination that consistently performs on the global stage.”

Looking ahead, Melbourne’s major events calendar includes the Formula 1 Australian Grand Prix from March 5.

Accor is already recording strong forward demand for the four-day event, with holdings tracking ahead year-on-year.

Emirates Wolgan Valley, a Ritz-Carlton Lodge will re-open after a three year closure by mid year.

Nationally, agent Colliers reckons 2026 will be a strong year for capital investment in hotels, given transaction volumes climbed to $2.7bn last year, an 80 per cent increase on 2024, and 58 per cent above the long-term average.

The 75 per cent increase in transaction volumes came as 67 hotels changed hands in 2025, with the average deal size rising to $40m, according to the agency’s Capital Markets Investment Review.

Premium assets dominated activity, with 13 transactions above $50m accounting for 67 per cent of total deal flow, more than double the level recorded in 2024.

The major sales included Ayers Rock Resort in the Northern Territory, Park Hyatt Melbourne, and a 50 per cent stake in Ritz-Carlton Perth. The announcement of Blackstone’s acquisition of Hamilton Island provides a strong footing for deal flow in 2026.

Adding more confidence to the sector is the decision last week by Emirates to reopen the six-star Wolgan Valley resort, with new operators The Ritz-Carlton Lodge.

Offshore capital re-engaged strongly, representing 49 per cent of total deal flow, led by Thai, US and Singaporean investors.

Colliers head of hotels, transaction services, Karen Wales, said family offices and high-net-worth individuals accounted for a third of total deal flow, reflecting a growing appetite for long-term, legacy assets.

“Elevated replacement costs and constrained development pipelines mean existing assets are trading below replacement cost, a rare arbitrage opportunity for investors,“ she said.

Ms Wales said 2026 transaction volumes are forecast to average $3bn.

“We expect heightened bid activity in 2026 as investors capitalise on limited new supply and robust tourism fundamentals.”

Assets with unique positions, heritage landmarks, lifestyle hotels and properties catering to wellness experiences will continue to command premium interest, she said.

Tourism Research Australia forecasts international visitor arrivals to increase by 5.2 per cent this year and 5.2 per cent in 2027.

Luxury and upper-upscale segments led growth, with average daily rate premiums of more than 30 per cent in major markets.

With only 7300 rooms under construction across Australia’s 10 major markets and openings expected to peak in 2026, supply constraints will further support pricing power, Colliers said.

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