Let me ask you something…

When’s the last time your open house actually brought in a real buyer?

Not a nosy neighbor. Not someone “just browsing.” Not someone who “might want to buy next year.” I’m talking about a real prospect who showed up, connected with you, and moved forward.

For most agents? It’s been a while.

Because open houses have become a box to check—not a strategy to execute. Agents throw up a couple signs, print off a flyer, sit on their phone for two hours, and wonder why nothing happens.

That’s not an open house. That’s a missed opportunity. If you’re going to take the time to set one up, you better walk out with leads, listings, and momentum. And today, I’m going to show you how to do exactly that.

Step 1: Promote Like a Pro (Not an Amateur)

Most agents post “Open House Sunday 1–3 PM!” and hope for the best. That’s not marketing. That’s begging for traffic. You want attention? You’ve got to create it.

Use this formula:

• Headline: “Hidden Gem with a Dream Kitchen—Open This Sunday Only”
• Hook: “If you’ve been waiting for the perfect blend of price, privacy, and pizzazz, this is it.”
• Urgency: “Available for showings this weekend only—and it’s already generating buzz.”

Drop that on Facebook, IG, and Nextdoor 3–5 days ahead. Then do it again the day before. And again the morning of.

And yes—boost the post. Even $20–$30 can get you hundreds of local impressions when done right. And that’s all you need to attract a few key buyers (and sellers in the neighborhood who want to see how you market).

Step 2: Create a Magnet, Not a Museum

Here’s where most agents lose their edge: They treat the house like a museum. “Here’s the kitchen… here’s the living room… let me know if you have questions…”

Boring. Forgettable. Generic.

You want to trigger desire, not give a tour.

Focus on emotion:

“Can you see yourself having coffee out here in the morning?”
“Imagine hosting Thanksgiving in this dining room.”
“Most buyers say this primary suite feels like a resort.”

Your job isn’t to point out features—it’s to paint a future.

And while you’re at it—don’t forget the sign-in sheet. But don’t make it optional. Make it simple, fast, and valuable.

Instead of “Can you sign in?”, try:

“Hey, I’ve got a private list of similar homes coming up—some not even online yet. Want me to shoot you that info later today?”

Now they’re giving you their info because it helps them—not you. And that makes all the difference.

Step 3: Leverage the Listing to Get More Listings

The biggest win from a great open house isn’t a buyer. It’s a seller who saw your marketing, liked your professionalism, and is now wondering if you’d do that much for their home.

So give them something to talk about:

• Drop a door-knock flyer the day before: “We’re hosting an exclusive open house this weekend. Feel free to stop by or share with someone you know.”
• Film a quick reel or live video: “Just wrapped up a packed open house at 123 Oak Street. If you’ve got a home like this, now’s the time to list.”
• Post a recap after: “15 families through, 3 serious buyers, multiple follow-up showings scheduled.”

When people see you working, they assume you’re the one who gets results.
And they’re right.

Step 4: Follow Up Like Your Commission Depends on It (Because It Does)

Most agents collect names and numbers… and never call.

The pros? They follow up that night. They segment serious from curious. And they build real relationships.

Quick tip: Always follow up with a personal video message.

“Hey Sarah, thanks for stopping by 123 Oak Street today. I know it wasn’t the perfect fit—but I’ve got two others coming that might be. Want me to send you details before they hit the market?”

That alone will triple your conversion rate from every open house.

Open houses still work—when you work them right.

And if you’re tired of throwing away Sundays with nothing to show for it…
If you’re ready to turn open houses into actual business…

Then you need to be plugged into the real strategies that agents are using right now to make open houses matter again.

Follow me on Facebook today: facebook.com/gregluthercoaching

Every week I drop ideas, templates, and walkthroughs you can swipe and deploy fast. No fluff. No theory. Just real estate that works.

To your unstoppable success,

Greg Luther