What to Look for During an Open House: A Buyer’s Checklist

Open houses are one of the most exciting parts of the home-buying journey. Walking through a potential new home gives you the chance to imagine yourself living there, enjoying the space, and building your future. But it’s easy to get swept up in staging details or distracted by a well-decorated room. As a buyer, especially in a competitive market like Sarasota, it’s important to know what to look for beyond surface-level appeal.

Whether you're a first-time buyer, relocating to Florida, or searching for your next dream home, this checklist will help you stay focused and informed during any open house you attend.

Start with the Neighborhood

Before you even walk through the front door, take a few minutes to observe the area. Drive around the neighborhood. Are the surrounding homes well-kept? Is there street parking? What’s the general atmosphere, quiet, active, family-oriented, seasonal?

Ask yourself:

• Does the area feel safe and welcoming?

• Are there schools, parks, or restaurants nearby?

• How’s the commute to work or other frequently visited places?

Location is one of the most important factors in real estate, and it’s something you can’t change after purchase.

First Impressions at the Curb

Curb appeal isn’t just a buzzword, it can be a sign of how well the home has been cared for. Look at the roof, the driveway, the front yard, and any exterior siding or paint. Peeling paint, missing shingles, or cracks in walkways might point to deferred maintenance.

Also take note of drainage patterns. Is water pooling near the foundation? That could mean future repairs.

Pay Attention to the Layout

Once inside, take a moment to evaluate the layout. Does it make sense for your lifestyle? Think about how you’d use the space daily. Would the living room be large enough for your furniture? Are the bedrooms in the right places for your needs?

Flow matters. Look at how rooms connect to each other and whether the setup feels open or closed-off. A well-designed floor plan can make a home feel much larger than it is.

Check for Signs of Maintenance and Upkeep

As you move through the home, don’t be afraid to inspect areas closely. While it’s not a formal inspection, you can still spot red flags.

• Are there stains on ceilings or walls that could signal water damage?

• Are windows functioning properly and free of condensation?

• Do doors open and close easily, or are they sticking or uneven?

Small issues might not be deal breakers, but several of them together could indicate larger problems with the home's structure or systems.

Look Beyond the Staging

Staging is designed to help you visualize how the space might be used, but it can also draw your attention away from potential flaws. Try to focus on the bones of the house.

• Where are the power outlets?

• Is there enough natural light during the time of day you visit?

• What’s under the area rugs or behind decorative furniture?

Peek inside closets and cabinets to assess storage. Open drawers and check under sinks for signs of water damage or pests.

Evaluate Key Systems

Replacing major systems can be costly, so take note of their condition.

• HVAC: Ask about the age of the system. Does it blow warm or cool air consistently? Is it loud?

• Water Heater: Check for any signs of rust, leaks, or an outdated model.

• Appliances: Are they modern and in good condition? Will they be included in the sale?

• Plumbing: Turn on faucets to check water pressure and temperature. Flush toilets to see if they run properly.
  
  

Listen to the Environment

During your tour, stop and simply listen. Can you hear street traffic, dogs barking, or loud neighbors? Noise is often overlooked during quick walk-throughs, but it plays a big role in comfort.

Also, ask what times of day the home gets the most sunlight. A bright and cheerful kitchen might be less appealing if it’s in full shadow during your morning coffee time.

Ask Smart Questions

If the listing agent is present, take the opportunity to get information that might not be in the online description. Ask:

• How long has the property been on the market?

• Have there been recent offers?

• Are there any known issues with the home?

• What are the average utility costs?

• What is the HOA fee, and what does it cover?

These questions can give you valuable insight into the seller’s position and any future costs you might face.

Bring a Trusted Expert

One of the best ways to protect yourself during open houses is to bring a buyer’s agent who knows the area and understands what to look for. An experienced real estate professional can help you ask the right questions, spot concerns, and make sense of what you’re seeing.

At Thompson Group Sarasota, we’ve walked hundreds of buyers through open houses all over the region. We understand what matters most to buyers and how to help you evaluate a property beyond its surface appearance.

Ready to Explore?

If you're planning to tour homes in Sarasota, don’t go it alone. The Thompson Group represents the region’s finest properties with skill, discretion, and efficiency. We use the latest technology to keep our buyers ahead of the market and bring years of full-time experience to every transaction.

Looking for a Sarasota home that fits your needs? Reach out today and let us help you make the most of every open house.