an open house event is provided to give the home that extra exposure by allowing the "masses" to enter and see the home....however, there are residual benefits for the hosting agent.... some visitors show up to witness the agent in action (an unannounced interview) and to listen to how the agent communicates with potential buyers....

i for one object to all the info required. but that's me. I see it either as a open house you have invited me to see, or it isn't. If the person to person skills of the agent isn't enough to make me feel comfy and drag it out of me , then they don't deserve it. I know that's a bit tainted, but...i am also testing them. I am not saying your method is wrong, just not for me. I AM super impressed by your very through set up thou.

mike

Joe, what I find most important is know where open house visitor find out about the open house. If 98% dropped by because of the street signs one can conclude all that stuff done not related to guiding the client is wasted effort.

Based on the purpose you state (snagging buyers) I would seed the house with offers ONLY real buyers would have interest in. By raising their hand in the fashion, the real buyer has reveal EXACTLY what's on their mind opening the portal for skilled communication. This individual would be tagged in the register, and appropriately followed up, at that instant or later.

This is a really, really good way to zero in on the 90 day market.

Joe,

That is how they should be done, and Barbara Todaro wrote an excellent post today on the subject.  A

Hi Joe -

Online and Print Marketing

Lots and Lots of Signs -- Typically More Than 15

Brochures - Neighborhood Information - Floor Plan of the Property

Bottled water for guests

The first time open is tied to an Open House Event -- make it special and possibly longer hours to make it stand out.  

I am a firm believer that open homes don't sell homes. Qualified, motivated buyers are working an agent who will get them in to see the home.  Being on the MLS with all the other marketing I do ... no need for an open house.  Every area is different. Keep in mind, in my area, a modest 3 bedroom, 1,200 square foot home lists at $600,000, with no real comps to support that price and it sells for $720,000 with no contingencies.  No need to hold an open house to try to sell a home unless the host is simply looking for buyers.

I almost never do open houses to find a buyer for the home, just to find new buyers. Don't think I've ever found a buyer for a property during an open house. 

To prep it is about the same as your, flyers, email the database, photos, video. A little craigslist just to reach people I dont know.

Wow, we merely put out a sign.  No advertising needed.  Different markets.

Impressive prep that you do Joe!

We just advertise on CL, and it is always by appointment only, scheduling no more that three parties every half hour.

I also bring a small desk that I can use to make phone calls to my prospect during any down times.

Always very successful!