When you list your home in Frisco, Prosper, McKinney, Plano, Celina, Little Elm, Allen, The Colony, or anywhere in North Texas, the showing process begins immediately.
This is the true test of whether your home is priced correctly, presented correctly, and positioned correctly.
Every seller wants feedback. Every seller wants to know:
✔️ What buyers think
✔️ What agents are saying
✔️ Whether the home is priced right
✔️ Why people aren’t writing offers
✔️ What to fix
✔️ What to ignore
Over the years, I’ve learned how to interpret feedback so my sellers can make smart adjustments—not emotional ones.
Here’s exactly what actually matters.
1. The Single Most Important Showing Metric: NUMBER OF SHOWINGS
Feedback matters.
But showing activity matters more.
✔️ If showings are high → Price is in the right range
✔️ If showings are low → Price is too high
✔️ If showings stop → Market has rejected the price
No amount of positive comments replaces the data:
Buyers vote with their feet.
2. The Second Most Important Metric: QUALITY OF SHOWINGS
Some showings are the “wrong buyers.”
For example:
✔️ Wrong price bracket
✔️ Wrong size
✔️ Wrong school district
✔️ Wrong layout
But when serious buyers—the ones who are actually making offers on similar homes—tour your home and don’t write an offer, that tells us something.
In North Texas, serious buyers usually show up within the first 7–10 days.
3. The Most Common (and Least Helpful) Feedback
You’ve probably heard all of these:
❌ “They liked the home but chose another one.”
❌ “They didn’t like the layout.”
❌ “They wanted a bigger yard.”
❌ “They didn’t like the finish-out.”
❌ “Home wasn’t for them.”
❌ “They prefer something newer.”
Most feedback is vague because agents don’t want to offend the seller.
This is why I interpret feedback by patterns—not individual comments.
4. The Most Valuable Feedback Comes From Patterns
One comment doesn’t matter.
Three comments from three different buyers matters a LOT.
Examples:
✔️ “Home feels dark.”
If multiple buyers say it, we brighten lighting or remove heavy curtains.
✔️ “Price feels high for condition.”
This is the #1 red flag that price is too high.
✔️ “Yard is small.”
If this comes up often, it means we need to lean on price or highlight interior value more effectively.
✔️ “Home felt cluttered.”
This means we can improve presentation without spending money.
Patterns reveal the truth.
5. The Top 7 Things Buyers Actually Care About During Showings
1. Price
If the price doesn’t match the competition, buyers sense it immediately.
2. Condition
Especially big-ticket items:
✔️ roof
✔️ HVAC
✔️ windows
✔️ flooring
✔️ kitchen/baths
3. Layout
Buyers care about:
✔️ openness
✔️ number of bedrooms
✔️ functional flow
✔️ office space
✔️ game room placement
Layout matters more in DFW than most cities because families drive demand.
4. Location Within the Neighborhood
Examples:
✔️ cul-de-sac
✔️ private yard
✔️ corner lot
✔️ busy road behind
✔️ power lines
✔️ proximity to pool or school
5. Natural Light
Bright homes sell faster and for more.
6. Odors
The fastest deal-killer of them all.
7. Cleanliness & Clutter
Not perfection.
Just clean and tidy.
6. What Feedback Really Means (Behind the Scenes)
Here’s how I translate vague buyer comments:
“They liked the house but chose another one.”
➡️ The other home was either a better deal or in better condition.
“They’re thinking about it.”
➡️ They’re not.
If they were serious, they’d be asking offer-related questions.
“It wasn’t the right fit.”
➡️ Price, condition, or layout mismatch.
“They didn’t like the finishes.”
➡️ They think the price is too high for the level of updates.
“Home feels small.”
➡️ The layout is the issue—not the square footage.
7. The 3 Truths of Showing Feedback in North Texas
Truth #1: Buyers Rarely Reveal Their True Reason
They don’t want to weaken their negotiating position.
Truth #2: Agents Avoid Offending Sellers
They use soft language.
Truth #3: The Market Speaks Through Activity
If we get:
✔️ lots of showings → but no offers
➡️ Price is too high for condition.
✔️ few showings →
➡️ Price is too high for the area.
✔️ many online views but low in-person traffic →
➡️ Photos or price need adjusting.
8. How I Handle Feedback as Your Listing Agent
My job is to:
✔️ Track every showing
✔️ Follow up with every agent
✔️ Analyze patterns
✔️ Compare feedback to competing listings
✔️ Look for deal-killing themes
✔️ Solve small problems quickly
✔️ Recommend strategic changes
✔️ Adjust price only when necessary
One comment doesn’t change our approach.
Patterns do.
9. The Role of Photos in Attracting Showings
In DFW, buyers decide within 3 seconds whether to click on your listing.
High-quality photos = high-quality showings.
Bad photos = low traffic and low offers.
I use professional photography that features:
✔️ lighting
✔️ angles
✔️ exterior details
✔️ staging guidance
✔️ wide angles without distortion
Your listing has to make buyers WANT to schedule a showing.
10. My Rule of Thumb
**The market is honest.
If buyers aren’t showing up—or aren’t writing offers—it’s always price, condition, or both.**
And I help you determine which one it is.
Bottom Line: Showings & Feedback Tell Us Exactly How to Adjust
When I represent you, I help you understand:
✔️ what feedback actually means
✔️ what buyers care about
✔️ how to interpret patterns
✔️ how to adjust strategically
✔️ what small changes make the biggest impact
✔️ when (or if) to reduce price
✔️ how to stay ahead of your competition
The goal isn’t just feedback—it’s RESULTS.
Want a Professional Opinion on Your Home’s Showing Feedback?
I’d be happy to review your showing history and tell you exactly what the market is saying.
📞 Call or Text: (254) 644-5297✉️ Email Me
