Buying and selling homes is both a financial and an emotional decision.

As a seller, you have spent time in the home and are familiar with it. You may even be sentimental about it. If you think you're not, watching buyers walk through your home may change your mind. Watching people tour your home is tough on any seller, and inhibiting to most buyers.

Agents strongly encourage sellers to leave their house during showings to allow the buyers breathing room to take a good look at the house. As a seller, you have some protection against theft and damage when an agent takes his or her buyers through your home.

If you are selling by owner, however, you or someone you trust should be present at all showings where the buyer is not represented by an agent.

If you're selling by owner you can manage showings in one of three ways:

1. Make appointments as you get calls and do all showings yourself.
2. Publish pre-set viewing windows and let people schedule during those specified times. For example: Showings are available Tuesday through Thursday from 4pm to 8pm and Saturday from 1pm to 5pm. Please call to schedule.
3. If you're time is limited and you cannot make yourself available, have regular open houses which either you or someone you trust hosts. Saturday and Sunday afternoons are popular for open houses. Publish in your marketing Open house every Saturday 1pm - 5pm until sold. No other viewing times available.

The more available you make your house for buyers, the faster you are likely to sell.

The more you restrict showings, the more buyers you're going to lose. Many buyers have busy schedules and limited time to see properties. It is sometimes very inconvenient to keep your house clean and welcome people in even on short notice, but if you want to sell your house you have to let buyers see it.