Florida Home Showing Checklist: What to Do Before Buyers Arrive

You don’t need to restage the place every time somebody wants to see it. You need a routine you can run without thinking — one that protects your privacy, points buyers at what’s best about the house, and gets your stuff out of their way. Here’s mine, broken into the day before, an hour before, and the ten minutes when they’re pulling up.

The day-before showing checklist

Clean the rooms buyers study most

• Wipe kitchen counters, sinks, appliances, and cabinet fronts.
• Clean bathroom mirrors, fixtures, showers, tubs, and toilets.
• Vacuum or sweep floors and spot-clean visible marks.
• Empty trash and recycling, especially anything with an odor.
• Remove laundry from sight and make every bed.

Kitchens and bathrooms carry extra weight because buyers use their condition as a clue to the home’s overall care.

Clear visual clutter

Reduce what’s on counters, tables, nightstands, and the floor. Put away medication, mail, paperwork, family schedules, keys, jewelry, financial information, and anything else private or valuable.

Don’t stuff every item into a closet. Buyers often look at storage. Use labeled bins or a tote you can take with you.

Prepare the exterior

• Move trash bins, hoses, tools, toys, and loose equipment out of view.
• Sweep the entry and clean the front-door glass.
• Check that landscaping doesn’t block the path.
• Wipe outdoor furniture and straighten cushions.
• For waterfront homes, make the route to the dock or water feature safe and presentable.

Gather helpful property information

Prepare a concise list of meaningful improvements, ages of major systems, transferable warranties, and permit information when available. Keep the claims accurate and documentable. Your agent can decide what belongs in a showing handout or listing materials.

One hour before buyers arrive

Set the light

Open blinds and curtains where privacy and the view allow. Turn on interior lights and lamps, including in closets, the laundry area, garage, and other dim spaces. Replace burned-out bulbs and use consistent color temperatures where possible.

Manage temperature and humidity

Florida buyers notice a warm, humid house immediately. Set the air conditioning to a comfortable level without creating an extreme temperature. Make sure ceiling fans are clean and operating properly if you use them.

Remove pet evidence

Take pets with you when possible. Store food bowls, litter boxes, crates, toys, and waste. Check the yard. Some buyers have allergies or may be nervous around animals, and pets can also escape during a showing.

Use scent carefully

Clean air is better than a strong fragrance. Avoid heavy plug-ins, candles, or sprays that may cause headaches or make buyers wonder what’s being covered. Address the source of odors, ventilate when weather permits, and keep the result neutral.

Highlight the best feature in each space

Stand at the entrance to each major room. Is the first view a television, a pile of belongings, or the home’s strongest feature? Adjust furniture and clutter so buyers notice the water view, pool, fireplace, natural light, or useful layout.

Ten minutes before the showing

• Do a final walk from the driveway through the home.
• Put down toilet lids and hang clean towels neatly.
• Clear the kitchen sink and put away the dish rack.
• Check mirrors, faucets, and countertops for last-minute spots.
• Turn on lights and open the planned window coverings.
• Set phones, televisions, and smart speakers to silent.
• Lock away medication, documents, firearms, and valuables.
• Confirm pets and everyone in the household are ready to leave.
• Take your showing tote, keys, and personal devices.

Give buyers privacy

Sellers should usually leave for the appointment and allow a cushion around the scheduled time. Buyers are more comfortable speaking openly, examining rooms, and imagining themselves living there when the seller isn’t present.

Plan to stay away at least 15 minutes beyond the scheduled window unless your agent tells you otherwise. Showings sometimes begin late or run longer than expected.

What not to do before a showing

• Don’t follow buyers from room to room.
• Don’t use strong fragrances to cover an odor.
• Don’t leave confidential documents or valuables visible.
• Don’t block closets, garages, docks, or other areas buyers reasonably expect to see.
• Don’t make unverified claims about improvements, insurance, permits, schools, or property boundaries.
• Don’t leave candles burning.

After-showing reset

When you return, check that doors and windows are secure, reset the thermostat if needed, put away any handouts, and make a note of supplies that need attention. Your agent can gather useful feedback without treating every personal preference as a required change.

Look for patterns across several showings. Repeated comments about condition, light, odor, access, or pricing are more useful than a single buyer’s taste.

For waterfront and pool homes

Waterfront features need their own showing plan. Make sure exterior paths are safe, gates operate correctly, dock areas are tidy, and pool equipment isn’t creating avoidable noise or clutter. Never conceal a known material issue. Work with your agent on appropriate disclosures and access.

If you’re deciding where to spend time and money before listing, read what not to fix before selling a Florida home and my guide to strategic pricing.

Frequently asked questions

Should sellers leave during a home showing?

Usually, yes. Buyers tend to stay longer, speak more freely, and evaluate the home more comfortably when the seller isn’t present.

Should I use candles or air fresheners?

Use scent sparingly. A neutral, clean-smelling home is safer than a strong fragrance, which can bother buyers or suggest an odor is being masked.

What should I do with pets?

Take them with you when possible. At minimum, coordinate a secure plan with your agent and remove food, toys, litter, and yard waste.

How early should I be ready?

Aim to be completely ready at least ten minutes before the showing window. Buyers and agents may arrive a few minutes early.

Should I leave a list of upgrades?

Yes, if the information is concise, accurate, and documented. Include meaningful improvements and system updates rather than a long list of routine maintenance.

Preparing to sell a Florida home?
Shawna Calvert
27North Realty
Call or text 509-294-6818
shawna@27northrealty.com