Open House vs Private Showing: Which One Gets You the Advantage in Cass County?

If you're on the hunt for a home in Cass County, particularly in Fargo or Moorhead, you've likely stumbled upon a few open house listings. But are open houses really the best way to check out homes? Or do private showings provide a more strategic advantage?

The reality is that each method serves its own purpose. Depending on where you are in your home-buying journey, one might be significantly more effective than the other.

In the current market—where desirable homes can sell quickly and buyers need to be prepared—understanding how and when to tour properties can be just as crucial as knowing what you're looking to buy.

Let’s break it down.

What’s the Point of an Open House?

Open houses are typically scheduled on weekends, right after a property hits the market. They aim to generate interest and draw in as many potential buyers as possible in a short time frame.

For buyers, open houses offer one key advantage: accessibility. You don’t need an appointment or an agent to walk through the door. If you’re just starting out or exploring what’s available in specific neighborhoods like South Fargo or Moorhead’s historic district, open houses provide a quick way to gather information.

The Pros:

• Low-pressure browsing: You can pop in and out of multiple homes in one afternoon without any commitment.
• Market research: Open houses allow you to compare price points, layouts, finishes, and neighborhoods—especially useful if you’re refining your criteria.
• Observing demand: A packed open house indicates competition, while a quieter one might suggest an opportunity.

The Cons:

• Surface-level access: With other visitors around, it can be tough to take your time or ask in-depth questions.
• No privacy: You won’t have much space to reflect or explore the home at your own pace.
• Missed windows: By the time you express interest, another buyer may have already arranged a private showing or made an offer.

When Private Showings Give You the Edge

Private showings require a bit more effort. Your agent needs to schedule them, and you often need to be pre-approved, but they provide a more in-depth, strategic experience.

If you're serious about buying, private showings are where the real work happens. You get to see the home on your terms, without distractions, and you can ask detailed questions and make meaningful observations.

The Pros:

• Focused attention: Your agent is there to discuss pros, cons, and context—like price history, time on the market, or comparable listings.
• Unfiltered experience: You can check closets, assess storage space, test natural lighting, and explore layout flow without an audience.
• Better timing: With private showings, you can often get in early—before an open house is even scheduled—and have time to decide whether to act.

The Cons:

• Requires coordination: You need to schedule a time with your agent and the seller’s agent, which might limit access based on availability.
• Less spontaneous: Unlike an open house, you can’t just walk in on a whim—you’ll need to plan ahead.
• Expectations of readiness: Especially in competitive markets like Fargo, agents may assume anyone requesting a private showing is ready to make a quick decision.

What Buyers Often Miss

Many buyers don’t realize that when and how you tour a home can significantly impact your ability to compete for it.

For instance, if a new listing goes live on a Thursday and the open house isn’t until Sunday, serious buyers working closely with an agent might schedule private showings on Friday or Saturday—and submit offers before the open house even takes place.

This is quite common in today’s market. It’s a reminder: if you're relying solely on open houses, you might already be a step behind.

Private showings give you more time to think critically, more privacy to evaluate what truly matters, and more opportunity to act quickly if the right home comes along.

When to Choose One Over the Other

If you're just starting your home search and figuring out what you want, open houses are a great way to begin. They let you casually explore different layouts, neighborhoods, and price points without any commitment or the need to coordinate with an agent.

As you narrow down your options and start seeing homes you can actually picture yourself living in, it’s time to shift toward private showings. Use open houses to gather ideas—but rely on private showings to make confident decisions.

Once you're ready to buy, private showings should become your primary strategy. They allow you to move quickly, examine homes in detail, and submit strong offers without waiting for a crowded weekend event. If you’re relying solely on open houses at this stage, you could miss out on the best opportunities.

Touring Tactics: What to Pay Attention to in Either Setting

• Natural light: Check how the lighting changes at different times of day if possible.
• Noise: Is the home near a busy road, school, or construction site?
• Storage: Closet and cabinet space often gets overlooked during quick tours.
• Layout: Walk through as if you're living there—does the flow feel right?
• Condition: Look past staging. Are there signs of deferred maintenance?

Bring a checklist, take photos (if allowed), and debrief with your agent after each tour so your impressions stay fresh.

Bottom Line: The Advantage Is in the Strategy

In fast-moving markets like Fargo and Moorhead, buyers need more than just alerts from real estate apps—they need a plan. This includes understanding the best way to tour homes based on their stage, urgency, and market conditions.

Open houses are a useful tool for exploration. But if you’re serious about buying—or trying to secure the right home in a competitive market—private showings provide more clarity, context, and control.