How Many Times Should You See a House Before You Buy?

Some potential buyers walk into a house and know right away that it’s their future home, while some need some time to think about it. Either way, buying a home is a major decision, and it’s one you’ll want to be sure about.

How many times should you visit a house?

Experts say you should visit a home 3-6 times before making an offer. It may not always be possible to visit numerous times, especially in hot markets, but if you can, you should.

Current Condition and Potential -  When you visit a house for the first time, it could be love at first sight. But beware of viewing everything through rose-colored glasses and overlooking any negatives. Going back again allows you to have a more critical eye and see flaws and potential issues. It also allows you to think about how the home will work for your family and your life, i.e. is the kitchen big enough, is a one-car garage sufficient, is it too much house to clean and maintain?

Get to Know the Neighborhood - In order to get the most accurate picture of the house and neighborhood, you should visit on different days and at different times of the day. Doing so will tell you about noise, parking, and other things that change from weekday to weekend and even hour to hour (i.e. rush hour vs. midday). The home and the lawn might look (and feel) different in full sunlight than it does at 8:00 pm. So even if you can’t go inside the house on a visit, you should at least stop by and check out the property and surrounding area.

Beware the Weather - And if possible, you should visit in different weather conditions as well. That doesn’t mean you should view the home in spring and then wait until winter to make an offer. But you should see the house on nice days as well as rainy days if you can. The house might look inviting, sun-lit and perfect on a beautiful, warm day, but a rainy day may reveal roofing issues, lawn grading inconsistencies, and other potential future fixes.

How long after seeing a house should you make an offer?

Like so many aspects of life, there is no cookie-cutter answer to this question. If you’re unsure about making an offer, waiting a few weeks could be a wise decision. Just keep in mind that the seller and other buyers won’t respect your timeline, so you could lose out on the house. But if you love the house and know you want to make an offer, it is generally recommended to do so as soon as possible, especially in a hot market. Sellers want to sell quickly, but they also want to sell for as much as possible and to a reliable buyer (so the deal doesn’t fall through). This means if your offer is higher or more appealing (i.e. a cash offer) than previous offers, you may get the house even if you’re a bit late.

A home’s market is hottest as soon as it is listed. This can sometimes lead to bidding wars and overpaying beyond the home’s value. But if you think the house is overpriced, you may choose to wait it out and pounce when the price comes down. Waiting may be the correct choice if you also have to sell your current home. If you’re debating whether to hold off and risk losing the house or making an offer immediately and risk overpaying, you are not alone. And the only right answer is the one that you’re most comfortable with.

How many houses should you look at?

Everyone is different. Seeing a lot of houses could overwhelm and overstimulate some buyers. Whereas it could be enlightening and helpful for others, letting them figure out what they like and what they don't like. Some buyers may need to see two dozen houses, while others may buy their home sight unseen if they’re flexible or looking for a fixer-upper.

The housing market also plays a role in this. In a seller’s market (high demand and low supply), houses are going so fast that some people may purchase one of the first homes they see. In a buyer’s market (high supply and low demand), buyers may feel less urgency and may choose to see more houses to ensure they are getting exactly what they want.

Shop Properties Online - In the age of the Internet, you can look at countless houses without walking out your front door. This can help you gather all the information you need, see what’s out there, and decide what you want. If possible, always look at houses online before you visit them. This can help you narrow down your choices, see new properties as they pop up, and ultimately be mindful of your Realtor's time. Limit yourself to a few in-person viewings a day and spend as much time as you need online.

The Bottom Line

Regardless of the market and what the experts say, you should see a house as many times as you need to make an informed decision that you are comfortable with. If you’re from the area, you may already be familiar with the neighborhood, whereas people new to the area may want to visit more to get a feel for the local culture and amenities. Whether you are comfortable buying a home based only on pictures or you feel you can’t make an offer until you’ve visited half a dozen times, it is your right. You shouldn’t feel rushed or pressured to make a decision, because that can lead to regret and buyer’s remorse. Follow your heart and set your own pace, and everything will happen on your terms, in your own time.