Episode 7 - The Open Method: Make Six-Figures With Open Houses

Do Open Houses Even Work Anymore?

If you’ve ever felt like holding open houses is a waste of time, you’re not alone. Many agents I’ve talked to say the same thing: “No one shows up,” “People give me fake information,” or my personal favorite, “Why bother when online leads are easier to get?”

But here’s the thing—open houses aren’t the problem. It’s how you’re approaching them that makes all the difference. When done right, open houses are one of the most powerful, low-cost ways to generate leads, build your database, and even land a deal on the spot.

In this week’s podcast episode, I’m pulling back the curtain on my tried-and-true OPEN Method, a four-step system I’ve used to transform open houses from a time-suck into a consistent source of income.

Why Open Houses Are Still Relevant (and Effective)

Back in 2004, when I started my real estate career as a new construction sales rep, I basically lived in a model home. My job was to greet everyone who walked through the door, answer their questions, and—hopefully—sell them a house. Over the years, I greeted more than 8,000 open house visitors (yes, really), and I learned a lot about what works—and what doesn’t.

Fast forward to today, and I still believe open houses are one of the most underrated tools in our real estate toolkit. Not only do they get you face-to-face with motivated buyers and sellers, but they also help you build relationships, grow your database, and create a steady pipeline of referrals. And with the right approach, they can even help you overcome the dreaded feast-and-famine cycle of real estate.

Introducing The OPEN Method

What’s the secret sauce? It’s all about having a system. That’s where The OPEN Method comes in. It’s a four-step process that breaks down every stage of the open house journey, from preparation to follow-up. Here’s a sneak peek:

Organize

Preparation is everything. Know the property like the back of your hand—MLS details, HOA fees, neighborhood highlights, and anything a potential buyer might ask. And don’t forget to pack your “survival kit” with essentials like pens, sign-in sheets, and even toilet paper (trust me, you’ll thank me later).

Promote

Throwing your open house into the MLS and crossing your fingers isn’t enough. You need a full-blown buzz-building campaign. Think social media, email blasts, door-knocking, and even partnering with local businesses to spread the word.

Engage

Your open house isn’t just a showing—it’s a party, and you’re the host. From warm greetings to strategic sign-in sheets that actually get people to give you real contact information, this step is all about making a lasting impression. (Pro tip: The question “Where do you live?” is pure gold for starting a conversation.)

Nurture

Here’s where most agents drop the ball—follow-up. Send a personalized thank-you within 24 hours, deliver any promised items of value, and set up a longer-term nurture campaign to keep the connection alive. Some open house visitors may not be ready to buy today, but with consistent follow-up, you’ll stay top of mind when they are.

Why Most Agents Miss the Mark

The truth is, most agents don’t take open houses seriously enough. They treat them like an obligation rather than an opportunity, and it shows. But when you have a system like The OPEN Method, you’re not just winging it—you’re showing up prepared, professional, and ready to connect.

Even if you don’t have your own listings, you can partner with other agents to hold their homes open. Top producers love working with organized, effective agents, and using a system like this can help you build relationships with them, too.

Ready to Master The OPEN Method?

If you’re curious about diving deeper into The OPEN Method, I’ve created a full online course that walks you through every step in detail. You’ll also get access to my bonus tools, including:

• The Host-for-You Script to help you land open house opportunities from other agents.

• The Open House Survival Kit Checklist so you’re prepared for anything.

• The Buzz Builder Blueprint to promote your open houses like a marketing pro.

• The Six-Figure Sign-In Sheet that makes it easy to capture real contact info.

• A ChatGPT Super Prompt to help you create a 12-month nurture campaign in your brand voice.

Don’t Sleep on Open Houses

Open houses don’t have to be a chore—they can be a cornerstone of your business if you approach them the right way. With the OPEN Method, you’ll have a plug-and-play system to turn every open house into a lead-generating machine.

Want to learn more? Listen to the full podcast episode and see how you can make open houses work for you.