How to show your home without an agent.
(Approx. 900 words)
Selling your property doesn’t have to be complicated or expensive. By opting for a Georgia flat fee listing, you can get the MLS exposure you need without paying the high commissions typical of traditional brokerages. At the same time, showing a house by owner offers you the flexibility to decide exactly how agents, buyers, inspectors, and other professionals access your home. Below, we’ll explain the different lockbox options, explore scheduling methods (including lead-time settings), discuss lockbox placement strategies, and illustrate scenarios that highlight which approach may suit you best.
Why a Georgia Flat Fee Listing Makes Sense
A Georgia flat fee listing allows you to pay a one-time fee to place your property on major MLS platforms like Georgia MLS (GeorgiaMLS.com) and First MLS (FirstMLS.com). You’ll have the visibility you need while retaining the freedom to handle showings yourself. This approach is particularly appealing to homeowners who enjoy showing a house by owner, as it grants more control over how potential buyers experience the property.
Lockbox Options for Showing a House by Owner
1. Supra Lockbox and CBS Code
One of the most secure and convenient ways to conduct showings in a Georgia flat fee listing is by using a Supra lockbox. It’s available for lease with all Simply List packages (though generally limited to metro Atlanta). Agents with the MLS can open the lockbox via a secure smartphone app that logs each entry—including the agent’s name and timestamp. For an extra layer of security, you have a Call Before Showing (CBS) code, which ensures photographers, appraisers, or inspectors must have a second passcode to enter. If you’re showing a house by owner but want maximum security, the Supra lockbox is a top choice.
In addition, Supra automatically sends a feedback request to agents after they’ve completed a showing. This prompts useful insights about the property’s condition, pricing, or other factors that could help you fine-tune your listing strategy.
2. Owner-Provided Combo Lockbox
Alternatively, if you prefer a more hands-on approach to showing a house by owner, you can use a combination lockbox. You set the code, and when agents call or text for access, you share it with them directly. This method for a Georgia flat fee listing is straightforward, though it doesn’t provide an electronic log. You’ll need to track who has the combination yourself. If you’re diligent about changing the code periodically and keeping a record, a combo lockbox can still be quite effective.
3. Other Owner-Provided Access
Some sellers may choose to greet prospective buyers at the door or grant remote access via a smart lock. For a truly hands-off arrangement, you might even have a third-party agent present (as in a full-service listing) to guide buyers through. In such cases, visit SellectRealty.com for more comprehensive services. But for sellers who want to maintain full control in a Georgia flat fee listing, providing access on a case-by-case basis can be appealing—just be sure to confirm that whoever enters is indeed a licensed professional or serious buyer.
Lockbox Location and Placement
Equally important is where you place your lockbox:
- Door or Railing: Many homeowners secure a Supra or combo lockbox to a sturdy railing or front door handle for easy agent access.
- Dedicated Lockbox Areas: Some condo buildings offer a central lockbox hub or concierge area. In these cases, you’ll place the lockbox in a designated spot and inform agents of its location.
- Temporary Placement: Concerned about unauthorized access? Some owners keep the lockbox inside until a scheduled appointment, then place it outside just before the agent arrives. This ensures that only authorized visitors access the code or open the Supra box.
- Dual Lockboxes: If you need contractors to work on your home while you’re away, you can install both a Supra box and a combo box. Contractors receive the combo code, while agents log visits through the Supra system to provide a record of agent traffic.
- Homeowners Cannot Open Supra: Remember that only MLS-member agents can open a Supra lockbox. If the Supra is physically attached to your property (e.g., a railing), the buyer’s agent will need to detach and reattach it if it must be removed or repositioned.
- Lockbox Return: Should you be unable to remove the lockbox once the sale is complete, Simply List can collect it for you. However, you will forfeit the $50 deposit in this scenario.
Scheduling Showings: Lead Time and Notifications
When you sign up for a Georgia flat fee listing with Simply List, you’ll specify how you’d like other agents to schedule showings. The details—call, text, email, or an online system—will appear in the Private Remarks section of your listing. Many sellers opt for ShowingTime, a convenient service that simplifies scheduling by letting agents request specific time slots online.
- Minimum Lead Time: Within ShowingTime, you can set a required lead time before any showing can be booked. Ranging from two hours to 24 hours, this feature is especially useful if you need to secure pets or tidy up the property in advance. Setting a lead time ensures you’re never caught off-guard by a last-minute showing request.
- Auto-Approval: If the property is vacant, you can configure ShowingTime to approve requests automatically. This reduces the time you spend responding and can accommodate spur-of-the-moment showings, which sometimes land the perfect offer.
Narrative Scenarios
Scenario 1: Security and Feedback at Its Finest
You’ve chosen a Georgia flat fee listing with a Supra lockbox. Because you’re comfortable showing a house by owner but still want added peace of mind, you enable the CBS code for any non-agent professionals. An agent schedules a showing online which you approve through ShowingTime. The agent is registered with the MLS as a licensee, so they are able to open the box without an extra code. The lockbox logs her entrance, and once she’s done, the system automatically sends her a feedback request about your property’s condition—a valuable piece of intel as you move closer to closing. If she completes the request form, you will receive an email with the response from the agent.
Scenario 2: Simple Combo Setup
Suppose you prefer to know exactly who enters your home and when. You opt for an owner-provided combo lockbox, giving the code to agents on a case-by-case basis. This approach fits well with your casual schedule: you’re often home to see visitors arrive and note their arrival time. While no automatic feedback request is generated, you quickly follow up with each agent for notes on buyer reactions, ensuring showing a house by owner stays personal and proactive.
Scenario 3: The Hands-On Seller
You love the idea of showing a house by owner because nobody knows your property’s unique details better than you do. However, some buyers feel uncomfortable touring the home with the owner present. To strike a balance, you might greet them, step out for a walk, or wait in your car, allowing them to explore at their own pace. You also set a four-hour lead time in ShowingTime so you have enough notice to secure your playful dog. This blend of personal interaction and buyer privacy can help prospective buyers feel at ease.
Final Thoughts
A Georgia flat fee listing from Simply List empowers you to reach thousands of potential buyers through Georgia MLS and First MLS, all while retaining the ability to customize showings. Whether you opt for a Supra lockbox with a CBS code, a combo lockbox you manage, or a fully hands-on approach, showing a house by owner doesn’t mean settling for less security or fewer showings. By carefully setting lead times, collecting feedback, and choosing the right lockbox location, you’ll be primed for a smoother and more profitable sale.
