Let’s face it, showing your home to potential homeowners can be inconvenient.  You have to straighten up, pack up the family, take the dog and vacate your home.  And the longer your home is on the market, the more burdensome it becomes. Sometimes the timing is just plain bad. But think twice before denying showings of your home.

Denying home showings is one of the big mistakes a homeowner can make when selling their home.


Occasionally, I have home sellers that just seem to deny half the showings that are requested…..

Or, often when I am working as a Buyer’s Agent, there are always houses that are extremely difficult to show.

We have family….  we have to get the kids of to soccer… I have to bake a cake for my nephews birthday party…..  or a myriad of other reasons that seem to make it impossible to show their home.

Yet they wonder why their home doesn’t sell.



Deny one showing to a home buyer and they will most likely reschedule.  Deny two and the chances of them trying to schedule a third appointment drastically decreases.  Deny a third showing, no matter how interested they are they probably gone for good.

A home comes on the market and sparks a buyers interest.  They get excited.  Hopefully your home is the one.  But your home will quickly be replaced by the next one if you don’t allow them in.


Many times an agent will have several buyers looking for the same thing.  If you make it difficult for the real estate community to schedule showings they will probably steer away from your home.

Often, an agent has put a schedule together for multiple homes to be seen by one client in one session.  You deny an agent a showing it messes up their schedule and creates extra work.


I did four showings yesterday, 1 condominium in one complex and 3 condominiums in another.  The complex with the three had two different styles, my client preferred one style over another.

Funny thing, there was another unit right next door priced exactly the same as the style they liked, but that showing was denied.  No reason was given except that it was inconvenient for the seller.

Guess what, instead of waiting to see the second unit, we wrote an offer on the one unit we could see.  The client did not want to wait to see the other unit, and miss the opportunity of losing the one they did see waiting for when it was convenient for the seller.

Even worse your home can expire on the market unsold if you continually deny showings of your home.

It makes you wonder, was there something about the unseen unit that would have been more attractive to my client?  Was it worth denying the showing?

Remember, all it takes is just one person to be interested in purchasing your home.   Generally, I tell seller’s that between 12-20 showings and you should have an offer if the home is priced properly, prepared for buyers and marketed well.




The longer the your home sits on the market, the less interest buyers will have. It is so easy for buyers to see how long your home has been on the market or if it was on the market previously.  They wonder why no one else bought the house.

Their are may benefits to selling your home in under the first 30-45 days.  First if you sell your home quickly you are also probably getting the best price you can.  Secondly, buyers who offer early are your best buyers and it is more likely the deal will stay together.

Time is your enemy.  The longer your home sits on the market the more buyers will think if no one else wants it why do I?


I have been doing this long enough to tell you home buyers come in every flavor.  Some have flexible jobs, others don’t.  There are buyers that work nights and weekends and can only come during the day.  There are others that work long hours and can only do weekends…  You get my point.

Every buyer will have different times they are available and their schedules will be different than yours.  But you need to accommodate all the buyers and their various schedules to get your home sold.


Occasionally I do run into sellers who have difficult showing schedules.  One big issue we run into is pets that need to come out of the house for showings.

Think about alternatives.  Maybe one or two days a week you can stick your dog in doggy day care to accommodate the buyers who can only come during the week.  Or maybe a neighborhood kid can take the dog for a couple of afternoons for a few bucks.

If you truly have a difficult schedule.  Put together a schedule that works for you and leave a variety of times and days where your home is available for showings.  Your real estate agent can post that directly in the Multiple Listing Service so that it make it easier for the buyers agent to coordinate showings.

It is much easier for an agent and a buyer to plan ahead then to find out last minute… that time doesn’t work, nope not good either, yeah that won’t work…..  Get the buyers in!!


Knowing that all it takes is one buyer to sell your home, try to maximize every showing and allow every showing to occur.  Yes, there are times in life where it is impossible to do a showing and that is certainly alright.

Often home sellers want to control everything, but it is important to know what you can control and can’t control when it comes to selling your home. But denying showings will cost you money in the end or prevent your home from selling.  Don’t turn away a potential home buyer.

Other Real Estate Resources:

This post, I Need to Sell My Home But It Is Inconvenient To Show It, was provided by Kevin Vitali of EXIT Group One Real Estate of Tewksbury MA. 

Posted on February 10, 2021 at 7:50 pm
Kathleen Seaman | Posted in Selling your home, Warren Real Estate |

Real Estate Offices Now Open

As you may know many regions of New York have moved on to ‘Phase 2’ of the Governor’s re-opening plan, Ithaca and the Southern Tier included. We’ve seen a great deal of changes to our industry over the last couple of months and as we transition back to a new version of normal we’re here to meet your real estate needs while keeping the health and safety of everyone at the top of our priority list. Warren Real Estate offices have re-opened and it is now permissible for agents to host in-person meetings and showings with their clients. However, there are new guidelines and protocols that need to be followed by both agents and our customers/clients. Below is a message from our Broker, Bryan Warren on what to expect in this newest round of changes. Where appropriate we’ve included links to the various forms and documents mentioned.

Thank you for entrusting our team and Warren Real Estate to handle your real estate needs in this evolving time.

Be well,


Dear Warren Customers & Clients,

We hope you and your family have been well. It has been a long few months but we are excited and honored to once again be able to provide more comprehensive services to our clients. Although the real estate industry was deemed essential, our in-person services were very limited until recently.  All Warren Real Estate offices in New York are located in the Southern Tier region on the NYS re-opening regional metrics map.  We are excited to report that the Southern Tier is in Phase Two Reopening meaning we have officially been given the Green Light to conduct in-person property showings while adhering to social distancing and required PPEB safety guidelines. We want to share the following guidance with you.


  • If you have a mask, please bring it with you to all meetings/property showings. If you do not have a mask, please notify your agent prior to your meeting or showing.
  • If you have gloves or hand sanitizer, please bring them/it with you to all meetings/property showings. If you do not have any, please notify your agent prior to your meeting or showing.
  • Be prepared to sign NYS required health questionnaire and Warren Real Estate’s COVID 19 Disclosure.
  • If you have a property that will be shown to potential buyers, protect yourself and others by opening doors and turning on lights to help minimize the amount of surfaces that have to be touched. Buyers should only touch essential surfaces.


  • Showings will only be allowed in unoccupied (e.g., current owner or lessee is not inside the property) or vacant properties.
  • Only one party visiting the property should be allowed inside at a time. NOTE: If more than one party is inside the property at the same time, 6 feet of distance must be maintained at all times between individuals, and face coverings must be worn.
  • B Showing appointments should be scheduled in advance, when possible.
  • The number of individuals viewing a property at any one time during all showings and open houses will be limited. If multiple parties (from different households) arrive for a showing at the same time, Individuals will be encouraged to wait outside until their turn.
  • Stagger showings in order to avoid the congregation of people outside and inside properties.
  • Avoid showing common building amenities in-person (e.g. gym, roof deck, pool). If the common areas are shown licensees must ensure that those areas are frequently cleaned and disinfected and appropriate social distancing of 6 feet is maintained for all parties at all times.
  • Please do not bring young children or extraneous guests to property showings or leave attended children outside.


  • B Prospective tenants/buyers should only touch essential surfaces (e.g. handrails going up/down stairs if necessary) during their time in the property. Other areas or surfaces such as cabinets, counter-tops, appliances etc. should not be touched by tenants/buyers.
  • Employees, salespeople, agents and brokers will clean and disinfect high-touch surfaces (e.g. handrails, door knobs etc.) before and after every showing.
  • Licensees should limit driving in the same car with prospective tenants /buyers. If this cannot be avoided, face coverings must be worn by everyone in the vehicle and frequently touched areas of the vehicle should be cleaned and disinfected.


  • Licensees are encouraged, but not required, to conduct remote walkthroughs rather than in-person walkthroughs (e.g. recorded/live video), where possible.

Due to the nature of our current environment and the NYS requirements for re-open, we have two new documents that are required for Warren Real Estate Clients

  • New Health Questionnaire
    ALL customers/clients must complete the COVID Health Questionnaire if they will be visiting properties or Warren offices or meeting face-to-face with a Warren agent. This is available on our website or through your agent. All Warren Real Estate employees and agents have been required to submit their questionnaire to return to work.
  • COVID-19 Disclosure
    ALL Warren Real Estate buyers and sellers must complete the COVID Disclosure. Occupants of homes listed by Warren Real Estate (including tenants) are also encouraged to complete the disclosure. This is available on our website or through your Warren agent.

Please check out warrenhomes.com (bCovid 19 Updatesb) for all resources related to buying or selling during this time, including plans, forms and links. Your Warren agent is armed with experience and knowledge to guide you through to a successful real estate closing. It is more important than ever to have a superior real estate professional and advocate on your side.
We understand that although it might not be business as usual, we are operating full service while taking the health of you and our community very seriously. Thank you for trusting us and thank you for your business. It is our honor and we are privileged to serve you.

Best Regards,
Bryan Warren, President
NYS & PA Lic. Real Estate Broker, WARREN REAL ESTATE


Posted on June 2, 2020 at 1:46 pm
Kathleen Seaman | Posted in General, Warren Real Estate |

The Value of a Lake Expert

Kate is an experienced realtor who was very attentive to our search for a property on Cayuga Lake. We looked at a dozen or more year-round houses, as well as seasonal cottages. Starting out, we were not sure of what we wanted and Kates knowledge of lake properties gave us a good understanding of what was available, as well as the values. As a result, we found the perfect spot for us. She was also thorough following the purchase offer – making sure that the closing went smoothly. We would not hesitate to call on Kate again for any future real estate purchases -2017 Buyer


The Ithaca area is known for breathtaking scenery, well-respected universities, and as a gateway to the broader Finger Lakes area. Located at the base of Cayuga Lake, the second largest and deepest of the 11 Finger Lakes, Ithaca has a robust real estate market that includes a niche market of lakefront properties. Both second-home buyers, vacation rental investors and those looking for a year-round home are drawn to the lake life.

Throughout my life I have spent countless summers on the west shore of Cayuga Lake and have sold lakefront property my entire 20 years of being a real estate agent. As a lake expert, I am available to help you navigate this specialty market to understand the unique challenges it can pose.

We are home to a vast array of property types up and down the lake. You’ll find rustic cabins all the way to multi-million dollar homes with the average lakefront sale hovering around $430,000. A few of the factors that influence the value of lakefront property include:

  1. Shoreline type and maintenance – is it a shale beach or grass? Is there a seawall?
  2. Accessibility of the home and beach areas – are there many stairs? Is the driveway steep?
  3. Lake rights – what types of rights convey? Is the lake front shared, public or private?

It is questions like these, among many others, that buyers and sellers will be faced with during the real estate process. My expertise and service-orientated approach routinely places me among the top agents in both traditional and lakefront sales. Last year was exceptionally successful – as I was the top producing agent in lake front sales out of our entire Ithaca Board of Realtors. The info-graphic below showcases how proficiency in this area yields the best results.

The lakefront market is just about to heat up. If buying or selling is in your future, give me a call to review your options.

Kate Seaman, Associate Broker
Warren Real Estate
830 Hanshaw Road
Ithaca, NY 14850

cell: 607-280-3339
email: kmseaman@warrenhomes.com

Posted on May 13, 2020 at 4:05 pm
Kathleen Seaman | Posted in General, Home-buying, Lakefront, Selling your home, Warren Real Estate | Tagged , , , , , , ,

Listing a home in the winter?


Create a Digital Photo Library!

A question I am often asked is, when in the best time to list your home for sale? As with everything in real estate there is no bright, answer b every seller and every property have its own set of strengths and challenges and the timing is just another piece of puzzle.

However, every year the selling season seems to begin earlier and earlier. In fact, the first 40 days of 2020 I have already listed five homes and have negotiated four purchase offers! The momentum is exciting and sure makes these chilly days go by a bit faster but, selling real estate in the winter does have its challenges, particularly when it comes listing photos.

Many times when we’re getting a winter listing ready for the market we have no choice but to take photos under blanket of snow which can make it hard to highlight exterior features of a home! Snow is a fact of life here and can be a factor anywhere from October- April. Obviously, it doesn’t make sense to only list houses in the summer, but you can maintain a photo library of your home throughout the seasons. This way your property can be showcased in it’s best light, no matter what time of year you list.

This is especially important if you have terrific outdoor features like an in-ground pool, lush landscaping, vegetable gardens, a distant view, flowering trees or even just a great deck for entertaining. B Many sellers will think they have these types of photos already but often that photo of the pool you remember taking also has people swimming in it and can’t be used in the marketing of your home.

My advice, don’t let your outdoor features get left out in the cold! Next time you just re-mulched the flower beds or have the deck ready for a BBQ- snap a quick picture or two and save it to a digital photo library. Even if you don’t intend on making a move soon- you’ll be happy you have it when the time comes.


Questions about selling or buying a home? Give me a call on my cell at (607) 280-3339!

Sincerely, Kate


Posted on February 10, 2020 at 2:28 pm
Kathleen Seaman | Posted in General, Selling your home, Warren Real Estate |