• Accentuate, don’t obscure, the home’s features. Decorations should highlight architectural focal points, not hide them. If the home has a beautiful fireplace mantel, a bit of garland or a few stockings can draw attention to it, but don’t cover it completely in decor. Avoid blocking important assets like windows (buyers want to see the view, not drawn curtains behind a giant tree) or archways. Use decor to frame or enhance features: a garland over a doorway, a bow on the newel post of a staircase, etc., can guide the eye to those details. But don’t let decorations take over shelf space or floor space that would otherwise make a room feel open. As staging pros say, the home should be the star, not the decorations.
• Mind the color palette and style. Advise sellers to coordinate holiday decor with their home’s existing color scheme and style. For example, in a home with modern gray/white tones, red and green everywhere might clash; silver, gold, or blue accents could be better. A rustic cabin-style home in Pine might handle a bit more traditional Christmas flair (plaid bows, woodsy ornaments) whereas a contemporary home might call for minimalist decor. Also, if the home is staged professionally, any added decor should blend with that staging. Coordinate the colors to complement the space rather than fight it. And if in doubt, neutral winter colors (whites, soft metallics, natural greens) usually work well and photograph nicely. Remember, overly bright or clashing colors can be jarring in listing photos and in person.

Don’t forget curb appeal and exterior. First impressions start outside. A few tasteful outdoor decorations can make the home feel inviting during drive-bys or arrivals. I recommend simple string white lights along the eaves or in a tree, or a pretty wreath on the front door. Avoid inflatables, excessive lawn ornaments, or anything that overwhelms the yard. Also, keep it tidy, yards can get messy in winter. Rake up those late-falling leaves, clear walkways of pine needles or snow (more on safety later), and maybe add a pot of seasonal greenery by the door. You want the exterior to say “welcome home,” not “holiday chaos.” A pro tip is to drive by the listing at night and see how it looks.  Ensure lights are nicely done and everything is well-lit (buyers often do after-dark drive-bys this

Holding showings or open houses around holiday times requires finesse. We want to be respectful of everyone’s time and traditions, while still making homes available to serious buyers. Here are some do’s and don’ts for holiday showings that you can discuss with your sellers (and practice yourself as the agent):

• Do plan showings around key events. If your sellers are hosting a big family gathering or have certain days they absolutely cannot show, block those out in advance. It’s okay to limit showings on the exact holiday dates (e.g., Thanksgiving Day, Christmas Eve/Day, etc.) Most buyers won’t expect access on those specific days. However, don’t go “dark” for the entire holiday season. Encourage sellers to keep their home accessible before and between major holidays. For instance, the weekend between Christmas and New Year’s can actually be busy with out-of-town buyers scouting (or locals who have time off work). Work out a calendar with your clients so everyone knows when the home can be shown and when it’s off-limits. By setting these expectations upfront, you can avoid a last-minute scramble or frustration. And when family is visiting but a showing must happen, ask the seller to take them out for a walk or drive during the showing. Buyers will feel more at ease exploring without an audience.
• Don’t assume buyers won’t be looking. Sometimes sellers say “Let’s just take it off the market until January, no one buys now.” While November/December are certainly slower, the ones who do look now mean business. It can actually be advantageous to be listed during the holidays because competing listings might drop off. Fewer showings, but as a popular real estate coach notes, those showings tend to be more serious, often relocating families or buyers who sold their home and need a new one fast. Share this insight with sellers: a bit of inconvenience now could lead to a sale with very motivated buyers. The key is to manage expectations: maybe they’ll have one showing a week instead of five, but that one could be the one. And reassure them that we can work showing times around their schedule.  It’s not like the spring where you might have to accommodate dozens of people. We have flexibility to ensure their holiday plans and a buyer’s needs can coexist.
• Do make the home warm and inviting. Winter days are short – often buyers will be visiting after work when it’s already dark. So it’s vital to leave the lights on (interior and exterior) for any scheduled showings. A well-lit home looks more attractive and also shows you have nothing to hide. If it’s cold out, keep the heat on to a comfortable level. You don’t want buyers rushing through because they can see their breath inside! Some sellers like to play soft background music or even leave out fresh-baked cookies. Those touches can work nicely (who doesn’t love a home that smells like cinnamon or vanilla in winter?). Just ensure anything offered (like hot cocoa or cookies) is individually packaged or left in a clean, obviously welcoming way. And of course, be mindful of liability – e.g., use a plug-in scent diffuser or simmer pot for aroma instead of an unattended candle. The goal is to have buyers linger because the house feels like a home.
• Don’t neglect security and privacy. With more strangers coming through your home (especially if you hold an open house), sellers should take precautions. Advise them to secure any valuables and prescriptions, holiday time or not, you don’t want tempting items in plain sight. Also, hide personal information and items: incoming holiday cards with family names/addresses, bills on the counter, or anything that might compromise privacy should be put away. Gifts under the tree can also be a sensitive area – not only could they tempt theft, but as a staging concern they add clutter. It might be best for sellers to keep wrapped gifts in a closet or a specific room that’s off-limits, especially during open houses. (It’s noted in a holiday open house guide: don’t leave presents out in the open for both clutter and security reasons.) If the home has a security system, decide how to handle it for showings, either leave it off during scheduled showings or provide a temporary code to buyer’s agents, etc., so alarms aren’t tripped. After dark, ensure all doors and windows are locked following a showing (as the agent, double-check this when you’re the last one out). It’s also wise for sellers to store things like checkbooks, jewelry, and portable electronics out of sight. We haven’t had many issues in our small community, but it’s better to be safe.