For many sellers, the idea of listing their property isn’t the issue.

It’s the showings that stress them out.

They say things like:

“I don’t want strangers walking through my house.”
“I work from home. Showings just aren’t realistic.”
“I don’t want my tenants to know I’m selling yet.”
“It’s not ready. I’m embarrassed by how it looks.”
“I don’t want neighbors or nosy people poking around.”

And if you’re a flipper, wholesaler, or investor listing a property (especially via novation or on behalf of a partner), this can be a deal killer… Unless you know how to respond.

This article gives you a complete response playbook for when a seller says “yes” to listing… but “no” to showings.

Why Sellers Say This: It’s Not Just Inconvenience

On the surface, it sounds like they’re just avoiding disruption.

But if you dig deeper, here’s what’s usually going on:

• Control. They feel like listing means giving up control over their space and schedule

• Privacy. They’re uncomfortable with people judging the home (or their lifestyle)

• Anxiety. They worry about theft, damage, or questions they can’t answer

• Embarrassment. They think their home isn’t “show-ready” and don’t want the feedback

• Fear. If they’re selling a tenant-occupied property, they fear tenant retaliation or vacancy

If you treat it like a scheduling issue, you’ll miss the deeper objection.

You need to speak to the real fear behind their concern.

First: Validate the Concern (Don’t Jump to Solutions)

Sellers want to be heard. If you rush into solutions, you risk making them feel dismissed or pushed.

Start with empathy:

“Totally understand. Showings can feel like a big hassle,  and sometimes they are.”

Then ask a clarifying question:

“Can I ask what it is about showings that’s the biggest issue for you? Is it timing, privacy, or something else?”

This gets them talking. And the more they talk, the more you understand how to respond.

Based on Their Answer, Choose the Right Framing

Here’s how to respond based on why they don’t want showings:

If It’s About Inconvenience or Disruption:

“We can absolutely control how many people come through,  and when. Some sellers choose to do just one open house or limit it to serious prequalified buyers only. That way, it’s not constant.”

“We can also give 24–48 hours’ notice for any showings. No surprise visits. And you always have the final say.”

If It’s About Embarrassment or the Home Not Being Ready:

“Totally get it,  and here’s the thing: buyers don’t expect perfection. They expect transparency. And sometimes the less ‘perfect’ a home looks, the more they know it’s priced right.”

“In fact, homes that feel ‘too staged’ can raise suspicion. Being lived-in is completely normal,  and I’ll be there to make sure the focus stays on the potential, not the mess.”

If It’s About Tenants:

“That’s a very real concern. We’ve done plenty of sales where tenants stay informed and protected throughout the process,  with incentives and written agreements.”

“We can do virtual-only showings, group walkthroughs, or even wait until the lease is up if needed. There are ways to sell without losing your tenant relationship.”

If It’s About Privacy or Safety:

“We never send random people through. All buyers are vetted and accompanied by a licensed agent. You can even set conditions: no video, no touching personal belongings, limited hours, etc.”

“And if you’re uncomfortable, we can start with photos and schedule limited, pre-approved showings only after serious interest is confirmed.”

If It’s About Wanting to Sell “Quietly”:

“That’s completely doable. We can use private marketing channels,  email lists, agent networks, and even offer the property as a pocket listing or to investor groups only.”

“You still get strong offers, but without going fully public on the MLS,  and that keeps the process more discreet.”

Offer These 6 Low-Showings Alternatives (Without Sacrificing Sale Price)

Many sellers just don’t realize there are listing options that minimize exposure while still maximizing results.

Here are smart ways to structure a low-showing listing:

1. One-Day Open House Blitz
   One day only. Two hours. All interested parties see it at once, then submit offers. You clean and prep once. You leave once. Zero surprise showings.
   
   
   

2. Virtual Tour First, Physical Tour Second
   Create a great virtual walkthrough. Only allow in-person showings after buyers have seen the tour and are prequalified. You filter out the tire-kickers.
   
   
   

3. Investor-Only or Agent-Only Listings
   Market only to cash buyers, investors, or agents with investor clients. Fewer showings, fewer inspections, and often faster close.
   
   
   

4. Occupied Showings With Restrictions
   Require buyers to submit proof of funds or financing approval before setting foot in the house. You control the pace and quality of the showings.
   
   
   

5. Vacant Photo Prep With Delayed Showings
   Get pro photos now. Prep for listing. Start marketing before showings begin,  and let sellers move out or get comfortable first.
   
   
   

6. Exclusive Partner Listings
   List through a local partner or off-market platform. Limited exposure, higher control, and no public open house pressure.
   
   
   

Scripts to Use During the Conversation

Here are a few lines you can copy/paste or memorize when talking to a seller who resists showings:

“Totally fair,  and just so you know, there are sellers who’ve sold without a single public showing. It’s all about how we position it and who we market to.”

“What if I told you we could line up buyers first,  and only allow showings after we have serious interest and your full approval?”

“I’ve had sellers in the exact same position,  and we got it sold without compromising their privacy or convenience. I’d be happy to show you what that looked like.”

“Would you be open to a plan where you approve every showing in advance, and I handle everything else?”

“You deserve a process that works for you, not against you. We can build that together,  no pressure, no chaos, just a sale that respects your terms.”

What Not to Say

Avoid these common mistakes when handling this objection:

• Don’t say “You have to show it to sell it.” (Even if true, it comes off dismissive.)

• Don’t imply they’re being unreasonable. Their concerns are valid.

• Don’t overpromise. Some deals do fall apart without access.

• Don’t suggest listing is their only option. It pushes them away.

• Don’t forget to ask why they don’t want showings,  it’s almost never about laziness.

The more you respect their reasons, the more trust you build,  and the more likely they are to loosen up.

Position It as a Custom Plan, Not a “One Size Fits All” Offer

The goal is to show the seller that:

• They’re in control

• You’re flexible

• There’s a way to meet both their comfort and market needs

• You’ve done this before, and it works

If you approach it like a negotiation, “how little can I get away with?” They’ll resist.

If you approach it like a service, “how can I help you win without stress?” They’ll lean in.

Final Tip: Use a “Soft Launch” to Build Confidence

One great way to get past this objection?

Start with photos and internal marketing,  then let the seller decide if they want to open it up to showings later.

“Let’s start with great photos, put together a buyer packet, and quietly reach out to a few contacts. If we get strong interest, you can decide whether to allow limited showings or not.”

This helps them feel safe and creates a sense of FOMO if buyers start showing serious intent.

When They Want to List, But Not Show

It’s not a deal-breaker. It’s a trust gap.

When a seller says “no showings,” remember:

• Ask what their real reason is,  don’t assume

• Validate their concern before offering options

• Use privacy-respecting strategies like one-day blitzes, virtual tours, or prequalified-only access

• Reassure them with simple language, clear expectations, and examples of others who did the same

• Give them control over the process, while still guiding the outcome

You’ll build trust. You’ll keep the deal alive, and you’ll often get the showings you need, once the seller feels safe enough to say yes.

Let me know when you're ready for the next one.