Dear Dave,

We’re preparing to put our house on the market in the next month or so, and I need some advice. I have two small children, and as you can imagine, we need to sell our home but still live in it! I worry about getting a last-minute call and having to be out of the house in 20 minutes. Any advice on how to handle showings with small kids would be greatly appreciated.

— Jill and Danny

Jill and Danny,

I’m guessing Danny might not be the one typing this! Guys tend to ask questions like, “Do I really need to keep the garage clean?” or “What if they call during the Broncos game?” Women, on the other hand, think ahead—so kudos for planning early!

Juggling a family with two small children while trying to sell your home can be challenging, especially when showings come with little notice. The good news is: you get to set the rules. Your Realtor’s job is to enforce those parameters, so it’s perfectly okay to make the showing process manageable and family-friendly.

Setting Showing Boundaries

You want your home to be available for buyers but not at the cost of turning your life upside down. I usually recommend asking for a one-hour showing window with at least four hours’ notice, and if possible, a preference for 24-hour notice. These simple rules can drastically reduce last-minute chaos.

Also, be clear about times that don’t work for you—if your kids go to bed at 7 p.m., ask for no showings after 6:30 p.m. Setting these boundaries helps avoid the most inconvenient showing requests and keeps your family’s routine intact.

If a requested time is tough, offer an alternative. Most buyers and agents are happy to work around your schedule when given options.

Preparing Your Home with Kids

It’s important to remember that buyers who know you have small kids are generally understanding. An unmade bed or a few toys here and there won’t ruin the showing. To help keep clutter under control, consider designating one room as a toy room during the selling process and encourage the kids to help keep their toys there.

Everyday habits make a big difference: wash dishes as you go, make beds each morning, and put dirty clothes straight in the hamper instead of tossing them on chairs. These little things, when done consistently, help keep your home show-ready and reduce stress.

Managing Expectations

Let’s be honest—showing your home to strangers isn’t fun, especially when you’re living there with small kids. But by setting realistic expectations for showings and boundaries for your family’s routine, you can make the experience more bearable.

You’re already ahead of the curve by thinking about these challenges early. With good preparation and clear communication with your Realtor, I’m confident you’ll navigate the process successfully.

Good luck with your sale and enjoy those precious moments with your kids amidst the busy selling process!

— Dave Kimbrough
The Kimbrough Team – RE/MAX 4000
Have a Question? Ask Dave!
dave@thekimbroughteam.com