By Eric Berman, REALTOR® | The Eric Berman Team at Compass
TL;DR:
Sellers should not be present during showings of their Long Island home. Buyers explore more thoroughly, discuss the home honestly with their agents, and provide meaningful feedback when the seller is absent. Sellers who stay unintentionally curtail the buyer experience — even quiet, polite sellers cause buyers to rush through, hold back honest reactions, and avoid discussing what they'd change. Where to go during showings: coffee shops, walks, errands, or your listing agent's office. What to do with pets: remove them entirely if possible, or crate them out of the way with clear notes for the showing agent. Security cameras and audio recording require disclosure per NY law and MLS practice — most home security systems fall under this framework. Edge cases where seller presence may be necessary: safety concerns, medical requirements, high-value items requiring supervision, or unique property features requiring explanation. For everything else, the standard practice is leave and let the professionals do their work.
Why Sellers Shouldn't Be Present During Showings
The clear answer to this question is no. Sellers who leave during showings consistently produce better outcomes than sellers who stay. Understanding why helps calibrate the decision.
Buyer psychology. Buyers evaluate homes emotionally. They imagine themselves living there, discuss with their partner what they'd change, open closets and cabinets, sit on furniture to feel the scale, and generally explore the space thoroughly. All of these behaviors get curtailed when the seller is present. Buyers who feel watched rush through showings, hold back honest reactions, and often leave feeling they didn't really see the home.
Showing feedback quality. Buyers who feel comfortable during showings provide meaningful feedback to their agent — either during the showing or afterward. Buyers who feel rushed or watched typically give minimal feedback or none at all. Your listing agent depends on substantive buyer feedback to identify issues, respond to concerns, and adjust strategy if needed. Weak feedback means you learn less about what's working and what isn't.
Negotiation dynamics. Buyers who know the seller personally often develop specific reactions — sometimes positive, sometimes negative — that affect their offer approach. Buyers who see the home as a property they're evaluating typically make cleaner offers based on the home's merits. Removing the personal dynamic keeps the transaction focused on what matters.
Buyer's agent effectiveness. Buyer's agents can advocate for their clients more effectively when the seller isn't in the room. They can point out concerns, suggest what could change, and have honest conversations that improve the buyer's evaluation. When the seller is present, buyer's agents often go quiet or oversimplify to avoid awkward interactions.
For sellers thinking through the broader preparation picture, the Long Island staging guide covers how buyer psychology extends into how the home itself is presented.
Where to Go During Long Island Showings
Short-notice showings can create logistical challenges. Practical framework for what to do.
Coffee shops or restaurants nearby. Long Island has substantial options for a quick coffee or meal within 5-15 minutes of most neighborhoods. Bring a laptop and use the showing time for work or personal tasks.
Errands and appointments. Grocery shopping, dry cleaning, hair appointments, doctor visits — anything scheduled during a typical 30-60 minute showing window works well.
Walks and outdoor activities. Weather permitting, walking the neighborhood, going to a park, or exercising outdoors works. Long Island has substantial parks, beaches, and walking areas.
Your listing agent's office. Some listing agents offer their office as a place to work or wait during showings. Ask if this is an option.
Public library. Local libraries offer quiet space with wifi, tables, and typically comfortable temperatures.
Family or friends nearby. If someone close lives within 15-20 minutes, their home works as a fallback.
Plan for 45-90 minutes typical. Individual showings usually run 20-40 minutes, but showings sometimes run back-to-back or take longer than scheduled. Plan for the longer window to avoid returning while buyers are still there.
What to Do with Pets
Pets require specific planning. Some buyers are allergic; some are afraid; and pets can distract from the home evaluation.
Remove pets entirely when possible. Take dogs to daycare, drop-off with family, or bring them with you during showings. This is the cleanest option.
Crate pets when removal isn't possible. For pets that must remain, crate them in a specific area (garage, basement, one bedroom) with clear notes for the showing agent about where they are and any special considerations.
Note pets in the MLS listing. If pets are in the home during showings, the listing should indicate this. Buyers with allergies or fear can decide whether to schedule accordingly.
Remove pet evidence between showings. Pet toys, water bowls, litter boxes, pet beds, and pet smells all affect buyer impressions. Between showings, remove or store these items and address any lingering odors.
Cats specifically. Cats often hide during showings, which is fine but can concern buyers if they see food/water bowls without seeing the cat. Note in the showing that a cat is present but likely hiding.
Aggressive or protective dogs. Never leave a dog with buyer access if there's any concern about aggression. Legal liability and buyer safety take precedence.
Securing Valuables and Personal Items
Buyers occasionally go through drawers, closets, and cabinets during showings. Basic security precautions matter.
Remove valuables entirely. Jewelry, cash, prescription medications, small electronics, and firearms should be removed from the home during the listing period. Store in a safe deposit box or with a trusted family member.
Secure important documents. Passports, social security cards, tax returns, financial documents, and mail with personal information should be secured — locked drawer, off-site storage, or fireproof safe.
Remove personal photos with visible personal information. Photos showing children in school uniforms, house numbers, license plates, or other identifying details create potential security concerns.
Secure prescription medications. Prescription medications are increasingly targeted during showings. Remove or lock away all prescription drugs during the listing period.
Note valuable items that can't be removed. For art, collectibles, or specialty items that can't be practically removed, note them for the showing agent so they know to keep buyers moving through those areas.
The Security Camera and Audio Recording Framework
Home security systems create specific legal and ethical considerations for showings. Understanding the framework matters.
NY law framework. New York is a one-party consent state for audio recording. However, real estate industry practice increasingly requires disclosure of recording devices to buyers before they enter the home.
MLS disclosure practice. OneKey MLS and industry practice generally require sellers to disclose active recording devices during showings. Buyers entering a home should know if their conversations and behavior are being recorded.
The ethical framework. Even where legally permitted, recording buyers without their knowledge is increasingly viewed as an ethical breach. Buyers who discover they've been recorded without disclosure sometimes walk away from otherwise strong potential transactions.
Practical recommendations. Options: (1) disable audio recording during the listing period — most home security systems allow selective disabling, (2) disclose recording devices in the MLS listing and via showing notices, (3) remove or unplug interior cameras for the listing period.
Ring doorbells and exterior cameras. Exterior cameras that capture buyers approaching or leaving generally don't require disclosure. Interior cameras and audio recording require the specific consideration above.
Discuss with your listing agent. Your listing agent should walk through the specific recording setup and recommend the appropriate disclosure approach for your specific situation.
Long Island-Specific Showing Considerations
Certain Long Island property types require specific showing considerations that generic content misses.
Nassau North Shore luxury properties with staff. Homes with housekeepers, gardeners, or other staff present require coordinated planning. Staff should generally leave during showings or work quietly in a specific area. Coordinate schedules to minimize showing conflicts.
Waterfront and dock access properties. Homes with dock access, private beaches, or unique waterfront features require the listing agent to know exactly how to demonstrate these features. Written notes on dock rights, easements, and any specific access considerations should be available.
Historic properties. Properties with historic designations or unique architectural features often benefit from specific information sheets the listing agent can share. Restoration histories, historic photos, or property provenance stories can be prepared in advance.
Multi-generational homes with elderly residents. Elderly residents who can't easily leave for showings require specific accommodation. Coordinate showings during times when residents are at appointments, meals with family, or comfortable in a specific quiet area of the home.
Rental income properties with tenants. NY law requires 24-48 hour notice to tenants for showings. Tenants have rights to reasonable showing times and can decline access outside those windows. Coordinate carefully to protect both the sale process and tenant relationships.
Edge Cases Where Seller Presence May Be Necessary
The standard answer is "leave for showings," but specific edge cases warrant seller presence.
Safety concerns. Sellers who have received specific safety threats, are in protective situations, or have specific security concerns may need to be present. Discuss with your listing agent and consider whether the property should be listed at all in these situations.
Medical requirements. Sellers who can't leave for medical reasons (immobility, medical equipment, requiring caregiver presence) obviously need to be accommodated. Position in a specific quiet area of the home during showings.
High-value items requiring supervision. Homes with substantial art, wine collections, or other high-value items that can't be removed sometimes justify seller presence to minimize handling concerns.
Unique property features requiring explanation. Homes with specific features that need demonstration (workshops, home theaters, wine cellars, unique HVAC or smart home systems) sometimes benefit from a brief explanation by the owner. However, this is often better handled through written information sheets left for the listing agent.
What to Do If You Absolutely Must Be Present
Sometimes staying is genuinely unavoidable. The minimize-impact framework.
Stay in one specific area. Choose one specific space (backyard, garage, one bedroom) and stay there for the entire showing. Don't wander.
Let the agent lead entirely. Don't approach buyers, don't offer information, don't respond to questions unless directly asked. Let the buyer's agent and your listing agent handle everything.
No feedback conversations. Don't ask buyers or their agents how they liked the home. This creates awkwardness and often costs offers.
Minimize noise and activity. Don't play music, watch TV, or make phone calls during showings. Buyers should be able to focus on the home.
Consider it a fallback, not standard. Even when necessary, the seller present situation should be treated as an exception, not the norm.
Open Houses: Different Framework
Open houses follow a different framework than individual showings.
Sellers should always leave for open houses. Multiple buyers moving through simultaneously makes seller presence particularly disruptive. Take the family out for a meal, go to a movie, or plan a full-day outing during scheduled open house windows.
Secure valuables more thoroughly. Open houses bring more people through than individual showings. Secure all valuables, medications, documents, and personal items thoroughly.
Provide a clean, welcoming space. Fresh flowers, light snacks or drinks if the listing agent suggests, clean everything, and turn on lights throughout the home. The listing agent will provide specific pre-open-house instructions.
The listing agent handles everything. Buyer's agents typically don't attend open houses with their clients. Your listing agent talks to every buyer who walks through, captures contact information, and provides feedback afterward.
A Recent Manhasset Seller's Showing Approach
A recent Manhasset seller struggled with the "leave for showings" advice initially. She'd raised her family in the home for 27 years and found it hard to imagine strangers walking through without her there to explain the memory attached to each room.
We talked through the framework. The specific things she wanted to share — where her children learned to walk, which room hosted decades of holiday dinners, why the garden was designed the way it was — mattered enormously to her but didn't matter to buyers evaluating whether the home would work for their family. In some cases, this kind of personal history from an active seller actually made buyers uncomfortable because they felt they were being asked to care about the seller's memories more than their own future.
She agreed to try leaving. First weekend of listing produced 14 showings across Saturday and Sunday. She left the house at 9am each day, went to breakfast, ran errands, and spent afternoons at her daughter's house. Her listing agent captured substantive feedback from every showing agent, which she reviewed each evening.
The result: contract signed at $1,435,000 by day 11 (2.5% above list) from buyers who genuinely fell in love with the home during their showing — because they had space to imagine themselves living there rather than talking with a seller about someone else's life there. She later told me that leaving felt strange the first day but by Sunday afternoon she'd come to appreciate the wisdom of it.
Her situation was specific, but the pattern applies broadly. Sellers who let their home speak for itself during showings consistently produce better outcomes than sellers who try to help by being present.
Where to Start
For Long Island homeowners planning a sale, the right starting point is committing to the "leave for showings" framework and making practical plans for what to do during showing windows. The home valuation tool is a quiet way to begin the pricing conversation without commitment.
For related context: the staging guide covers how buyer psychology extends into home presentation. The curb appeal guide covers first impressions. The seller mistakes guide covers where showing behavior fits alongside other decisions. The listing agent selection guide covers how substantive showing coordination should work.
The honest bottom line: sellers should leave for showings on their Long Island home. Buyers explore more thoroughly, provide meaningful feedback, and make cleaner offers when the seller is absent. Practical planning for pets, valuables, and security cameras matters. NY law and MLS practice require disclosure of active audio recording devices. Edge cases (safety, medical, high-value items, unique features) warrant seller presence but should be handled as exceptions. Open houses require thorough valuable security and a full-day absence. When sellers commit to letting their home speak for itself, buyers consistently respond better than when sellers try to help by being present.
FAQs
Should I stay home during showings of my Long Island house?
No. Buyers explore more thoroughly, discuss the home honestly with their agents, and provide meaningful feedback when the seller is absent. Even quiet, polite sellers cause buyers to rush through showings, hold back honest reactions, and avoid discussing what they'd change. The result is fewer showings converting to offers and weaker feedback for the listing agent to work with. The standard practice is to leave during all scheduled showings. Edge cases (safety concerns, medical requirements, high-value items, unique property features) may warrant seller presence but should be handled as exceptions with your listing agent's guidance.
Where should I go during Long Island home showings?
Practical options include coffee shops or restaurants nearby (Long Island has substantial options within 5-15 minutes of most neighborhoods), scheduled errands or appointments (grocery, dry cleaning, doctor visits), walks or outdoor activities (weather permitting), your listing agent's office if available, public library, or family/friends nearby. Plan for 45-90 minutes typical showing window — individual showings usually run 20-40 minutes but sometimes run back-to-back or take longer than scheduled. Weekend showing days often require full-day plans if multiple showings are scheduled.
What do I do with my pets during showings?
Remove pets entirely when possible — daycare, drop-off with family, or bring them with you during showings. When removal isn't possible, crate pets in a specific area (garage, basement, one bedroom) with clear notes for the showing agent. Note pets in the MLS listing so buyers with allergies or fear can plan accordingly. Between showings, remove or store pet toys, water bowls, litter boxes, pet beds, and address any lingering odors. Never leave an aggressive or protective dog with buyer access — legal liability and buyer safety take precedence.
Do I need to disclose security cameras during showings?
Generally yes for interior cameras with audio recording. New York is a one-party consent state for audio recording, but real estate industry practice increasingly requires disclosure. OneKey MLS and industry practice generally require sellers to disclose active recording devices during showings. Options: disable audio recording during the listing period (most home security systems allow selective disabling), disclose recording devices in the MLS listing and via showing notices, or remove/unplug interior cameras for the listing period. Exterior cameras that capture buyers approaching or leaving generally don't require disclosure. Discuss with your listing agent for your specific situation.
What should I do with valuables and prescription medications during showings?
Remove entirely when possible. Jewelry, cash, prescription medications, small electronics, and firearms should be removed from the home during the listing period — store in a safe deposit box or with a trusted family member. Secure important documents (passports, social security cards, financial documents) in locked drawers, off-site storage, or fireproof safes. Remove personal photos with visible identifying information. Prescription medications are increasingly targeted during showings — remove or lock away all prescription drugs during the listing period. For high-value items that can't be practically removed (art, collectibles), note them for the showing agent so they know to keep buyers moving through those areas.
By Eric Berman, REALTOR® | The Eric Berman Team at Compass
Eric Berman | Long Island & Queens Associate Broker | Compass
1468 Northern Blvd, Manhasset, NY 11030
(917) 225-8596 | eric@ericbermanre.com | theericbermanteam.com
