All those hours of searching online real estate sites for the perfect home lead to this moment: spotting a place that makes you say, “This could be the one.”
It's one of the highlights of buying a home. Go ahead, pore over all the photos. Picture how you'll arrange your furniture. But you should also call your real estate agent and schedule a tour.
What is a tour?
In the homebuying process, the initial tour comes after you've been preapproved for a mortgage — you want to know what you can afford — and before you make any offers. This is your first opportunity as a home buyer to get a feel for the property. “Can I live here?” should be your guiding question.
You'll spend years — possibly decades — of your life in the home you choose, so make sure it's the one that fits you best. Use your senses during the showing: Does the home smell funny? Do the floors slope? What does the neighborhood sound like? And do a gut check. Does anything feel off about the place?
Your real estate agent, who will be with you during the tour, is your professional second pair of eyes. They'll help keep track of the advantages or potential problems of each home you see.
As you're imagining your life within those walls, notice whether they're cracked or stained. Keep in mind that no home is flawless, especially if you're not the first owner. Make a list of your wants and needs, and remain flexible with things that aren't hazardous to your health or your wallet.
» MORE: How much house can I afford?
Before the tour
Planning to use a real estate agent to help you buy a home? Before you tour a home with your agent, you’ll need to sign a written agreement with them. The agreement explains how the agent will be compensated, so it’s important you understand the terms before signing.
Once you’ve got the agreement squared away, it’s time to prepare for the viewing. Before you head out, ask your real estate agent these questions:
Why are the owners moving? When do they have to move? Owners might be more flexible on the price depending on their situation. They might be in a hurry to start a new job in another state, or they might need money from a sale to pay for their new home.
How’s the asking price: Too high, too low or just right? Your agent is a market expert. They’ll know what constitutes a high- or low-priced home. They’ll also know the value of the home and how it compares with other homes in the area.
How long has the property been on the market? Has it had any offers? Homes were on the market for a median of 31 days, according to an August 2026 survey from the National Association of Realtors. A home that’s been on the market for a long time raises some questions. It's also possible the seller isn't in a hurry to leave, which could make it hard to negotiate the price. Knowing how many offers the home has gotten will tell you what kind of competition you’re up against. You might have room to negotiate the price if a home isn’t getting much attention. Find out whether offers or contracts have fallen through — these can be red flags.
What’s the neighborhood like? If proximity to schools or shopping districts is important to you, ask your agent what’s nearby. Driving or walking through the neighborhood at different times of day can also give you a clearer picture of the area. Agents won’t typically bring up crime or demographic statistics due to fair housing concerns. They may point you to resources like local crime maps and school district websites so you can research the area yourself.
How much are taxes, utilities and insurance rates? You should know how much the owners pay, and whether costs will rise when you move in. Depending on where you live, the home will be reassessed to its new purchase price when it changes hands. This means your property taxes could be higher than the current owner's.
Will you have to pay HOA fees? Your loan amount could be affected if you have to pay homeowners association fees. Do the fees fit into your budget, and can you abide by the HOA rules?
» MORE: Tips for first-time home buyers
DATA: What's the Homebuying Climate this month?
NerdWallet's Homebuying Climate Index puts a familiar weather label on how favorable conditions are for home buyers.
For August, our analysis puts the Climate Index at 53.2 out of 100, keeping the index in Partly Cloudy territory for the 49th straight month as most variables hold relatively steady.
Read more about the factors affecting this month's index to gauge how they might affect your homebuying plans.
During the walk-through
It might be love at first sight. Family meals in the dining room, movie nights in the living room — your future could unfold as you pass through each doorway. But don’t forget to stay perceptive and use your agent's expertise to your advantage. They’ll act as the liaison between you and the seller or the seller’s agent.
It’s also good to keep this in mind: If the seller or the seller’s agent is present during your tour, watch what you say. They may not want to sell to you if you’re too critical of the home. This includes anything picked up by a doorbell or security camera, so try to save the harsh comments for after the tour in privacy.
If you do love the home, try not to show too much enthusiasm. You want to put on your best negotiating face. Take notes as you examine the house, and keep these questions in mind:
What needs fixing? Take note of things like warped floorboards, cracks in the foundation or rusty water fixtures. Doors that don't close all the way and cracks in the ceiling can reveal issues with the foundation.
How old is the roof? Installing a new roof is expensive. If the roof is more than 20 years old, it may need replacing soon. Ask when the roof was last replaced. The age of the roof can affect your insurance costs and, in some states, whether you can get coverage at all.
What comes with the home? Appliances, furniture, built-in organizers — what’s there during a showing might not stay. Is the price of the home contingent on what the owner leaves behind? Do you want or need a play set in the backyard? Some sellers use staging companies to spruce up the home's appeal, and staging companies usually take every item back once the house is sold. If you love a piece of decor that’s on display, ask your agent about including it with the home should you decide to make an offer.
How much sunlight does the house get? Take a look at the house's sun exposure. Plenty of direct sunlight can save on heating costs in winter, but shade trees can help during the summer. Is the primary bedroom south- or west-facing? Expect a toasty room when the sun’s out.
Are renovations possible? Is the space right for you and all your stuff? If you're considering renovations in the future, you'll need to know if walls can be knocked down or rooms added. Your real estate agent may be able to help identify which walls are load-bearing. If they’re unsure, and you’re serious about the home, consider scheduling a second viewing with a general contractor or structural engineer. They can help determine which walls are load-bearing and whether permits may be required for certain upgrades or additions.
Does the home have drainage issues? This is important to know if you don’t want a swimming pool in the basement — or the first floor — after a heavy storm. Keep an eye out for warning signs such as standing water on the property or a wet basement floor.
What to bring to a tour
Aside from your agent, these items can come in handy during a showing:
Your must-haves list. Keep your nonnegotiables top of mind and pay close attention to anything that could make or break the home for you.
Phone. Be sure to ask permission before taking photos. Videos can be especially helpful to look back on if permitted. A phone charger also doubles as a quick way to test outlets.
Notepad or notes app. Jot down things you like and don’t like in each room. These will be helpful to review afterward.
Flashlight. Check dark closets, cabinets and crawl spaces.
Tape measure. Measure the spaces you envision your furniture in.
Marble or level. If you think the floor looks uneven, a small marble or level can confirm if there is sloping.
Clean clothes and shoes. Be respectful of the home and make sure you are wearing clean attire. Wear booties if they’re provided.
A second set of eyes. Having a friend or spouse to catch details you might miss will help you cover more ground.
Next steps: Making an offer and negotiating
After you've listed the pros and cons of the home, compare them to the pros and cons of the other homes you see. Which place will best suit your needs? What can you live with, and what can't you live without?
When you’re ready, your agent will help you make an offer. In a competitive market, you'll want to do this as soon as possible.
If your offer is accepted, your agent will walk you through the period between contract and closing, which includes a home inspection and, if your mortgage lender requires one, a home appraisal. Then, before you sign, you’ll do a final walk-through to confirm the home is in the condition you agreed to buy it in.
Knowing as much as you can before and during the tour process — and knowing what to ask your agent when you don’t have the answer — will get you one step closer to owning the right home.
Isabella Angelos contributed to this story.
