Are open houses still worth it in 2025… or are they just open circuses? 🏡🎪In this episode of Closing Time with Jimmy B & Annie O, we break down the real stats (only 8% of homes sell from an open house), the biggest do’s and don’ts, and how to host an open house that actually helps your business instead of wasting your Saturday.You’ll hear:Why most open houses don’t directly sell the listingHow to use them to create exposure, FOMO, and future clientsHow many signs you really need (spoiler: it’s not five)When an open house becomes an open circus (kids, cleats, toilets… all of it)Practical tips to run a profitable, strategic open house in 2025_______________________________________________________________🔑 What You’ll Learn-Open House Do’s & Don’ts-Scent rules (vanilla vs “fart candle”)-Snacks, drinks, and when taco bars make sense-How to handle standoffish or lingering guests-Why you always bring your own cleaning kitDo Open Houses Really Sell Homes?-The 8% stat every seller and agent should know-How to position open houses honestly with your sellers-Using open houses to build future pipeline, not false promisesAgent Coaching: How to Run a 2025-Ready Open House-When to schedule your open house for maximum traffic-Why you should list late Thursday and make the first showing the open houseVideo of the Month: Beatrice at the Open House-Our favorite open house character!-Why she absolutely qualifies as an “open circus” guest-How we use humor and characters to connect with buyers and sellers⏱️ Chapters / Timestamps0:00 Cold open – fart candles & open house chaos0:19 Intro – Open Houses or Open Circuses?0:53 November vibes: spooky season, football, and hockey1:24 Meet “Colonel Cross-Eyed” – open house expectations & Southern hospitality3:13 Open House Do’s & Don’ts: scents, candles & simmer pots5:16 Snacks & drinks: water, cookies, mimosa bars, and taco bars7:25 When food becomes overkill at a standard-price listing8:07 Kids, chaos, and open house “circus” stories11:12 Why you always bring cleaning supplies & toilet paper12:41 Open House Bathroom Etiquette (big-time DON’T)13:04 Do open houses actually sell homes? The 8% statistic14:18 How open houses really work for exposure & pipeline building16:43 Coaching Corner – how to run a successful open house in 202517:16 Don’t decide last minute: planning & marketing timeline18:05 How buyers plan their weekend open house routes18:44 Sign strategy: why 25+ signs beats five every time19:55 Balloons, branding, and grabbing attention from the main roads20:59 Choosing the right listing (location & access) for an open house21:36 Using days on market and freshness to your advantage23:18 Price drops + open houses as a milestone strategy26:05 Video of the Month – Beatrice at the open house27:12 Behind the scenes: Naked and Afraid references & character creation28:55 Is Beatrice here to stay?29:11 November wrap-up – enjoy turkey time, see you before Christmas---------------------------------------------------------------------------------------------------------------------------------------🎧 Who This Episode Is For-Realtors & team leaders who want open houses to actually feed their pipeline-Home sellers wondering if an open house is worth it-Buyers curious what agents are really thinking during an open house-Anyone who loves a little real estate education with humor👇 Join the Conversation-Drop your wildest open house story or must-have open house “do” in the comments and add your voice to the circus vs. strategy debate.-More real talk on real estate, marketing, and negotiation with Closing Time with Jimmy B & Annie O coming every month.https://jimmyandannierealestate.com/Thinking about selling your home in Land O’ Lakes, Wesley Chapel, Lutz, Odessa, Tampa or New Port Richey?📍 Serving Tampa Bay, Florida📞 Contact us to discuss your home valueJimmy B & Annie O | LPT RealtyGuided by Wisdom. Driven by Service.

We roast real listings (including the black-on-black “goth” house), play "What the Zestimate?", and coach agents on handling clickbait headlines with data.Subscribe for monthly episodes + weekly Shorts.Work with us: jimmyandannierealestate.comIG/TikTok: @_phoenix_annie @/jimmyb_sellsChapters:0:00 Intro0:33 Rate This Listing (the goth house)10:50 What the Zestimate? (Spring Hill, Largo, Brandon)19:10 Coach’s Corner: Be a “Data Buddy”23:45 Video of the Month (our first ever shoot)27:08 OutroNew here? Hit subscribe for the next episode.https://jimmyandannierealestate.com/Thinking about selling your home in Land O’ Lakes, Wesley Chapel, Lutz, Odessa, Tampa or New Port Richey?Jimmy B & Annie O are Tampa Bay REALTORS® with over 896 homes sold and $290M+ in closed sales, specializing in listing strategy, pricing, and negotiation.📍 Serving Tampa Bay, Florida📞 Contact us to discuss your home valueJimmy B & Annie O | LPT RealtyGuided by Wisdom. Driven by Service.

Welcome to Closing Time with Jimmy B. & Annie O. — the only real estate podcast where professionalism takes a back seat to prayer circles, collapsing AC units, and clients who think HGTV is a documentary.In this episode, we expose the wildest showings we’ve ever survived. From speaking in tongues at a $650k mansion to discovering an HVAC system auditioning for Mission: Impossible, these are the real behind-the-scenes stories that make you wonder: why did I ever get my license?Oh, and because we care about your career (and not just your entertainment), we also drop some actual coaching wisdom in Coach’s Corner—like how to keep your cool when your client is melting down faster than a Florida open house cookie tray.👉 If you’re a real estate agent, comment below with your own “WTF just happened” showing story. Bonus points if it involves snakes, shotguns, or nudists.New episodes every month. Subscribe or risk another client asking if you “do this full-time.”🕒 Timestamps0:00 – Intro & why Jimmy B looks like a douchebag 0:37 – Meet your hosts (Jimmy B & Annie O) 2:10 – Special guest Beatrice & her… party shower goals 6:20 – The wildest showing: a prayer circle (with tongues) 12:00 – Annie’s disaster garage & dangling AC story 17:25 – Other awkward showings: sex, shotguns & snakes 19:50 – Which story is wilder? (You decide) 20:00 – Coach’s Corner: keeping your cool when clients lose it 23:30 – Why empathy saves deals (and your sanity) 27:20 – Video of the Month: Jimmy B in a mullet 32:30 – Closing thoughts & next month’s tease---------https://jimmyandannierealestate.com/Thinking about selling your home in Land O’ Lakes, Wesley Chapel, Lutz, Odessa, Tampa or New Port Richey?Jimmy B & Annie O are Tampa Bay REALTORS® with over 896 homes sold and $290M+ in closed sales, specializing in listing strategy, pricing, and negotiation.📍 Serving Tampa Bay, Florida📞 Contact us to discuss your home valueJimmy B & Annie O | LPT RealtyGuided by Wisdom. Driven by Service.