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If you’re thinking about buying or selling a home or property in Livingston, Paradise Valley, Gardiner, or the surrounding area, you may have wondered:
- How often do good properties really get shown?
- What kind of feedback do sellers actually hear?
- What does a strong offer look like in this part of Montana?
At the higher end of the market, the pace and pattern can be very different from what you see on TV or in more suburban environments. Fewer showings doesn’t always mean something is “wrong,” and when an offer comes in, it’s usually from a buyer who has already put in a lot of thought, travel, and preparation.
Here’s a clear, no-drama look at how showings, feedback, and offers usually work here.
How Showings Usually Work on Higher-End Properties
Once a property is listed, the first step is simply getting the right people through the door.
In the Livingston area, that often means a mix of:
- Local buyers who are already in the area or nearby
- Regional buyers (Bozeman, Billings, other Montana towns)
- Out-of-area buyers who may only be here for a few days at a time
For higher-end homes and land:
- Showings are almost always by appointment.
You’re not likely to see big open-house traffic. Buyers are usually working with an agent and booking specific time slots. - Lead time is normal.
It’s common for agents to schedule a day or two in advance, especially if a buyer is trying to see several properties in one trip. - Weeks can look very different from each other.
You might have three showings one week and none the next, especially outside of peak travel seasons. It’s the overall pattern over time that matters more than any single week.
If you’re selling, part of our conversation will be about what kind of notice you realistically need for showings and how to keep the property “ready” without feeling like you’re living in a museum.
What Buyers Can Expect When Booking Showings
If you’re the buyer, especially if you’re coming from out of town, it helps to know what’s expected on your side too:
- Your agent will group showings efficiently.
Properties you’re seeing can be miles apart and distances can add up quickly here. It’s normal to see properties in a sequence that makes sense geographically, even if they’re represented by different brokerages. - Sellers often expect pre-qualification.
At this level, it’s common for listing agents to ask your agent if you’re pre-approved or have proof of funds before confirming showings. That’s not meant to be intrusive; it’s part of making sure everyone’s time is used well. - Respecting time windows matters.
Many sellers adjust their day around each appointment. Arriving on time, or communicating if plans shift, goes a long way.
You don’t have to feel rushed at each property, but it’s helpful to be intentional. Taking notes and photos (where allowed) can make it easier to remember what you saw once you’re back at your car or back home. If you need to get to another showing, but aren’t feeling ready to leave the one you’re at, your agent can probably set up a second showing on the latter and allow you to come back for a closer look.
Quick Sidebar for Buyers: How to Get the Most Out of Showings
For Buyers
- Come in with a short list of “must-haves” and “dealbreakers.”
- Have your pre-approval or proof of funds ready before you start serious touring.
- Plan enough time between showings to actually talk about what you’ve seen.
- Ask your agent to be honest about road conditions, winter access, and nearby activity.
- If a property feels like a real contender, don’t be shy about asking for a second look.
- Know that, in Montana, sellers are allowed to video record you while you’re viewing their home. Audio recording is not legally allowed; however, it doesn’t prevent the seller from listening while you’re there.
These habits make it much easier to recognize “the one” when you find it and to move quickly when it’s time to write.
What “Feedback” Really Looks Like for Sellers
Most sellers are curious about what buyers say after they leave. That’s completely understandable. Just know that feedback is usually more limited and less dramatic than people expect.
Common forms of feedback:
- “They liked the setting but want something closer to town.”
- “They loved the home but the layout doesn’t work for how they live.”
- “They’re still deciding between this area and somewhere else.”
- “They like it but need to get farther along on selling their current place.”
A few important realities:
- Not every showing results in detailed feedback.
Some buyers simply move on without much comment, especially if they’re still early in their search. - Feedback is often about fit, not ‘fix this and they’d buy it.’
At this price point, buyers tend to know what they want in terms of setting, drive time, and style. If the match isn’t right, it’s not always something you can (or should) change. - Patterns matter more than one-off comments.
If three different groups mention the same concern — access, light, condition of something specific — that’s useful. If one person has a very particular objection, it may just reflect their priorities, not the market as a whole.
Part of my role is to sort through what we’re hearing over time and help you decide whether any adjustments to price, presentation, or strategy make sense.
Quick Sidebar for Sellers: Making Showings Work for You
For Sellers
- Be as flexible as you reasonably can with showing times, especially for out-of-area buyers.
- Before each showing, focus on light, smell (don’t overdo it), and surfaces: open blinds, a quick tidy, and clear counters go a long way.
- Don’t read too much into a single quiet week or one buyer’s comments.
- Tell me what kind of feedback you actually want to hear so I can tailor what I share.
- Let’s look at trends together: number of showings, type of buyers, and how your property compares to what else is available.
Good preparation and realistic expectations make the whole process a lot less stressful.
When Interest Is Real: From “We Like It” to “We’re Writing”
On the buyer side, there’s usually a progression:
- Initial interest – Property makes the short list online.
- Showing – Either in person or, if they’re far away, a virtual walk-through first.
- Follow-up questions – Covenants, well/septic details, access details, easements, utilities,, rental rules, or anything that affects how they’ll actually use the property.
- Second look or deeper review – Sometimes a second in-person visit, sometimes a longer call with their agent, lender, or other decision-makers.
- Offer preparation – This is where numbers, timing, and terms get real.
For sellers, it can feel quiet, then suddenly very busy. A buyer might appear to “go dark” for a few days while they’re talking with their lender, reviewing documents, or making sure everyone in their family is on board. In many cases, that quiet period is exactly when they’re taking the property most seriously.
What a Strong Offer Usually Includes (Beyond Just Price)
In this segment of the market, a strong offer is more than one number on a piece of paper. It typically addresses four main areas:
- Price that fits the current activity
We’ll look at current listings, recent sales information that’s available through the professional side of the market, and how this particular property compares. The goal is to land on a number that reflects reality, not just hope on either side. - Serious, verifiable financing
- Solid pre-approval from a reputable lender, or
- Clear proof of funds if it’s a cash or mostly-cash purchase
Lenders who understand rural Montana properties, wells/septic systems, covenants and acreage can be especially helpful.
- Clean, realistic timelines
- A closing window that works for both sides
- Inspection and appraisal dates that are firm but fair
- Any possession needs (for example, if the seller needs a short stay after closing)
- Thoughtful contingencies
Inspection, appraisal, and, in some cases, sale-of-home contingencies can all be part of a sensible structure. The key is to tailor them to the actual risks and needs of this particular property, rather than adding every possible protection “just in case.”
A strong offer isn’t necessarily the one the highest initial dollar amount or with the longest list of conditions. It’s the one that makes sense, is well-documented, and feels likely to close.
How Sellers Can Expect Negotiations to Go
For sellers, once an offer comes in, the process usually looks like this:
- Review the full package.
Not just the price, but the buyer’s strength, contingencies, and timelines. - Clarify questions.
If something is vague — proof of funds, details about a home sale contingency, longer-than-normal contingency dates, or anything else — we’ll ask for clarification before you decide. - Counteroffer or acceptance.
You can accept, reject, or counter on price, dates, or terms. Sometimes a small adjustment to timing or a contingency can make a big difference. - Inspection and appraisal phase.
This is where any condition issues are most likely to be identified and addressed. For higher-end properties, this phase can involve more specialized inspections (wells, septic, roofs, outbuildings, access) depending on the property. - Final walk-through and closing.
Once the major questions have been handled, the final steps are usually straightforward.
Most of the time, negotiations at this level are professional and focused. Both sides generally know they’re working with a relatively small pool of true peers, not dozens of interchangeable properties.
Managing Expectations: Pace, Patience, and Real Benchmarks
A few points that help keep expectations realistic:
- Showings might be fewer, but more serious.
You may not see traffic every day or every week. The buyers who do show up have often invested real time and travel just to be here. - Market conditions can shift, but fundamentals remain.
Inventory, interest rates, and buyer activity change over time. Quality properties that are well-presented and sensibly priced still draw attention. - You can’t measure success from a single weekend.
It’s the 30–60 day picture (or longer in some situations) that tells the real story.
A big part of this process is staying in touch about what we’re seeing: activity levels, types of buyers coming through, and what’s happening with comparable properties.
The Bottom Line
Whether you’re buying or selling a higher-end property in Livingston, Paradise Valley, Gardiner, or the surrounding areas, it helps to know what “normal” looks like for showings, feedback, and offers.
It’s usually more deliberate, more appointment-based, and more focused than what people see on national TV shows or in big-city markets. That can actually be a good thing: fewer tire-kickers, more qualified conversations.
If you’re thinking about a move and want to understand how this would look for your specific property or search, I’m happy to walk you through the process so you know what to expect before you start.
