Some buyers want to sleep in a home before making an offer — what the 'try before you buy' trend reveals Vawn HimmelsbachSeptember 24, 2025 at 6:30 AM 2 Woman prepares dinner in the kitchen. A view through the window of a country house at night.
- - Some buyers want to sleep in a home before making an offer — what the 'try before you buy' trend reveals
Vawn HimmelsbachSeptember 24, 2025 at 6:30 AM
2
Woman prepares dinner in the kitchen. A view through the window of a country house at night.
Buying a home is one of the biggest financial and emotional decisions many of us ever make — and yet, most buyers view a house for just 30 minutes or so before having to make a decision.
Eric Albert of Newport Coast, CA, allowed a couple that were interested in buying his $60.2 million home to spend a little more time with it before making a decision. Two months extra, that is.
"Houses are a huge expenditure," he told The Wall Street Journal [1]. "For $60 million, you should try it before you buy it. It's a smart thing to do."
While they didn't end up buying it, Albert still walked away with $500,000 for the couple's two-month stay, which included his full-time staff and the use of his vehicles.
It may not be a widespread trend at this point, but some buyers are asking sellers if they can 'try before they buy' — and, while it's not for everyone, some sellers are agreeing to it. Here's how this unusual approach works, what it can teach buyers about a property, and what sellers should know before opening the door.
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The benefits for home buyers
A home is often the biggest purchase a person will make in their lifetime. The median list price of a house is $422,933 (as of July 31, 2025), according to Zillow [2], but depending on where you live, that could be much higher.
And it's an ongoing expense that takes up an increasingly larger chunk of a person's take-home pay.
"A typical family would have to pay 37% of their income for a median-priced existing home while a low-income family would need to pay 74% of their earnings to make the same mortgage payment," according to the National Association of Home Builders (NAHB)/Wells Fargo Cost of Housing Index (CHI) [3].
Despite how large of a purchase a home can be, buyers might only spend 30 minutes at a showing with their real estate agent. This is a short window of time to make such a big decision, and made even more difficult during a sellers market when competition is fierce.
During a showing, you might ask questions about the condition of the house, the cost of utilities and how soundproof the walls are. And a home inspection can identify issues with the foundation, roof, plumbing and electrical systems. But neither of these are guaranteed to give you sense of how you'll feel in the space.
Does the layout work for you? Can you hear the neighbors? Is the traffic too loud? Is the nearest coffee shop too far away? What's the commute like to work?
That's where a sleepover comes in. While not all sellers are open to the idea, it doesn't hurt to ask if you're interested in the property but have a few concerns holding you back. You may be required to pay for the privilege. If you're negotiating a rate, you may want to use local Airbnb or VRBO rates as a guideline.
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What sellers before opening the door
Not everyone thinks a sleepover is a good idea, though. Ruthie Assouline, a real estate agent for Douglas Elliman, told The Wall Street Journal that sleepovers are a "Pandora's box for liabilities" [4].
For sellers open to a sleepover, it's important to pre-screen buyers. You'll also want to ensure you have the appropriate insurance coverage.
Several insurance companies offer short-term rental insurance or vacation rental insurance, which includes coverage for liability, property damage and protection for personal belongings. A standard homeowners insurance likely won't cover this arrangement (since it's business-related).
To protect yourself from liability, you could also ask the buyer to put down a damage deposit and sign a waiver.
Aside from liability, there are a few other issues to consider. For example, you'll have to prepare your home for a sleepover or extended stay (such as stashing away anything of value).
It also limits exposure to other buyers and your home will be on the market longer. And, the longer it's on the market, the more likely that buyers will perceive that the property has issues, which could lead to less competitive offers.
So is a sleepover worth it? If you're not sure, consult with your lawyer or real estate agent (or both) about the pros and cons. At its core, "try before you buy" reflects the growing demand for certainty in an uncertain housing market. Whether you're a buyer or a seller, understanding how it works could help you make a smarter move.
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[1]. WSJ. "Buyers Are Test-Driving Homes With Sleepovers"
[2]. Zillow. "United States Housing Market"
[3]. NAHB. "Families Must Spend 38% of Their Income on Mortgage Payments"
[4]. WSJ. "Buyers Are Test-Driving Homes With Sleepovers"
This article provides information only and should not be construed as advice. It is provided without warranty of any kind.
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