In Miami real estate, timing is more than manners—it’s professionalism, security, and momentum.

If you’re selling in Coconut Grove or Coral Gables, you’re not just opening a door. You’re protecting a high-value asset, your privacy, and the quality of the showing experience. So yes—there’s etiquette. But there’s also a clear standard.

If the buyer’s agent arrives early

Early arrivals are common, especially in Brickell and Miami Beach where agents stack tours back-to-back and traffic is unpredictable. But early does not mean automatic access.

The rule is simple: no one enters before the confirmed start time unless you or I explicitly approve it.

Why? Because sellers may still be inside, alarms may still be armed, pets may still be secured, and last-minute prep is part of the process. Early entry can create uncomfortable moments—and in luxury homes, comfort matters.

What I advise sellers:

• Keep doors locked and alarms set until showtime

• If you’re still home, you don’t need to “rush out” because someone is early

• Let me (or your listing agent) be the gatekeeper—politely, firmly

A professional agent will wait in the driveway or around the corner and use that time to prep their buyer.

If the buyer’s agent arrives late

Late happens. Miami traffic is Miami traffic.

But consistent lateness without communication? That’s not traffic—that’s disrespect.

If they’re running behind, the proper etiquette is:

1. They text or call immediately with an updated ETA

2. They confirm you can still accommodate

3. They don’t assume they can “extend” the showing into the next appointment

This matters because showings are scheduled like a runway. In Pinecrest and South Miami, sellers often have kids, pets, work-from-home setups, and a routine. In condos, you may have elevator logistics, valet rules, guest registration, or building access windows.

The clean, professional way to handle it

Here’s the standard I use:

• Up to 10 minutes late with communication: we usually accommodate.

• More than 10–15 minutes late: we decide based on your schedule and the next showing.

• No communication: the showing can be cancelled and rescheduled. Period.

And if they arrive late but the buyer is clearly serious—second showing, pre-approved, asking real questions—we’ll often find a way. We just do it on your terms.

Because the goal is always the same: protect your home, protect the showing flow, and still make it easy for the right buyer to take action.

If you tell me whether you’re living in the home, your typical showing volume, and whether it’s a house or condo, I can set a clean showing protocol—timing rules, access language, and boundaries—that keeps everything smooth without costing you opportunities.