If you have ever gone through the process of searching for a new home, you have likely seen houses that check all the boxes yet found a reason not to make an offer. On the flip side, you may have found a home that checked a few of the boxes and known right away “this is the one.” For many homebuyers, this is likely a familiar scenario. The trouble is, while most people list functional requirements, they don’t add “has the right feeling” to their checklist.

Typically, buyers include three bedrooms, walk-out basement or pool on their checklist but rarely include a calm, zen backyard (because they’re reclusive), or low-maintenance bricked yard for entertaining (because they have a busy social life). Terry Smith of Re/Max Aboutowne Realty Corp finds the emotional side of house hunting isn’t something that’s often discussed in the real estate world, but as someone who bought his own home based on how he felt walking in the front door, he is a true believer in this theory. For Terry, it’s all about communication with the client and asking the right questions. “Some people can’t express what they want, so once we narrow down location and price range, I ask what sort of feel they’re looking for,” says Terry. “Are they looking for a cozy country home, or something really modern? And if they’re not sure, I start by showing them homes at opposite ends of the spectrum and gauge their reactions to each.”

So, how do we narrow down the search from 20 homes to just a few that fit this emotional response?  “Sometimes you can’t,” says Terry. “For some clients, it will take seeing 20 homes. But, by understanding the style and atmosphere the client wants, it can help eliminate unnecessary showings.”

This can be especially helpful considering the recent changes in the industry and the absence of open houses. Making appointments to see homes is not as straightforward as it once was, so any legwork that can be done ahead of time is going to help the process along. Even with every box on your list checked, what if the home is on a busy street when you’re looking for quiet? Or the layout feels awkward when you function better in an open-concept floor plan?

On a personal note, when I was searching for my first home as a singleton, I had a checklist of only a few items. I wanted to be close to work, have two bedrooms and a nice yard. Easy, right? In the end, every home I looked at in the city was too noisy, too cramped, or too busy. By some off chance, I found a tiny little ranch bungalow in Pickering on Frenchman’s Bay. It was an old converted cottage, a bit run down and small, but the backyard was glorious, and it was by the water. It was on a quiet street but also right off the 401, so only a 20-minute drive to work. I had looked at approximately 15 homes before this, clearly not understanding that what I really wanted was a quiet place by the water.

Before you start working with a realtor or set up appointments to see homes, ask yourself how you want to feel in your home. It’s not hard to find a home with three bedrooms, three baths and a walk-out basement, but it’s harder to find a house that just feels right.

“Understanding how a client wants to feel in their new home is the magic of real estate,” says Terry. “If we can approach a search in this way with our clients, we can better assist them in finding their dream home.”

Written by: Julie Achtermeier