The traditional Open House has its merits and drawbacks, but a Broker's Open has PURPOSE and is truly a benefit for the Seller. Marney Kirk, a colleague of mine at Keller Williams Excellence in Towson, MD is one of those hard working agents who goes the extra mile for her clients. She firmly believes in the value of having fellow professionals come through and give their honest opinion about the condition and pricing of her new listings. It gives validation to what she has most likely already told her clients. It is human nature to discount what we hear from those closest to us [our Listing Agent, for example], while we tend to listen to strangers. Strange, aren't we humans? Nonetheless, If comments come from other REALTORS®, they carry more weight. Especially, if the issues are repeated by many. Not that this is fail-safe, but it surely is your best hope in bringing the Seller closer to reality about what needs to happen in order to make their property more sellable.
No one can do anything about the location of a property, but the Seller has direct control over the other 2 factors that impact the sale and they are price and condition. If they do not want to address the condition, due to lack of energy or funds, then the remaining factor of price needs to be addressed. If not, then they need to get used to seeing the sign in their front yard and don't need to worry about keeping their house especially tidy, because there won't be too many showings. Over priced houses sit in the market, whereas properly priced properties go on the market and on to settlement in more reasonable amounts of time.
That same Broker's Open can provide validation to the pricing strategy and allow agents the opportunity to preview the property for potential Buyers. The main issue is that we want to help our Sellers get the Highest Dollar in the Shortest Time, so they can move on to the next chapter in their lives.