Seller Strategy · In person
Seller Pricing Conversation
For: Seller
There are two prices we need to distinguish: the price we advertise and the price a buyer ultimately agrees to pay. My job is to recommend a starting price that gets your home in front of the right buyers and protects your negotiating position. Let's review the comparable sales, current competition, and the different approaches so you can choose the strategy that best fits your goals.
Ready to copy
Original unfilled template
There are two prices we need to distinguish: the price we advertise and the price a buyer ultimately agrees to pay. My job is to recommend a starting price that gets your home in front of the right buyers and protects your negotiating position. Let's review the comparable sales, current competition, and the different approaches so you can choose the strategy that best fits your goals.
How to personalize: Bring printed comparables and active competition. Pause after this and let the seller ask questions before showing numbers.
Reminder: Never promise multiple offers, above-asking results, or a sale price. Pricing is the seller's decision.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Seller Strategy · In person
Explaining Neighborhood Marketing to a Seller
For: Seller
Our marketing will be built around getting your home sold on the best terms possible. One part of that strategy may involve reaching homeowners nearby who know someone interested in the area or are considering a move themselves. I'll show you the plan, confirm what you're comfortable with, and keep you informed about the results.
Ready to copy
Original unfilled template
Our marketing will be built around getting your home sold on the best terms possible. One part of that strategy may involve reaching homeowners nearby who know someone interested in the area or are considering a move themselves. I'll show you the plan, confirm what you're comfortable with, and keep you informed about the results.
How to personalize: Show the seller the actual invitation or postcard draft. Ask directly whether they are comfortable with neighbors visiting.
Reminder: Neighborhood outreach must serve the seller. Be open that it also helps you meet future clients.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Just Listed · Email
Just Listed Email
For: Sphere and past clients
Subject: Just Listed in [Neighborhood] | [Property Feature]
I just brought a new property to market in [Neighborhood], and I wanted to share it with you.
[Brief, accurate description]
What stands out most is [Verified Feature].
You can see the property here:
[Approved Listing URL]
If you know someone this could be a great fit for, feel free to pass it along.
And if you've been considering a move yourself, I'd be happy to help you understand what your current home could sell for and what the next move might look like.
[Agent Signature and Required Brokerage/Email Information]
Needs personalization · 6 remaining: Neighborhood, Property Feature, Brief, accurate description, Verified Feature, Approved Listing URL, Agent Signature and Required Brokerage/Email Information
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Subject: Just Listed in [Neighborhood] | [Property Feature]
I just brought a new property to market in [Neighborhood], and I wanted to share it with you.
[Brief, accurate description]
What stands out most is [Verified Feature].
You can see the property here:
[Approved Listing URL]
If you know someone this could be a great fit for, feel free to pass it along.
And if you've been considering a move yourself, I'd be happy to help you understand what your current home could sell for and what the next move might look like.
[Agent Signature and Required Brokerage/Email Information]
How to personalize: Send individually or in small groups, never as a cold bulk blast. Add one personal line for each close contact.
Reminder: Confirm the listing status permits public advertising. Send only to people who have agreed to hear from you. Open-house attendance is not blanket marketing consent; check permissions in Follow Up Boss.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Neighbors · Door / in person
Neighbor Invitation
For: Nearby homeowners
Hi, I'm [Agent Name] with First Team Real Estate. I'm marketing a property nearby on [Street], and I wanted to personally invite you to our upcoming open house on [Date].
I've also put together a brief review of what's happening with home values and recent sales in your neighborhood.
Would that be helpful to you?
Needs personalization · 3 remaining: Agent Name, Street, Date
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Hi, I'm [Agent Name] with First Team Real Estate. I'm marketing a property nearby on [Street], and I wanted to personally invite you to our upcoming open house on [Date].
I've also put together a brief review of what's happening with home values and recent sales in your neighborhood.
Would that be helpful to you?
How to personalize: Hold the printed invitation and the Neighborhood Real Estate Review in your hand. If nobody answers, leave the invitation; don't leave notes in mailboxes.
Reminder: Only invite to an event the seller has approved and that the listing status permits. Respect no-soliciting signs.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Beller Prospecting · Phone / door / in person
Beller Conversation
For: Homeowners in feeder neighborhoods
A home like this may be a great fit for somebody who wants [Verified Property Benefit]. Have you or someone you know been thinking about a move like that?
If a move is on your radar, would it be helpful to look at what your current home might sell for and what the options are for the next purchase?
Needs personalization · 1 remaining: Verified Property Benefit
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A home like this may be a great fit for somebody who wants [Verified Property Benefit]. Have you or someone you know been thinking about a move like that?
If a move is on your radar, would it be helpful to look at what your current home might sell for and what the options are for the next purchase?
How to personalize: Lead with the property benefit, not with you. Stop talking after the question.
Reminder: Target by property fit and geography only. Never by age, family status, or any protected characteristic.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Neighbors · In person / phone
Real Estate Review Offer
For: Interested homeowner
I can put together a current review of your neighborhood and look at how your home's condition and features compare with recent sales.
That would give you a more specific picture than a general online estimate.
Would [Date/Time Option 1] or [Date/Time Option 2] work for a quick conversation?
Needs personalization · 2 remaining: Date/Time Option 1, Date/Time Option 2
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I can put together a current review of your neighborhood and look at how your home's condition and features compare with recent sales.
That would give you a more specific picture than a general online estimate.
Would [Date/Time Option 1] or [Date/Time Option 2] work for a quick conversation?
How to personalize: Offer two specific times. Log the appointment in Follow Up Boss before you leave.
Reminder: A Real Estate Review is not an appraisal. Don't quote a value before you've done the work.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Open House · In person
Open House Greeting
For: Open house guests
Welcome in. I'm [Agent Name], the listing agent representing the seller.
Take your time and enjoy looking around.
What brought you by this particular home?
Needs personalization · 1 remaining: Agent Name
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Welcome in. I'm [Agent Name], the listing agent representing the seller.
Take your time and enjoy looking around.
What brought you by this particular home?
How to personalize: Greet everyone the same way. Don't size people up by appearance.
Reminder: State clearly that you represent the seller. Follow current buyer-representation requirements.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Open House · In person
Open House Exit Conversation
For: Open house guests
I'm glad you were able to come by.
Would it be helpful if I kept you updated on this property or shared some similar homes?
What's the best way to do that?
Ready to copy
Original unfilled template
I'm glad you were able to come by.
Would it be helpful if I kept you updated on this property or shared some similar homes?
What's the best way to do that?
How to personalize: Write down one specific thing each guest said they liked or wanted, so your follow-up is personal.
Reminder: Send only to people who have agreed to hear from you. Open-house attendance is not blanket marketing consent; check permissions in Follow Up Boss.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Open House · In person
Buyer Who Doesn't Like the Property
For: Open house guest
That makes sense. What would need to be different for a home to be worth considering?
If you'd like, I can help you look at some other options that may be a better fit.
Are you already working with an agent?
Ready to copy
Original unfilled template
That makes sense. What would need to be different for a home to be worth considering?
If you'd like, I can help you look at some other options that may be a better fit.
Are you already working with an agent?
How to personalize: Accept the criticism without defending the house. Pass useful feedback to the seller later.
Reminder: If the guest is represented, respect that relationship. Don't assume an unrepresented guest becomes your client.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Buyer Follow-Up · Text / email
Post-Open-House Follow-Up
For: Guest who asked for follow-up
Thanks for visiting [Property] today.
You mentioned that [Specific Interest or Question].
I wanted to follow up with [Relevant Information].
Let me know if you'd like to discuss the property further or look at a few other options.
Needs personalization · 3 remaining: Property, Specific Interest or Question, Relevant Information
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Thanks for visiting [Property] today.
You mentioned that [Specific Interest or Question].
I wanted to follow up with [Relevant Information].
Let me know if you'd like to discuss the property further or look at a few other options.
How to personalize: Send the same day. Reference the exact thing they said.
Reminder: Send only to people who have agreed to hear from you. Open-house attendance is not blanket marketing consent; check permissions in Follow Up Boss.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Cooperating Agents · Text / email / call
Showing Agent Follow-Up
For: Cooperating agent
Hi [Agent Name], thanks for showing [Property].
I wanted to see what your buyer thought, particularly about [Relevant Property Feature or Pricing].
Any feedback you're comfortable sharing would be helpful as I advise the seller.
I appreciate it.
Needs personalization · 3 remaining: Agent Name, Property, Relevant Property Feature or Pricing
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Hi [Agent Name], thanks for showing [Property].
I wanted to see what your buyer thought, particularly about [Relevant Property Feature or Pricing].
Any feedback you're comfortable sharing would be helpful as I advise the seller.
I appreciate it.
How to personalize: Send within 24 hours of the showing. One follow-up only if there's no reply.
Reminder: Don't press for confidential buyer information such as their maximum price.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Active Listing · Text / email
Meaningful Price Change
For: Previously interested buyers and agents
I wanted to let you know that the seller has approved an updated asking price of [Price] for [Property], effective [Date].
Since you previously expressed interest, I wanted to make sure you had the current information.
Let me know if you would like the updated details or another look.
Needs personalization · 3 remaining: Price, Property, Date
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I wanted to let you know that the seller has approved an updated asking price of [Price] for [Property], effective [Date].
Since you previously expressed interest, I wanted to make sure you had the current information.
Let me know if you would like the updated details or another look.
How to personalize: Send only to people who showed real interest. Call your warmest contacts first.
Reminder: Send only after the seller has approved the change and the MLS is updated.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Neighbors · Handwritten note / email
Neighbor Open House Recap
For: Neighbors who attended or asked
Thank you for your interest in the property on [Street].
We had [Verified, Seller-Approved Activity Summary] during the open house.
If you're curious about how the current market is affecting property values in the neighborhood, I'd be happy to put together a brief Real Estate Review for your home.
Needs personalization · 2 remaining: Street, Verified, Seller-Approved Activity Summary
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Thank you for your interest in the property on [Street].
We had [Verified, Seller-Approved Activity Summary] during the open house.
If you're curious about how the current market is affecting property values in the neighborhood, I'd be happy to put together a brief Real Estate Review for your home.
How to personalize: Handwritten works best for neighbors you actually met.
Reminder: Share activity numbers only if they are accurate and the seller approved sharing them.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Pending · Social / email / postcard
Pending Announcement
For: Neighbors and sphere
[Property/Street] is now under contract.
We're grateful for the opportunity to represent the seller and will continue working through the transaction.
If you're curious about what this activity means for the neighborhood market, I'd be happy to share a current market review.
Needs personalization · 1 remaining: Property/Street
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[Property/Street] is now under contract.
We're grateful for the opportunity to represent the seller and will continue working through the transaction.
If you're curious about what this activity means for the neighborhood market, I'd be happy to share a current market review.
How to personalize: Don't add price, terms, offer counts, or timing.
Reminder: Requires seller approval. Never disclose confidential transaction terms.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Sold · Postcard / social / email
Just Sold Announcement
For: Neighbors and sphere
We recently closed the sale of [Street] in [Neighborhood].
The property sold for [Verified, Approved Sale Price] after [Verified Days on Market].
Our marketing included [Actual Activities Used].
Every property is different, but this is another useful data point for homeowners following the local market.
Would an updated review of your home's position in today's market be helpful?
Needs personalization · 5 remaining: Street, Neighborhood, Verified, Approved Sale Price, Verified Days on Market, Actual Activities Used
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We recently closed the sale of [Street] in [Neighborhood].
The property sold for [Verified, Approved Sale Price] after [Verified Days on Market].
Our marketing included [Actual Activities Used].
Every property is different, but this is another useful data point for homeowners following the local market.
Would an updated review of your home's position in today's market be helpful?
How to personalize: Remove the price line if the seller hasn't approved sharing it. List only marketing you actually did.
Reminder: Publish only after closing is confirmed. Every number must be verified.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Referrals · In person / phone
Referral Conversation
For: Sphere, past clients, neighbors
If you know someone who is trying to figure out how to move from one home to another, I'd be happy to help them think through the timing and options.
Sometimes putting the strategy together is just as important as finding the right next home.
Ready to copy
Original unfilled template
If you know someone who is trying to figure out how to move from one home to another, I'd be happy to help them think through the timing and options.
Sometimes putting the strategy together is just as important as finding the right next home.
How to personalize: Use it at the end of a real conversation, not as an opener.
Reminder: Ask permission before contacting anyone who was referred to you.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Long-Term Nurture · Text / email / call
Long-Term Homeowner Follow-Up
For: Homeowner with a future move
You mentioned that a move might make more sense around [Timeframe].
No pressure to make a decision now.
Would occasional updates on [Neighborhood/Property Type] be helpful, or would you prefer that I check back around [Agreed Time]?
Needs personalization · 3 remaining: Timeframe, Neighborhood/Property Type, Agreed Time
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You mentioned that a move might make more sense around [Timeframe].
No pressure to make a decision now.
Would occasional updates on [Neighborhood/Property Type] be helpful, or would you prefer that I check back around [Agreed Time]?
How to personalize: Put the agreed check-back date in Follow Up Boss immediately.
Reminder: Send only to people who have agreed to hear from you. Open-house attendance is not blanket marketing consent; check permissions in Follow Up Boss.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Active Listing · Email / call
Weekly Seller Update
For: Seller
Here's what happened with your property this week:
Marketing Activity:
[Actual Activities]
Showing and Buyer Activity:
[Verified Results]
Feedback:
[Relevant Feedback]
What That May Tell Us:
[Evidence-Based Assessment]
What We're Doing Next:
[Planned Seller-Serving Actions]
Decisions or Input Needed:
[Specific Seller Discussion, If Any]
Needs personalization · 6 remaining: Actual Activities, Verified Results, Relevant Feedback, Evidence-Based Assessment, Planned Seller-Serving Actions, Specific Seller Discussion, If Any
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Here's what happened with your property this week:
Marketing Activity:
[Actual Activities]
Showing and Buyer Activity:
[Verified Results]
Feedback:
[Relevant Feedback]
What That May Tell Us:
[Evidence-Based Assessment]
What We're Doing Next:
[Planned Seller-Serving Actions]
Decisions or Input Needed:
[Specific Seller Discussion, If Any]
How to personalize: Send the same day each week. Call first if the news is disappointing.
Reminder: Use only verified, seller-approved property facts. Replace every placeholder before sending.
Editable proposed script. Not a verbatim quotation from Cam, Lisa, or Philip.
Verify current MLS rules, brokerage policies, seller instructions, and applicable laws before executing marketing or showing activities. HomeRun 360 is an agent implementation tool, not legal advice, MLS software, or a substitute for brokerage supervision.