Scripts & Templates Library

"Hi [Name], this is [Agent] with John Colin & Co. Thanks for reaching out about [address/area]. Let me ask a few quick questions: • What's your timeline? • Are you pre-approved with a lender, or paying cash? • Have you been working with another agent? • What's the most important thing about your next home? [Listen] Got it. Let me set up a private tour of [property] this week, and I'll show you 2–3 others I think you'd like even more. Tuesday afternoon or Saturday morning?"

"Thanks for sitting down with me. Before I show you anything, I want to understand exactly what you're looking for so I don't waste your time. I have three things to cover today: 1️⃣ Your 'must-haves' versus your 'nice-to-haves' 2️⃣ How financing works in this market and what your buying power is 3️⃣ How my process works so you know what to expect So — if we found the perfect home tomorrow, what would it look like?"

"One thing before we go look at homes. I work with all my buyers under a written agreement — it spells out what I'll do for you and how I'm paid (which, in most cases, comes from the seller side, not you). It means I can fully advocate for you, negotiate for you, and pull off-market opportunities without worrying that you'll go to another agent halfway through. Want me to walk through it?"

"Here's the reality: there are [X] other offers. How much would you regret losing this home? If you'd be relieved to lose it — let's not get crazy. If you'd be heartbroken — we need to come in strong. Three levers we can pull: 1️⃣ Price. Highest, best, final. 2️⃣ Terms. Shorter inspection, larger escrow, appraisal gap clause. 3️⃣ Personal touch. Letter to seller, flexible closing, leaseback. What's the absolute most you'd pay and not feel sick if you got it?"

"Thanks for having me in. Before I show you anything, I want to walk through the home with you first — you'll point out what you love about it, and those are the same things buyers will love. Then we'll sit down and I'll show you exactly how we get this sold for the most money in the shortest time. Sound good?"

"Pricing is the single biggest decision we'll make today. Price it right and you get multiple offers in the first two weeks. Buyers compete and you usually go OVER asking. Price it too high and the home goes stale. Buyers wonder what's wrong with it, showings dry up, and you end up chasing the market down. Homes that overprice in SWFL right now sit for [X] days and sell for [Y%] LESS than asking. I'd rather give it to you straight on day one than wish I had three months from now. Let me show you the data."

"Fair question. Most agents list a home. I market a home. That includes: pro photography, drone, 3D Matterport, video, paid social, mailers, MLS, my full sphere, and aggressive agent-to-agent outreach. Studies consistently show full-service representation nets 6–10% more than discount listings — even after commission. The question isn't 'what does it cost' — it's 'will I net more?' The answer, every time, is yes."

"Here's our showing data: [#] showings, [#] offers, [feedback]. Compare that to what's selling around us… The market is telling us something. Three things drive showings: price, condition, and marketing. Marketing is dialed in. Condition is great. That leaves price. I have two recommendations: a [$X] adjustment that should bring us back into competitive range, or a more aggressive [$Y] that creates real urgency. Which feels right?"

Subject: Introduction — [Agent Name] / John Colin & Co. Hi [Name], I'm [Agent] with John Colin & Co. in [City], FL. I'm reaching out to introduce myself and start a conversation about working together on closings. I focus on residential and small business brokerage in Lee/Collier/Charlotte counties. I value title partners who are responsive, communicate well with my clients, and proactively flag issues. A few questions: 1. Who's my main contact for new files? 2. What's your average turnaround on title commitments? 3. Do you handle estoppels in-house? 4. Are you set up for remote / mobile closings? 15-minute coffee or Zoom this week? — [Agent] John Colin & Co.

Subject: New File — [Address] / Closing [Date] Hi [Name], Please open a new file. Details: 📍 Property: [Address, City, ZIP] 💵 Sale Price: $[amount] 📅 Effective Date: [date] 📅 Closing Date: [date] 🔍 Inspection Period Ends: [date] 💰 Financing Contingency: [date / cash] Buyer: [Name(s)] — [phone / email] Buyer's Agent: [Name, brokerage] Seller: [Name(s)] — [phone / email] Seller's Agent: [Name, brokerage] Lender: [Name, phone, email] Fully executed contract attached. Please confirm receipt. — [Agent]

Subject: Introduction — building a referral relationship Hi [Name], I'm [Agent] with John Colin & Co. — I focus on [areas/segments] and close around [X] transactions a year. I'd love to build a referral relationship with the right loan officer. What I look for: • Same-day turnaround on pre-approvals • Available evenings/weekends • Proactive communication during the deal • Closes on time A few quick questions: 1. What loan products do you specialize in? 2. Average days from application to clear-to-close? 3. Are you comfortable doing buyer consultations with my new leads? 15-minute call this week? — [Agent]

Subject: Inspector partnership — John Colin & Co. Hi [Name], I'm [Agent] with John Colin & Co. — building out my list of go-to inspectors. A few quick things: • Are you licensed and insured? • Do you offer 4-point and Wind Mit reports? (SWFL essential.) • Do you offer pool, dock, and seawall inspection add-ons? • Average turnaround from inspection to report? • Pricing for a typical 2,000-sq-ft home? 15 minutes this week? — [Agent]

Subject: Building a SWFL insurance partnership Hi [Name], I'm [Agent] with John Colin & Co. — looking for a go-to insurance partner. Insurance is half the deal in SWFL right now. A few things that matter: • Speed — buyers often need quotes within 24 hrs • Multiple carriers (not just Citizens) • Comfort with coastal / X-zone / pre-FBC homes • Wind mit savings expertise • Flood + standard HO-3 bundling Open to a quick call this week? — [Agent]

Subject: 🎉 Under Contract — [Address] [Name]!! Congratulations — we're officially under contract on [address] at $[price]. Here's what happens next. 📅 Key Dates: • Effective Date: [date] • Earnest Money Due: [date] ($[amount]) • Inspection Deadline: [date] • Loan Approval Deadline: [date] • Final Walk-Through: [date] • Closing Day: [date] 🔥 Your To-Do This Week: 1. Get earnest money to [title co.] by [date] 2. Submit all docs to [lender] within 5 days 3. Schedule inspection — let me know your availability — [Agent]

Subject: Tomorrow's Closing — Everything You Need Hi [Name], Tomorrow's the day! Quick checklist: 🪪 Bring: • Valid photo ID • Cashier's check OR confirmed wire (NEVER personal check) • A pen ⚠️ Wire Fraud Warning: If you receive ANY email or text changing wire instructions — STOP. Call [title co.] directly at [phone] to verify. 📍 Where: [Title Co. address] 🕒 When: [Date], [Time] — please arrive 10 min early — [Agent]

Subject: Welcome home, [Name]! 🏡 [Name]! It was a privilege working with you. Watching you get the keys yesterday made my whole week. Two quick things: 1. If I earned it, would you write a quick review? Here's a 1-click link: [review URL] 2. Going forward: I'm your Realtor for life. Anything you need — handyman, A/C guy, lawn care, insurance question — text me. — [Agent] John Colin & Co.

"Hi [Name] — got the appraisal back. The home appraised for $[amount], which is $[gap] under our purchase price. Your options: 1️⃣ Renegotiate — ask the seller to lower the price. 2️⃣ Cover the gap in cash — bring the difference to closing. 3️⃣ Split the difference — meet in the middle. 4️⃣ Walk away — your appraisal contingency protects you. I'll go to bat for you whichever path you choose. What's your gut telling you?"

"There are a lot of agents who can list a home. There are very few who will obsess over the outcome. I treat every transaction like it's the only one I have. What you'll get: • A pricing strategy backed by data, not hope • A marketing plan, not just a sign in the yard • Communication weekly — not 'after we get an offer' • Negotiation experience that nets sellers an average of [X%] more than asking I'd rather lose your business today than over-promise and let you down."

"Friendship is real. Here's how I'd think about it: This is probably the largest financial transaction of your life. Ask yourself: would my friend do this exact job better than anyone else? If yes, hire them. If you'd be hiring them because they're a friend — that's a different decision. Either way, no hard feelings. But before you decide, let me at least show you what I'd do."

"Zestimates are generated by an algorithm that has never been inside your home, never seen your view, never noticed your upgraded kitchen. Zillow itself admits a median error of around 2–7% — on a $500K home, that's $10K–$35K in either direction. The market doesn't care what Zillow says. Buyers, lenders, and appraisers care about real comps. Let me show you those."

"Then they should — they probably do less. The question isn't what you pay an agent. It's what you NET when you sit at closing. If a discount agent lists at 4% and sells for $480K, you net $460,800. If I list at 6% and sell for $510K, you net $479,400. That's $18,600 MORE in your pocket. Cheap is expensive when it costs you the right buyer, marketing, and negotiation."

"Welcome — sounds like SWFL is calling your name. Most of my clients move here from [Northeast/Midwest], so I know the journey. How I help out-of-state buyers: 🎥 Live FaceTime tours — I walk through every home with you 📋 Honest property reports — I tell you the bad with the good 📑 Remote closing — sign everything online 🏘️ Lifestyle coaching — beach, boat, golf, gated, snowbird HOA 🌀 Insurance & flood reality talk — most don't realize SWFL insurance is its own animal When are you planning your first scouting trip?"

"Big day for you — first home is a milestone. Here's how I work with first-time buyers: 1️⃣ I'll never let you feel rushed. 2️⃣ I'll explain every term, form, contingency — even when it feels basic. 3️⃣ I'll connect you with a lender who specializes in first-time buyers. 4️⃣ You will not buy the wrong house. If I see red flags, I'll tell you. The biggest thing: you don't pay me — the seller does."

"Welcome to the SWFL boating life. A few things buyers don't always know: 🚤 Gulf access vs. canal vs. lake — priced very differently 🌊 Bridges — fixed-bridge vs. open-water tolerance? 🏗️ Seawall + dock condition — separate inspection, $5K-$50K+ to redo 📋 Captain's walk / lift / boat house — adds value and time ⚓ Direct-access vs. lock-system communities 🌀 Hurricane/Insurance reality Tell me about your boat and where you want to go from your dock."

"Buying a condo in Florida is different. Things you need to know: 📑 3-Day Review: By FL law you have 3 days after receiving condo docs to cancel — no penalty. 💰 Special Assessments: Post-Surfside, FL is reinforcing reserves. Some buildings have $20K+ assessments. 🏗️ Milestone Inspection: Buildings 30+ years old (25 in coastal SWFL) require structural inspection. 🐕 Rules: Pets, rentals, vehicles — all in the docs. I'll walk you through every page."

"[Name] — I have hard news and a plan, so let me give you both. The buyer terminated the contract today because [reason]. I know that's not what you wanted to hear. Here's the plan: I'm relisting tomorrow morning, refreshing the listing in MLS, and pushing it back to the front of every search. Your home WAS under contract — we know it WILL sell. I'm reaching out to the [#] agents who showed interest before. I'll have an update for you by end of week. Hang in there — this is a delay, not a failure."

"[Name], I have to be honest with you because that's what you hired me for. If we don't reduce the price, this home will not sell. The market has spoken — [#] showings, zero offers, [feedback]. Continuing as-is is just paying for staging, mortgage, and stress for no reason. I'm not going to pretend a strategy is working when it isn't. I can't keep this listing alive at this price in good conscience. Will you trust me on this?"

"I want to walk you through the inspection — there are a few things you need to know. The big items: • [Issue 1] — estimated cost: $[X] • [Issue 2] — estimated cost: $[X] Your options: 1️⃣ Ask for a credit/concession 2️⃣ Ask the seller to fix before close 3️⃣ Walk away within the inspection period What's your gut? I'll go to bat either way."

Subject: A small ask from your Realtor Hi [Name], It was such a pleasure working with you on [address]! If I earned it, would you take 60 seconds to leave a quick review? It's how my business grows. Quick links: 🔗 Google: [link] 🔗 Zillow: [link] 🔗 Facebook: [link] Even a one-liner like "[Agent] made buying our first home easy and fun" is gold. — [Agent]

Subject: One year ago today… [Name]! A year ago today you got the keys to [address]. 🎉 1. Hope the home is treating you well — anything I can help with? 2. Your home value has changed quite a bit — want me to send you an updated estimate? 3. As always, if you know anyone moving, buying, or selling — I'd love an introduction. Cheers to year one. — [Agent]

Subject: Thank you 🙏 Hi [Name], I just wanted to say thank you for sending [referred person] my way. The fact that you trusted me with someone you care about means everything. I'm going to take incredible care of them. You'll see [small gift / handwritten card] in the mail this week. Let me know if there's ever anything I can do for you. — [Agent]

"Hi [Name], thanks for taking the call. Before I ask anything about your business — everything we discuss is confidential, and I won't share details with anyone without an NDA in place. Three quick questions: 1️⃣ Why are you considering selling now? 2️⃣ What's your timeline? 3️⃣ Have you ever had the business valued? [Listen] Most owners overestimate or underestimate by 20–40%. Let me put together a free, confidential opinion of value. Sound fair?"

"Before I send you any deal details, I need to understand a few things: 🎯 Industry interest: service, retail, hospitality, professional? 💰 Capital available: How much liquid? SBA pre-qualified? 👤 Experience: Operator-owner, semi-absentee, or first-time? 📅 Timeline: Buying within 90 days or browsing? 📍 Geography: SWFL only, or broader? Once I have those, I'll have you sign a Buyer NDA and I'll send appropriate listings."