textcuts

FSBO text scripts: 13 messages for after you have made contact

A homeowner is selling without an agent, and you have something useful to offer. But a marketing text to a for sale by owner is a telephone solicitation like any other. A phone number printed on a sign or a listing is not permission to market your services, and the National Do Not Call Registry and the TCPA consent rules cover texts. So these 13 messages come after contact: after a call to a number you scrubbed against the registry, after meeting the owner at the home when they hand you their cell, or when the owner reached out first. Every first message names you, offers a clear way out and promises nothing about price or timing. Ask your broker about state rules. Copy any message, or add the whole pack to your keyboard and send from any app in one tap.

Add these 13 templates to your keyboard Add the 6 essentials

Works in WhatsApp, iMessage, Instagram, Messenger and every other app.

Words in {{double braces}} are blanks. In the textcuts keyboard you fill them with one tap, and the names you used recently come back.

After a call, a visit or a reply

After your call

Essential
Thanks for taking my call. This is {{agent}}. As we discussed, I'll send a couple of ideas for showing your home, and nothing else. Reply STOP anytime and I won't text again.

When to send: Within an hour of a call to a number you scrubbed against the Do Not Call list. Type your name and brokerage in the blank.

Why it works: It names you, sets the limit on what you will send and offers the exit.

After meeting at the home

Thanks for showing me around today, {{name}}. You've clearly put care into this home. If a second opinion on pricing or paperwork ever helps, I'm glad to share what I know.

When to send: The same day, after meeting the owner at an open house or a visit they invited you to, if they gave you their cell.

Why it works: Praise that is specific and true opens the door without a pitch.

Buyer's agent question

Hello, this is {{agent}}. I'm working with a buyer who may like your home. Would you show it to a buyer who has an agent? If so, what works for you?

When to send: Only when you really have a buyer, and only if the listing invites texts or you have already spoken. Otherwise call or use the listing site's messages.

Why it works: It asks an honest question about terms instead of claiming a sale.

They reached out first

Thanks for reaching out, {{name}}. I'm happy to help in whatever way is useful. Would you rather talk by phone, or are texts easier for you?

When to send: When the owner calls or texts you first.

Why it works: They started it, so this is a reply, and you let them choose the channel.

Your first text, with permission

Checklist offer

Essential
Hi, this is {{agent}}. You said texting was fine after we spoke. I can send a short checklist for selling on your own, free, with no obligation. Reply STOP and I won't text again.

When to send: The first text after the owner agreed to receive texts.

Why it works: The offer has plain terms and the message ends with the exit.

Send the checklist

Pro
Here's the checklist I mentioned, {{name}}: {{link}}. It covers disclosures, pricing and showings. Keep what's useful and ignore the rest.

When to send: After they say yes to the checklist.

Why it works: Giving real value first earns a reply later.

Offer recent sales

Essential
If it helps, I can send a written look at recent sales near {{address}}. It's free, there's no obligation, and you don't have to list with me. Want it?

When to send: When the owner says they are unsure about their price.

Why it works: Clear terms make a free offer honest, and it asks a yes or no question.

Replies from the owner

I'll sell on my own

I respect that, {{name}}. Selling on your own works for some owners. If a question about contracts or showings comes up, you're welcome to ask me. Wishing you a smooth sale.

When to send: When the owner says they want to keep going alone.

Why it works: It accepts the answer, and that is how you stay the person they remember.

I signed with an agent

Essential
Congratulations on getting that settled, {{name}}. I'll leave it in their hands and won't text again. Thanks for letting me know.

When to send: When the owner says they have hired someone.

Why it works: Stepping away respects their agreement and your standing.

They said stop

Essential
Done, {{name}}. You won't hear from me by text again. Take care.

When to send: Right away after STOP, quit or any clear no.

Why it works: One short confirmation, then stop and remove the number.

What do you charge?

Pro
Fair question, {{name}}. Fees are negotiable and written into an agreement you'd sign, so I'd rather go through them with you on a call. May I phone you at {{time}}?

When to send: When the owner asks about your fee.

Why it works: It does not dodge, and it moves the details to a conversation where you can explain them.

Meeting and one follow up

Offer a quick walk through

Essential
Would {{day}} work for a quick walk through your home? I'd give you honest feedback on pricing and presentation. Ten minutes is plenty, and there's no obligation.

When to send: After the owner shows interest in your help.

Why it works: A short, specific visit is easy to say yes to.

One follow up

Following up once, {{name}}. If a second opinion would help while you're selling, reply here. Otherwise I'll leave you be. Reply STOP and I won't text again.

When to send: About a week after an unanswered message to an owner who agreed to texts. Send it once.

Why it works: It says out loud that it is the last one.

When to send each message

WhenMessageNote
Within an hour of a callAfter your callOnly to a number you scrubbed against the Do Not Call list.
Same day as a visitAfter meeting at the homeThey invited you.
When they contact youThey reached out firstReply the same day.
First text with permissionChecklist offerAdd your name and brokerage.
When they doubt the priceOffer recent salesFree, with terms.
When they ask your feeWhat do you charge?Move it to a call.
A week after silenceOne follow upOnce, then stop.

Do not say

  • Treating a phone number on a yard sign or listing as permission to send marketing texts.

    Instead: Call a number you scrubbed against the registry, or visit, and text once the owner gives you their number or contacts you.

    Source

  • "I have a buyer for your home" when you do not.

    Instead: Say it only when it is true, and ask a plain question, as in "Buyer's agent question".

    Source

  • "You'll never sell without an agent" or "Owners who sell alone always fail".

    Instead: "Selling on your own works for some owners. I'm here if you want a second opinion."

    Source

  • "Reply YES for a free market analysis" with no terms.

    Instead: Say what they get, that it is free, and that they do not have to list with you.

    Source

  • Texting again after STOP, "not interested" or "I signed with an agent".

    Instead: Confirm once and stop.

    Source

  • Promising a net amount or a faster sale ("I'll get you more than you'd get alone").

    Instead: "I'll give you honest feedback on pricing and presentation."

    Source

  • Pressure and fake urgency ("the market is about to turn", "call me today").

    Instead: Give the facts you have and let the owner decide.

  • Texting before 8 am or after 9 pm in the owner's time zone.

    Instead: Send between 8 am and 9 pm where they live.

    Source

Add these 13 templates to your keyboard Add the 6 essentials

Works in WhatsApp, iMessage, Instagram, Messenger and every other app.

Frequently asked questions

Can I text a for sale by owner?

Not as a cold first contact. A published number is not consent to marketing texts: a number on the National Do Not Call Registry needs the owner's permission first, and texts sent with an autodialer need written consent, as the FCC's guidance explains. Call a number you scrubbed against the registry, visit in person or send a letter, and use these messages once the owner gives you their number or contacts you. State rules can add more, so ask your broker.

What can I send a for sale by owner that actually helps?

A checklist, a short written look at recent sales near their address, or an honest answer about showings and paperwork. Offers should state their terms: what they get, that it is free and that they do not have to list with you.

Can I tell an owner I have a buyer?

Only if you do. Realtors are held to a true picture in advertising and public statements under Article 12. If you want to ask about showing a home, use the buyer's agent question and say what is true.

What if the owner already signed with an agent?

Thank them and stop. The NAR Standards of Practice bar soliciting a listing that is exclusively listed with another broker, and an extra text only hurts your reputation.

What goes in the {{agent}} blank?

Type your name and brokerage, for example "Dana Reyes with Maple Realty", so the owner knows who is writing and for whom.

Do these templates work on the free plan?

Yes. 11 of the 13 use a single blank, which fills in on the free plan. Two use two blanks ("Send the checklist" and "What do you charge?") and need Pro to fill both from the keyboard. The free plan holds 8 textcuts and 1 folder, and imports are never blocked.

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