Luxury Listing Scripts Script

[Homeowner Name], thank you for inviting me to see your beautiful home. Before we discuss strategy, I want to acknowledge that selling a property of this caliber is fundamentally different from selling a typical home, and it requires a fundamentally different approach. Your home is not just real estate — it is a lifestyle, and it deserves to be marketed as one. Let me walk you through my luxury marketing plan. First, professional photography and cinematic videography. I work with the top architectural photographer in [City] to create imagery worthy of Architectural Digest. We will capture your home in both daylight and twilight to showcase the lighting, views, and ambiance that make this property special. Second, AI virtual staging and lifestyle visualization. Even in a furnished home, I use advanced virtual staging technology to create aspirational lifestyle imagery — showing your pool area set for an elegant dinner party, or the master suite styled with five-star hotel finishes. This technology lets us present multiple design visions that resonate with different luxury buyer personas. Third, a targeted digital marketing campaign reaching high-net-worth individuals through platforms they actually use — curated real estate portals like Mansion Global and The Wall Street Journal, Instagram and YouTube ads targeting affluent demographics, and direct outreach to my network of luxury buyer agents. Fourth, I will produce a property website — a standalone, branded microsite dedicated exclusively to your home with professional video, drone footage, floor plans, and neighborhood information. Fifth, I maintain strict confidentiality. Unlike mass-market listings, luxury homes sometimes benefit from discreet, off-market exposure to qualified buyers before going public. I will create a customized strategy based on your preference for privacy versus exposure. My track record in the luxury segment includes [specific results]. I would love to discuss pricing strategy and timeline. What are your goals for this sale?

[Homeowner Name], I understand your question about commission, and at this price point, I appreciate that the dollar amount is significant. Let me be transparent about the value behind that number. When I sell a luxury property, my marketing investment on your behalf is substantial. I will invest approximately [amount] out of my own commission in the following: [list — professional photography at 2,000 to 5,000 dollars, videography and drone footage at 3,000 to 8,000 dollars, property microsite development at 1,500 to 3,000 dollars, AI virtual staging and lifestyle imagery, print advertising in luxury publications, targeted digital advertising, professional staging consultation, and broker events]. This level of marketing is what attracts qualified luxury buyers — people who can close quickly and without the financing hiccups that derail transactions. My clients consistently net more than sellers who choose discount brokerages, even after accounting for the commission difference, because the marketing generates stronger demand and higher offers. Regarding buyer agent compensation — with the recent NAR settlement changes, we now have more flexibility in how buyer agent commission is structured. I will walk you through the options and help you choose the approach that maximizes your net proceeds while still attracting serious buyer representation. I do not compete on price — I compete on results. The question is not what you pay in commission, but what you net after closing. I am confident I will deliver the highest possible return on your home.

[Homeowner Name], this is [Agent Name] with [Brokerage]. I hope I am not catching you at a bad time. I am reaching out because I specialize in luxury residential properties in [Area], and I have been following the market closely for homes in your neighborhood. I recently closed a sale on [nearby street or comparable property] for [Price], which was [above asking / a record for the area]. The result was driven largely by our marketing approach — we used a combination of cinematic video, AI virtual staging, and targeted outreach to high-net-worth buyers that created significant demand. The reason I am calling is that based on the current market, properties like yours in [Neighborhood] are commanding premium prices. We are seeing very limited inventory in the luxury segment right now, which means qualified buyers are competing for fewer homes. If you have ever considered selling, this could be an exceptionally strong window. I am not suggesting you need to make a decision today. I would simply love the opportunity to provide you with a confidential market analysis of your property and share some ideas about how I would position it to attract the right buyer. My approach is very different from how typical agents market properties, and I think you would find the strategy interesting even if you decide not to sell right now. Would you be open to a private, no-obligation conversation?