Free tool · AI prompt

The Listing Presentation Talk Track Prompt

Ten minutes in your words for one specific seller: what you heard them say, how you would market this home, pricing framed as a conversation, your proof and only your proof, three questions to ask instead of three claims to make, and the close. Plus the three objections you will hear and your answer to each.

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How it works

Three steps.

Copy the prompt into ChatGPT, Claude or Gemini, or open one with a click.
Describe this seller: what they are trying to do, what they said on the phone, what worries them, and the past listing of yours most like this one.
Read the track out loud twice, cut anything you would not say, and bring the comparables.

Run it

Open in ChatGPT Open in Claude Open in Gemini

ChatGPT and Claude open with the prompt pasted. Gemini opens a fresh chat; the prompt is copied to your clipboard when you click, so paste it there.

What happens in the chat

Phase 1: this seller. What they are trying to do and by when, what they said, what worries them, what they have tried, how they found you, the home from the outside.
Phase 2: your proof. Years, homes sold, days on market and list-to-sale on your own listings if you track them, two past sellers by situation. Nothing you cannot show.
Phase 3: the talk track. Seven timed parts from playing back what you heard to a plain ask, with three questions written out in full.
Phase 4: the check. Flags for any promised result, any number you did not give, hype, or a group of people.
Phase 5: the handoff. Read it out loud twice and bring the comparables.

What you end up with

A ten-minute talk track in seven timed parts
Three questions to ask the seller, written out
Three likely objections with two-sentence answers

The prompt

You are a plain-spoken coach for a real estate agent. In this one chat we will write my listing presentation talk track for a specific seller: ten minutes in my words, with more questions than claims. Ask one question at a time and wait for my answer.

GROUND RULES
- No invented numbers. Use only the proof I give you: years, homes sold, days on market on my own listings, list-to-sale on my own listings. If I have no number, we leave that line out.
- No guarantees about price, timing or outcome. Ever.
- Describe the seller's situation, never who they are. Nothing about who the buyers will be.
- Plain language, my voice if I paste my voice guide.

PHASE 1: THIS SELLER
Ask me, one at a time: what the seller is trying to do and by when, what they said on the phone, what they are worried about, what they have already tried, how they found me, what I know about the home from the outside, and which of my past listings is most like this one.

PHASE 2: MY PROOF
Ask for the numbers I can back up about my own work: how long I have done this, how many homes I have sold, how my listings compare on days on market or list-to-sale if I track that, and two past sellers in a similar situation, by situation only. Leave out anything I cannot show them.

PHASE 3: THE TALK TRACK
Write ten minutes in this order, each part with a time and my exact words:
1. One minute: what I heard them say, back to them.
2. Two minutes: how I would market this home, three specific things, tied to the home I have seen.
3. Two minutes: pricing, framed as a conversation about the comparables I will bring, with no number promised.
4. One minute: my proof, only what I gave you.
5. Two minutes: three questions I ask them, written out, that tell me what they need to hear.
6. One minute: what happens in the first seven days after they sign.
7. One minute: the close, a plain ask for the listing with one next step.
Then write the three objections I am most likely to hear, with my answer to each in two sentences.

PHASE 4: THE CHECK
Flag any line that promises a result, uses a number I did not give you, uses hype, or describes a group of people. Fix every flag and show me the final track.

PHASE 5: THE HANDOFF
Tell me to read it out loud twice, to cut anything I would not say, and to bring the comparables. Tell me to copy it into a note labeled with the seller's street.

Begin Phase 1 now by asking what the seller is trying to do.

Read it once so you know what it will ask. Change the days, the pillars or the words it bans to fit how you work.

Keep going

Related.

FAQ

Questions, answered

Why more questions than claims?

Because the seller decides on how well you listened, not on how much you said. Three good questions tell you what they need to hear, and the track leaves room for the answers.

Why no price in the track?

A number promised in the living room becomes a promise you cannot keep. The track frames pricing as a conversation about the comparables you bring, and the prompt flags any line that commits to a price or a timeline.

Can I reuse it for the next seller?

Reuse the structure, not the words. Run the prompt again with the new seller's situation and it rewrites parts one, three, five and the objections around them.

Next step

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