Doorlark
Generic expired scripts sound like the other 15 calls the owner got today. The edge is specificity: what you noticed about their listing. These prompts turn 10 minutes of research into a letter and call that only you could have written.
Step 1: 10-minute listing teardown (do this before any prompt)
- Photo count and what's missing (lower level? backyard? kitchen from the doorway only?)
- Price per sq ft vs the 2–3 nearest solds in the last 90 days
- First 2 lines of the remarks: do they lead with the best feature?
- Price history: how many reductions, and how far apart
- Days on market vs the area median from your MLS stats
Write a letter to [owner] whose listing at [address] expired after [DOM] days at [price]. I reviewed the listing and noticed: [observation 1], [observation 2], [observation 3]. My relevant result: [verifiable stat]. Rules: under 220 words, [direct/empathetic] tone. Don't criticize the previous agent. Open with something specific to THEIR house, not 'Sorry your home didn't sell'. Give 2 concrete things I'd change. One call to action: a 15-minute call or a printed pricing review left at the door. Include a P.S. with one fact about the current market I give you: [fact].
Write a 30-second phone opener for calling [owner] about [address], which expired [X] days ago. My differentiator: [line]. Reference one specific observation: [observation]. Then write 2–3 sentence replies to: (1) 'We're taking it off the market', (2) 'We're going to relist with the same agent', (3) 'Just send me something', (4) 'Your commission is too high'. Each reply ends with a question, not a pitch.
Create a one-page pricing review for [address]. Their list price: [price] ([$/sq ft]). Recent solds: [3 comps with address, price, date, sq ft, condition]. Active competition: [2–3 actives]. Format: a 4-row table (comp, price, $/sq ft, better/similar/worse than theirs and why), then 3 sentences on what buyers likely compared it to. Neutral, no blame. No price recommendation; end with 'I'd like to walk you through a full CMA.'
7-day touch plan
| Day | Touch | Use |
|---|---|---|
| 1 | Letter + pricing review delivered | Prompts 1 and 3 |
| 2 | Call (if number is DNC-scrubbed) | Prompt 2 |
| 4 | Door-knock with a printed copy of 2 new comps | Prompt 3, updated |
| 7 | Handwritten note: one new data point | Short version of the letter P.S. |
⚠️ Compliance: scrub every number against the National Do Not Call Registry and your state list before calling. Don't send marketing texts to people who haven't given you consent; a first-touch letter or door-knock is the safer channel for cold expireds and FSBOs. Ask your broker about your office's TCPA policy.
More: FSBO scripts · Objection replies · all prompts
FAQ
What should an expired listing letter say?
Lead with something specific you noticed about their listing (photos, price per sq ft vs recent solds, remarks), give 2 concrete changes you'd make, and ask for a short call. Don't criticize the previous agent.
Can I text expired listings?
Be careful. Marketing texts generally require prior consent under the TCPA. Letters and door-knocks are safer first touches; ask your broker about office policy.
How soon should I contact an expired listing?
Many agents reach out on the day the listing expires. Leading with a specific, useful pricing review helps you stand out among the calls.