Text Message Templates for Sellers
Text messaging has become one of the highest-response outreach channels for real estate investors. SMS open rates exceed 98%, and most texts are read within 3 minutes. Compared to cold calling (where you might reach 15-25% of your list) and direct mail (0.5-2% response rate), texting delivers faster responses at lower cost.
The catch is that bad texts get you ignored, blocked, or reported. Good texts sound personal, reference the specific property, and make it easy for the seller to respond. This guide provides tested templates for every stage of seller outreach, from initial contact to appointment confirmation.
Compliance first
Before sending any texts, understand the legal requirements:
- TCPA: Automated text messages (sent via autodialer or mass-texting platform) to cell phones require prior express consent. Individual texts sent manually have more flexibility, especially for B2B communications.
- Opt-out: Every message should include or honor an opt-out mechanism. If someone replies "STOP," remove them immediately.
- 10DLC registration: If you're sending texts through a business number at any volume, register your brand and campaign through the 10DLC system. Unregistered campaigns face heavy filtering by carriers.
- DNC list: Scrub your list against the National Do Not Call Registry before texting. Check for known TCPA litigators as well.
Initial outreach templates
Template 1: Direct and simple
"Hi [name], this is [you] with [company]. I'm a local investor and I'm interested in buying the property at [address]. Would you consider a cash offer? No obligation. Reply STOP to opt out."
When to use: General-purpose template for any list type. Works for absentee owners, high-equity owners, and general prospecting lists.
Template 2: Casual and conversational
"Hey [name], I was looking at properties in [neighborhood/city] and came across yours at [address]. Are you open to selling? I buy houses in the area and can close quickly. Let me know. - [your first name]"
When to use: When your list is less targeted and you want to sound approachable rather than corporate.
Template 3: Specific situation (vacant property)
"Hi [name], I noticed the property at [address] appears to be vacant. I'm an investor who buys properties as-is. If you've been thinking about selling, I'd love to make you a cash offer. No repairs needed. Reply STOP to opt out."
Template 4: Specific situation (absentee owner)
"Hi [name], I see you own a property at [address] but your mailing address is elsewhere. Managing property from a distance can be challenging. If you've thought about selling, I buy properties in [city] for cash and can close on your timeline. Interested? - [you]"
Template 5: Inherited property
"Hi [name], I'm reaching out about the property at [address]. I work with families who have recently inherited homes and may be looking for a simple, hassle-free sale. If that's something you'd consider, I'd be happy to discuss your options. - [you]"
Follow-up templates
Most deals come from follow-up, not the initial text. These templates are for leads who didn't respond to your first message or who expressed mild interest. See our guide on follow-up sequences for timing.
Follow-up 1: Gentle nudge (3-5 days after initial)
"Hi [name], just following up on my message about [address]. Still interested in making you a cash offer if you're open to it. No pressure either way. - [you]"
Follow-up 2: Add value (7-10 days)
"Hey [name], I've been looking at recent sales near [address] and the market has been active. If you've ever thought about selling, now might be a good time. I can share what similar properties have sold for. Interested?"
Follow-up 3: Social proof (14-21 days)
"Hi [name], just closed on a property near yours last week. The seller appreciated how quick and easy the process was. If you're considering selling [address], I'd love to make a similar offer. - [you]"
Follow-up 4: Final check-in (30 days)
"Hey [name], this is my last reach out about [address]. If selling isn't on your radar right now, no worries at all. If things change down the road, feel free to text me back anytime. - [you]"
The "breakup" text often generates a response because it removes pressure and creates slight urgency ("last chance").
Response handling templates
When seller says "How much?"
"Great question. I'd like to make you a fair offer based on the property's condition and recent sales in the area. Can I ask a couple quick questions? What condition is the property in, and is there a mortgage on it? That'll help me get you an accurate number."
When seller says "Not right now"
"Totally understand. Would it be okay if I checked back in a few months? Things change, and I want to be here if and when the timing is right for you."
When seller says "Yes, I'm interested"
"That's great to hear. I'd love to learn more about the property. Would you have a few minutes for a quick phone call? I can call you now, or we can set a time that works. What's best for you?"
Always move an interested seller from text to a phone call or in-person meeting as quickly as possible. Text is good for opening the door. Voice is where deals get made.
When seller asks "Who are you?"
"Good question. I'm [full name] with [company name]. I'm a local real estate investor who buys properties directly from homeowners for cash. I've been buying in [area] for [X years]. Happy to share more about how the process works if you're curious."
Appointment setting templates
Setting the appointment
"Thanks for chatting, [name]. I'd like to see the property and put together a formal offer for you. Would [day] at [time] or [day] at [time] work for a quick walkthrough? It usually takes about 15-20 minutes."
Appointment confirmation (day before)
"Hi [name], just confirming our appointment tomorrow at [time] at [address]. Looking forward to meeting you. If anything comes up, just text me. - [you]"
Appointment reminder (day of)
"Hey [name], just a reminder we're meeting at [address] today at [time]. I'll be driving a [vehicle description] so you know it's me. See you soon."
Post-offer templates
After presenting an offer
"Hi [name], thanks for showing me the property today. I've put together a cash offer of $[amount] with a [X-day] close. Let me know if you have any questions or if you'd like to discuss. No rush."
Offer follow-up (3 days later)
"Hey [name], just checking in on the offer I sent over for [address]. Have you had a chance to think it through? Happy to answer any questions or walk through the numbers with you."
What makes a text effective
Analyzing thousands of SMS campaigns reveals consistent patterns in what works:
- Use their name: Personalization increases response rates by 30-50%.
- Reference the address: Proves you're not blasting random numbers.
- Keep it short: Under 160 characters if possible (one SMS segment). Definitely under 300.
- Ask a question: Questions invite responses. Statements don't.
- Sound human: Lowercase, contractions, casual tone. Not corporate.
- One CTA: Don't ask them to call, text, and email. Pick one action.
- Include your name: Sign with your first name. It builds trust.
What kills response rates
- Generic messages: "We buy houses" with no address or name screams spam.
- ALL CAPS: Looks aggressive and spammy.
- Links in first message: Carrier filters flag texts with URLs as potential spam.
- Excessive punctuation: Multiple exclamation marks or dollar signs.
- Long paragraphs: If they have to scroll, they won't read.
- No opt-out: Both legally required and practically important for carrier compliance.
Sending at the right time
Text response rates vary by time of day:
- Best: 10 AM - 12 PM and 5 PM - 7 PM (post-work)
- Good: 1 PM - 4 PM
- Avoid: Before 9 AM, after 9 PM, and Sunday mornings
- Weekend: Saturday afternoon can work well; many sellers have time to respond
Respect timezone differences. If your list spans multiple states, segment by timezone and schedule accordingly.
Scaling your SMS outreach
For volume beyond 20-30 texts per day, you'll need a texting platform. Look for:
- 10DLC registration support
- Built-in opt-out handling
- Conversation threading (see the full exchange, not just individual texts)
- Drip sequence automation for follow-ups
- CRM integration to log conversations against lead records
- Phone number rotation to prevent carrier flagging
Read our guide on the best SMS marketing tools for real estate for platform comparisons.
Related articles
- Cold Calling Scripts for Motivated Sellers
- Follow-Up Sequences That Actually Work
- How to Find Motivated Sellers
- Best SMS Marketing for Real Estate
- Skip Tracing Guide for Investors