Pre-Foreclosure Cold Calling Script
The exact pre-foreclosure cold calling script that converts 11% of conversations to appointments. Empathetic approach with objection handlers, voicemail script, and guidance on helping distressed homeowners.
1The Opener
Hi, is this {{owner_name}}?
{{owner_name}}, my name is {{your_name}}. I'm a real estate professional in the {{area}} area, and I'm reaching out because I noticed your property on {{street_address}} has a notice filed on it.
I know this might be a sensitive topic, and I'm not calling to pressure you into anything. I just wanted to see if you've been able to explore your options. Do you have a minute to talk?2Discovery & Pitch
I appreciate you taking the time. First, I want you to know that I've helped other homeowners in similar situations, and there are usually more options than people realize.
Can I ask—have you been able to talk to your lender about the situation?
[LISTEN - Are they working with the bank? Have they explored loan modification?]
Got it. And what's your goal right now—are you trying to stay in the home, or are you open to selling if it makes sense?
[LISTEN - This determines your approach]
[If they want to STAY in the home:]
Okay, so your priority is keeping the home. Have you looked into loan modification or forbearance with your lender? [If no] That's usually the first step. Sometimes the lender will work with you, especially if you've had a temporary hardship. I can connect you with a HUD-approved housing counselor who can help you navigate that process for free.
[If they're OPEN TO SELLING:]
Okay, so if selling the home helped you avoid foreclosure and gave you some cash to start fresh, you'd be open to that?
Here's the thing—you likely have more equity than you think. Even in a pre-foreclosure situation, we might be able to sell the home, pay off the mortgage, and put money in your pocket. Or, if you owe more than the home is worth, we could explore a short sale with the bank.
I'd like to come by, take a look at the property, and give you a realistic picture of what we're working with. No obligation—just information so you can make the best decision for your family. Would {{day}} at {{time}} work, or is {{alternate_day}} better?3Objection Handlers
Click an objection to see the response. Practice these until they're automatic.
Your Response
That's great to hear. What's the bank saying? [Listen] Okay, so you're in good shape then. Just keep in mind—if things change or the bank stops cooperating, selling could still be an option. Would it be okay if I checked back with you in a few weeks, just in case?
4Closing Options
Would {{day}} at {{time}} work for me to come by and go over your options, or is {{alternate_day}} better?
Let me come by for a quick 15-minute visit. I'll give you a realistic picture of what we're working with, and then you decide what makes sense. How's {{day}}?
Can I send you some information about your options? What's the best email address?
I don't want to add to your stress—I just want you to have all the information. Can we talk for 15 minutes so I can understand your situation better?
Voicemail Script
Hi {{owner_name}}, this is {{your_name}}, a real estate professional in {{area}}.
I noticed there's a notice filed on your property at {{street_address}}, and I'm reaching out because I've helped other homeowners in similar situations explore their options.
I'm not calling to pressure you—I just want to make sure you know about all the choices available to you. Some of them might surprise you.
Give me a call at {{your_phone}} when you have a few minutes. Again, that's {{your_phone}}. I'm here to help.Variables to Customize
{{owner_name}}The homeowner's name{{your_name}}Your first name{{area}}Your market/service area{{street_address}}The property address{{amount_owed}}Approximate amount owed (if known from records){{auction_date}}Scheduled auction date (if applicable){{day}}Your first appointment suggestion{{time}}Specific time for appointment{{alternate_day}}Your backup appointment day{{your_phone}}Your callback phone number{{hud_counselor_info}}Contact for HUD-approved housing counselorPerfect For
- Real estate agents with experience in distressed properties
- Agents who want to help homeowners in difficult situations
- Those comfortable with sensitive, emotional conversations
- Agents with short sale or foreclosure prevention experience
- Professionals who can provide genuine value and resources
- Agents in markets with elevated foreclosure activity
Not Ideal For
- Agents without distressed property experience
- Those uncomfortable with emotional or sensitive conversations
- Agents looking for quick, easy transactions
- Those who can't provide genuine help beyond a listing
- Agents in markets with minimal foreclosure activity
Pro Tips
Approach every call with empathy—these homeowners are often scared and overwhelmed
Know the foreclosure timeline in your state so you can speak intelligently about deadlines
Build relationships with bankruptcy attorneys, housing counselors, and short sale negotiators
Always offer resources even if they decide not to work with you
Follow up consistently but gently—their situation may change
Understand the difference between judicial and non-judicial foreclosure in your state
Be prepared to explain short sales, loan modifications, and deed-in-lieu options
Document everything—these deals can be complicated and emotional
Common Mistakes
Being too aggressive or salesy—this is a sensitive situation
Making promises you can't keep (guaranteed short sale approval, etc.)
Not understanding the foreclosure timeline and process
Focusing only on the sale and not the homeowner's wellbeing
Not knowing how to explain all options (modification, short sale, bankruptcy)
Giving legal advice—always refer to attorneys for legal questions
Calling too frequently or being pushy
Not having resources ready (HUD counselors, attorneys, etc.)
Practice Exercises
Research and memorize your state's foreclosure timeline
Role-play the opener with a focus on empathy and tone
Practice explaining short sales in simple, non-technical language
Drill the 'I don't trust real estate agents' objection
Build a resource sheet with HUD counselors and bankruptcy attorneys
Practice asking discovery questions without sounding intrusive
Tone & Delivery
Empathetic, calm, and non-judgmental. These homeowners are often embarrassed, scared, and overwhelmed. Speak slowly and calmly. Don't rush. Let them talk and vent if they need to. Never make them feel judged for their situation. Position yourself as a helper and resource, not a salesperson looking to profit from their hardship. If you can't genuinely help, tell them and offer alternative resources.
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