Summer is the season when a lot of agents unintentionally disappear.
Clients are traveling, routines change, and it’s easy to convince yourself that everyone is too busy to talk. But the agents who stop having conversations in July are the ones wondering where their pipeline went in September.
The reality is that consistent follow-up is what keeps deals moving. According to Harvard Business Review, your chances of reaching a lead can climb as high as 90% by the sixth call.
Tom Toole has a simple way to measure whether you’re following up enough: “Are you 10-sixing your leads?”
- Call 10 times
- Text six times
Most agents never get close to those numbers. Not because they don’t want to follow up, but because they run out of things to say. That’s where having a few simple conversation starters can make all the difference.
Here are 24 conversation starters you can use this summer to stay in touch, create more conversations, and keep your pipeline moving.
24 Conversation Starters to Use This Summer
Market-Driven Openers (OFQ)
- “Hey [Name], homes in [area] are sitting about [X] days on average right now. Curious, has your thinking on timing changed at all?”
- “Quick question. Inventory in [neighborhood] just dropped to [X] homes. Are you still watching the market or has that shifted?”
- “Hey, values in your zip code are up [X]% since last year. Has anyone walked you through what that means for your equity position?”
- “Saw a home similar to yours sell for [X] last week. Wanted to make sure you had that number. Does that surprise you at all?”
Active Buyer Leads
- “[Name], something just hit the market in [Area] that fits what you told me you were looking for. It won’t last. Want me to get you in this week?”
- “Hey [Name], saw you were looking at homes in [Area]. Not trying to rush anything. Just curious, is there a specific neighborhood pulling you in, or are you casting a wider net?”
- “Hey [Name], summer is when a lot of buyers go quiet, which is actually when the best opportunities show up. Less competition, more motivated sellers. Are you still in the market or did you hit pause?”
Expired or Withdrawn Listings
- “Hey [Name], you’ve probably had a dozen agents call you since [Address] came off the market. I’ll earn my 30 seconds and then you can hang up. Fair?”
- “Hey [Name], summer is actually one of the most misread windows in real estate. Most sellers pull back, which means less competition for you right now. Has anyone walked you through what that actually means for your situation?”
- “Hey [Name], I’ll be brief. I’ve got two questions that I think are actually going to help you. If they’re not relevant, I’ll let you go. Mind if I ask them?”
Old Leads / Reactivation
- “Last time we talked, you were thinking about making a move in [timeframe]. Has anything changed, or is that still on the radar?”
- “Hey, I came across something in [area] that made me think of you. Still keeping an eye out or did you put it on hold?”
- “Hey [Name], I dropped the ball on staying in touch. That’s on me. Where are things at now?”
- “Hey [Name], I know you were looking at getting pre-approved a while back. No pressure at all. Just want to make sure if something great hits the market, you’re ready to move. Where are you at with that?”
- “[Name], a lot of my clients are asking about investment properties right now. Not sure if that’s on your radar, but the numbers in [Area] are interesting. Worth a quick conversation?”
- “Hey [Name], a home just listed on [Street] that I keep thinking would be perfect for someone ready to simplify. Thought of you. Worth sending over the details?”
Open House Follow-up
- “Hey, thanks for stopping by this weekend. Quick question. What did you think of the house?”
- “Hey [Name], it’s [Agent Name] from the open house at [Property Address]. On a scale of one to ten, how did that home feel to you?”
- “Hey, you came through the open at [Property Address] on Sunday. Curious, was that the style you’re looking for or were you just getting a feel for the market?”
Sphere (Warm Contacts / Closed Clients)
- “Hey [Name], been a while. How’s everything going with the family?”
- “Saw your post about [thing]. That looked awesome. How did it go?”
- “Hey, I was thinking about you this week. How’s [job, kid, project] going?”
- “Hey [Name], quick one. You still in [neighborhood]? I’ve got something interesting happening over there.”
- “Hey, we’re coming up on [X] years since you moved in. Crazy how fast that goes. How’s everything going?”
How to Use This List
If you’re a BAMx member, take any of these starters into the AI Script Advisor and let it build out a full script drawing on the scripts practiced and refined in our weekly Roleplay Masterminds with Byron Lazine, Lisa Chinatti, and Tom Toole.
To generate a script around a specific housing data point, try this prompt:
I want to start a conversation with a [closed client / potential seller / buyer lead] using this data point:
[insert stat or market update]
Write me a short, natural-sounding outreach message I can send by [text / email / phone call] that opens a conversation without coming across as a pitch.
Swap in your data point and channel, and let AI Script Advisor do its thing.
Consistent outreach over the summer is what fills your pipeline in the fall. Having the right thing to say makes it easier to stay in the habit of doing it.
If you’re a BAMx member, take any starter from this list and use AI Script Advisor to create a full scripting framework using data specific to your market and to the people you serve.
If you’re not a BAMx member yet, sign up for a 7-day free trial at the VIP level to get access.
