Cold calling script for withdrawn homes in 2025

Understanding the Withdrawn Property Market

The real estate market has numerous niches and opportunities, but few are as overlooked as withdrawn properties. These are homes that were once listed for sale but were removed from the market before being sold. According to the National Association of Realtors, approximately 12-15% of listings are withdrawn annually for various reasons including pricing issues, changing seller circumstances, or expired listing agreements. Creating effective cold calling scripts targeted specifically at these withdrawn property owners can significantly boost your real estate business. The key is understanding that these homeowners have already shown intent to sell, making them potentially valuable prospects compared to completely cold leads. The withdrawn property market represents a goldmine of opportunity for savvy real estate agents who know how to approach these homeowners with the right messaging and conversational AI strategies that can significantly enhance outreach efforts.

Why Withdrawn Listings Present a Unique Opportunity

Withdrawn listings occupy a unique position in the real estate prospecting hierarchy. Unlike expired listings (which may have received extensive agent attention) or FSBOs (who actively rejected agent services), withdrawn property owners often find themselves in a state of limbo. Research from the Real Estate Staging Association indicates that 73% of these homeowners still harbor a desire to sell under the right circumstances. The primary reasons for withdrawal—pricing challenges, personal timing issues, or dissatisfaction with previous representation—all represent solvable problems for a skilled agent with the right cold calling approach. These homeowners have already mentally committed to moving but encountered obstacles in execution. With AI calling technology, agents can now scale their outreach to this valuable segment more efficiently than ever before, presenting solutions tailored to the specific reasons behind each withdrawal.

Researching Before You Dial: The Pre-Call Strategy

Before picking up the phone, thorough research separates amateur cold callers from professionals who consistently convert withdrawn listings. Start by accessing your MLS system to identify the property’s original listing price, days on market, and any price reductions. Cross-reference this with neighborhood comps from Zillow or Redfin to identify potential pricing issues. Next, research the homeowner through public records and social media to understand their situation. Were there life changes (job relocation, divorce, retirement) mentioned in their online profiles? Finally, investigate the previous listing agent’s marketing approach—what digital presence did the property have, and how was it presented? This comprehensive pre-call intelligence gives you immediate credibility and allows for a personalized AI conversation that addresses the homeowner’s specific situation, dramatically improving your conversion chances.

Building Rapport: The Critical First 30 Seconds

The opening moments of your cold call determine whether the homeowner engages or disengages. Unlike other prospecting calls, withdrawn property owners have likely experienced disappointment in the real estate process, creating both opportunity and challenge. Begin with a pattern interrupt that differentiates your call from typical agent solicitations: "Hi [Name], this isn’t the usual real estate call you might expect." Follow with an empathy statement acknowledging their experience: "I noticed your home at [Address] was on the market earlier this year, and I understand how frustrating it can be when plans don’t work out as expected." Then establish immediate value with a research-based insight: "I’ve studied properties like yours in [Neighborhood], and I’ve identified three specific reasons why some homes sell quickly while others don’t." This approach establishes you as a thoughtful professional rather than an opportunistic salesperson, setting the stage for a meaningful AI-powered conversation that can address their specific concerns.

The Differentiation Script: Standing Out From Other Agents

Withdrawn property owners have likely already worked with at least one agent and may have fielded calls from others. Your differentiation script must quickly establish why you’re different. Consider this approach: "Mrs. Homeowner, when I work with clients whose homes were previously on the market, I don’t just ask what went wrong—I conduct a complete market positioning analysis. This past quarter, I’ve helped three homeowners in [Area] successfully sell after previous unsuccessful attempts, averaging 5.8% higher than their last listing price. The difference wasn’t luck—it was a systematic approach to identifying and addressing the specific barriers that prevented the previous sale." This script establishes expertise specific to their situation, offers social proof through similar success stories, and presents concrete data that suggests tangible value. Integrating such scripts with AI calling systems can help deliver this message consistently across numerous prospects while maintaining the personalized touch that makes it effective.

The Diagnosis Approach: Finding the Real Reason for Withdrawal

The most effective cold calling scripts for withdrawn properties center around diagnosis rather than prescription. Instead of immediately pitching your services, use a consultative diagnosis approach to uncover the true reasons for withdrawal. Try this script framework: "Based on my research on your property at [Address], I noticed a few potential factors that might have affected your previous listing. I’m curious—was it primarily an issue with the price point, the property presentation, the marketing approach, or something else entirely?" This open-ended diagnostic question positions you as a problem-solver rather than a salesperson and invites the homeowner to share their experience. Their answer provides critical information that shapes the remainder of your conversation. This approach aligns perfectly with how modern AI call assistants work, as they can be trained to identify and respond to specific homeowner concerns while maintaining a natural, consultative conversation flow.

The Price Sensitivity Script: Addressing the Most Common Objection

Pricing issues represent the most common reason for withdrawal, with CoreLogic data suggesting that 68% of withdrawn listings had pricing strategies that misaligned with market conditions. When your diagnosis reveals pricing concerns, deploy this price sensitivity script: "I understand completely about the pricing challenge. Many homeowners I’ve worked with faced similar situations. The market has very specific price sensitivity thresholds—where even a 3-4% difference can dramatically change buyer engagement. I’ve analyzed six recent sales in your neighborhood and identified the exact price point where buyer activity increased by 217%. Would it be valuable if I showed you how this data applies specifically to your property’s positioning?" This script acknowledges their concern, offers context that frames it as a common and solvable problem, and presents a data-driven solution approach. The AI sales pitch generation technology available today can help refine this type of narrative based on specific market conditions and property details.

The Marketing Deficiency Script: When Exposure Was the Issue

For many withdrawn listings, inadequate marketing exposure contributed to the failure to sell. When your diagnosis indicates this was a factor, utilize this marketing deficiency script: "Based on what you’ve shared and my review of your previous listing, I noticed the property received limited digital exposure—primarily standard MLS listings with basic photography. Today’s buyers make decisions differently, with 92% starting online and spending an average of 3.1 seconds deciding whether to engage with a listing. My differentiated marketing approach includes professional videography, virtual staging, and targeted social media campaigns that generated an average of 3.8× more qualified showings for similar properties in your area last quarter. Would you be interested in seeing examples of how this approach transformed results for properties similar to yours?" This script identifies a specific deficiency, educates the homeowner on current buyer behavior, and presents a concrete alternative approach with measurable outcomes. Implementing this type of specialized script within an AI call center environment allows for scaling personalized outreach to numerous withdrawn property owners.

Sample Script: The Complete Withdrawn Property Cold Call

Here’s a complete sample script template that incorporates best practices for withdrawn property cold calls:

"Hello, is this [Homeowner Name]? Hi, this is [Your Name] with [Your Company]. I’m calling about your property at [Address]—I noticed it was on the market earlier this year but is currently off-market. [Pause for response]

I specialize in working with homeowners whose properties were previously listed but didn’t sell for various reasons. In the past year alone, I’ve helped 11 families in [Area] successfully sell after previous unsuccessful attempts.

I’m curious—what were the main factors that led you to withdraw the property from the market? [Listen carefully]

[If pricing mentioned]: That’s actually quite common. About 65% of withdrawn properties I work with had pricing strategy issues. I’ve developed a unique approach to price positioning that helped my last three previously-withdrawn listings sell within 21 days at an average of 96.8% of asking price.

[If marketing mentioned]: I completely understand. Looking at your previous listing, I noticed opportunities to enhance your property’s presentation and reach. My marketing approach typically generates 2.7× more qualified showings compared to standard listings.

Would it make sense to schedule a brief 15-minute consultation where I could show you exactly what made the difference for other homeowners in your situation? I could come by [suggest day/time] or [alternative day/time]—which might work better for you?"

This comprehensive script incorporates research, rapport-building, diagnostic questioning, and situation-specific value propositions that address common withdrawal reasons. Implementing this approach with AI voice agents can help scale this high-touch approach across numerous prospects.

Timing and Persistence: The Follow-up Strategy

The most successful withdrawn property conversions rarely happen on the first call. According to the National Sales Executive Association, 80% of successful sales require at least five follow-ups, yet 44% of agents give up after just one attempt. Develop a strategic follow-up schedule that maintains contact without becoming annoying. For withdrawn property owners, consider this cadence: initial call, value-add email with market analysis within 24 hours, second call 3-4 days later, direct mail market report at the 10-day mark, check-in text at two weeks, and final opportunity call at 21 days. Each contact should provide incremental value rather than simply repeating the same request. Modern AI appointment schedulers can manage this follow-up sequence automatically, ensuring consistent timing and appropriate messaging for each stage of the nurture process.

Handling Specific Objections: The Response Playbook

Withdrawn property owners typically present specific objections that differ from other prospecting categories. Prepare specific response scripts for each common objection. For example:

For "We’re taking a break from selling" objections: "I understand completely. Many homeowners I work with felt the same way. Taking time to regroup is smart. Would it be valuable if I shared how the market has shifted for properties like yours since you withdrew? This information might be useful when you decide to re-enter the market, even if that’s months from now."

For "We had a negative experience with our last agent" objections: "I’m truly sorry to hear that—unfortunately, that’s not uncommon. The approach I take specifically addresses the gaps many homeowners experience with traditional agents. For instance, I provide weekly written marketing reports with actionable insights rather than just showing statistics. Would it be helpful if I shared my client communication process so you could see how it differs?"

Having ready responses for common objections keeps conversations flowing toward appointment conversion. These response frameworks can be effectively integrated into AI sales call systems to ensure consistent handling of common objections across numerous calls.

The Value Proposition Script: Why Choose You Specifically

The cornerstone of any successful withdrawn property script is a compelling value proposition that addresses their specific situation. Craft a concise statement that articulates your unique offering for previously listed homes: "My Withdrawn Property Success System has three components that specifically address why homes don’t sell the first time. First, my Comparative Market Analysis 2.0 uses predictive analytics to identify the exact price point where buyer interest accelerates. Second, my Pre-Marketing Feedback Process gathers input from 25+ active buyers and 12 top agents before we even list. Third, my Digital-First Marketing Strategy generates an average of 47% more qualified online views than traditional listings. These differences helped my last seven previously-listed clients sell within 35 days at an average of 98.2% of asking price." This value proposition is specific to withdrawn properties, features concrete methodologies, and provides measurable outcomes that create a compelling case for choosing you. Leveraging AI phone services can help deliver this value proposition consistently across numerous prospects.

Using Technology: Integrating AI Calling Solutions

Modern real estate prospecting has been revolutionized by AI calling technology that can scale personalized outreach. Platforms like Callin.io offer sophisticated AI calling solutions that can execute withdrawn property scripts with remarkable consistency. These systems can be programmed to handle initial outreach, conduct basic diagnosis of withdrawal reasons, and route qualified prospects to live agents for deeper conversation. The most advanced systems can even adapt their script based on prospect responses, creating branching conversations that feel natural while gathering crucial information. When implementing AI calling for withdrawn properties, ensure your system is programmed with multiple script variations to avoid sounding robotic, and establish clear qualification criteria for when live agents should intervene. The combination of specialized withdrawn property scripts with AI calling technology creates a powerfully scalable prospecting system that can systematically convert this valuable lead source.

The Appointment Setting Script: Closing the Conversation

Every withdrawn property cold call should aim to set a face-to-face appointment where you can present your full value proposition. Develop an appointment setting script that offers a specific, value-driven reason for meeting: "Based on what you’ve shared about your previous experience, I believe I could show you specifically how my approach would address the [pricing/marketing/exposure] challenges you faced. I have availability this Thursday at 4 pm or Saturday morning at 10 am for a brief 20-minute consultation at your property. During this meeting, I’ll provide a preliminary market positioning analysis that identifies the key factors that would make a difference in your selling experience—no obligation whatsoever. Which of those times might work better for your schedule?" This script offers specific times (creating an either/or choice rather than a yes/no decision), provides a clear time commitment, outlines the specific value they’ll receive, and removes risk with a no-obligation statement. Implementing this closing approach with AI appointment setters can significantly increase conversion rates across numerous calls.

The Numbers Game: Strategic Targeting for Maximum Results

Successful withdrawn property prospecting requires understanding the mathematical realities of conversion. Industry averages suggest that with properly targeted withdrawn property scripts, agents typically achieve:

• 18-22% contact rate (actually speaking to the homeowner)
• 30-35% meaningful conversation rate (among those contacted)
• 25-30% appointment setting rate (from meaningful conversations)
• 40-45% listing conversion rate (from appointments)

This means that to secure one new listing, you need to target approximately 30-40 withdrawn properties. Develop a systematic targeting strategy that prioritizes withdrawn properties based on factors like days originally on market (60-90 days is optimal), original price point (focus on your market sweet spot), and withdrawal recency (within 30-60 days is ideal). Creating this strategic funnel approach ensures you’re investing your prospecting time in the highest-probability opportunities. With AI calling technology, you can dramatically increase your prospecting capacity, potentially reaching 100+ withdrawn properties per day with personalized outreach.

Script Customization: Adapting to Specific Market Conditions

The most effective withdrawn property scripts reflect local market conditions and property-specific factors. Develop customization frameworks that allow you to quickly adapt your core script to different situations. For example, in appreciating markets, emphasize new pricing opportunities: "Since your property was last on the market, we’ve seen values in [Neighborhood] increase by approximately 4.2%, creating a new opportunity for properties like yours." In buyer’s markets, focus on marketing differentiation: "In today’s competitive environment, the average home receives 27% fewer showings than last year. My enhanced digital marketing approach generated 31% more showings than the market average last quarter." For luxury properties, emphasize discretion and targeted exposure: "For distinctive properties like yours, typical MLS marketing often falls short. My Private Listing Network connects to qualified buyers with verified net worth exceeding $5M." These customization frameworks ensure your scripts remain relevant across various market segments and conditions. The best AI voice assistants can now incorporate these market-specific variables into their conversations for truly tailored outreach.

Training and Role-Playing: Mastering the Script Delivery

Even the best-written script requires skilled delivery to be effective. Establish a regular training and role-play regimen to master withdrawn property scripts. Begin by memorizing the core script framework until it becomes second nature. Next, practice with a colleague playing various homeowner types—skeptical, interested, hostile, distracted. Record these practice sessions and review them critically, focusing on tone, pacing, and how naturally you handle objections. Develop a scoring system that evaluates key performance indicators like how quickly you establish rapport, whether you successfully diagnosed the withdrawal reason, and how smoothly you transitioned to the appointment request. Regular practice ensures that when you speak with actual withdrawn property owners, your delivery feels natural and confident rather than rehearsed or mechanical. This human touch remains essential even as AI calling technologies become more sophisticated, as the most successful agents combine technological scale with authentic personal connection.

Tracking and Analytics: Measuring Script Performance

Implement robust tracking and analytics to continuously improve your withdrawn property scripts. Create a dedicated CRM category for withdrawn prospects that tracks key metrics including:

• Contact rate by time of day and day of week
• Conversion rate by script variation
• Common objections encountered
• Appointment set rate
• Show-up rate for appointments
• Listing conversion rate
• Average days to contract for converted listings
• Average sale price vs. previous list price

Analyzing these metrics allows you to identify which script elements perform best with different property types and owner situations. For instance, you might discover that withdrawn properties in certain neighborhoods respond better to market analysis value propositions, while others convert more readily with marketing differentiation approaches. This data-driven optimization process ensures your scripts evolve based on actual performance rather than assumptions. Modern call center voice AI systems can help automate this analytics process, providing actionable insights across numerous calls.

Multi-Channel Follow-Up: Beyond the Initial Call

While cold calling initiates contact with withdrawn property owners, a multi-channel follow-up strategy significantly increases conversion rates. Immediately after your initial call, send a personalized email that reinforces key points: "As we discussed regarding your property at [Address], I’ve attached a preliminary analysis showing how the three factors we discussed might impact your selling experience." Within 48 hours, mail a printed market analysis with a handwritten note. Consider creating property-specific videos delivered via text: "I just recorded this quick 2-minute analysis specifically for your property at [Address]." For properties where you’ve identified specific issues, deliver targeted content addressing those challenges: "Based on our conversation about the marketing challenges with your previous listing, I’ve created this side-by-side comparison showing standard photography versus my enhanced approach for similar properties." This integrated communication strategy creates multiple touchpoints that reinforce your value proposition. Many of these follow-up elements can be automated using AI phone agent systems while maintaining personalization.

Leveraging Success Stories: The Social Proof Script

Homeowners with withdrawn properties need reassurance that your approach actually works for situations like theirs. Develop a social proof script that showcases specific success stories: "I recently worked with the Johnsons on Maple Street—their home had been on the market for 97 days with another agent before they withdrew it. The primary issues were outdated interior photos and a price point that just missed the search threshold for their ideal buyer pool. After implementing my Digital-First Marketing Strategy and Strategic Price Positioning, they received three offers within 12 days. They ultimately sold for $534,000—$9,000 above their previous listing price, even in this challenging market. I’ve helped 14 withdrawn property owners achieve similar outcomes in the past 18 months." This script provides a specific, relatable example with concrete details and metrics, then establishes a pattern of success with similar properties. Having 3-5 such success stories ready for different property types and price points provides powerful social validation. These success narratives can be effectively delivered through AI voice agent systems to provide consistent messaging across numerous calls.

Advanced Objection Handling: The Partnership Approach

Beyond basic objection responses, develop advanced handling techniques for particularly resistant withdrawn property owners. The Partnership Approach reframes the conversation from a sales pitch to a collaborative problem-solving exercise: "I appreciate your skepticism, Mr. Homeowner—it’s completely warranted given your experience. Rather than trying to convince you I’m different, I’d like to propose a partnership approach. I’ll provide a detailed analysis of your property’s current market position with specific recommendations—completely free and without obligation. Review it, verify the information independently, and if you don’t find at least three actionable insights that your previous agent missed, we simply part ways. However, if you do see value in the analysis, perhaps we can discuss next steps at that point. This way, I earn the right to your business through demonstrated value rather than promises. Would that approach make sense to you?" This technique defuses resistance by acknowledging skepticism as reasonable, removing pressure, and establishing clear value delivery before any commitment. These sophisticated conversational techniques align well with how conversational AI platforms are evolving to handle complex interactions.

Your Next Steps: Implementing Withdrawn Property Scripts

To implement effective withdrawn property prospecting, follow these concrete next steps:

1. Develop your core script framework based on the templates provided in this article
2. Create market-specific customizations for different neighborhoods and property types
3. Build a targeted list of withdrawn properties from your MLS, focusing on those withdrawn within the past 30-60 days
4. Establish a systematic tracking system to measure script performance
5. Commit to daily prospecting blocks specifically for withdrawn properties
6. Consider implementing AI calling technology to scale your outreach
7. Review performance weekly, identifying which script elements generate the highest response rates
8. Refine your approach based on actual results rather than assumptions

Systematic implementation of these steps will transform withdrawn property prospecting from an occasional activity to a consistent source of listing opportunities. With persistence and script refinement, withdrawn properties can become one of your most reliable and profitable lead sources.

Unleash Your Real Estate Success with AI-Powered Cold Calling

Are you ready to transform your approach to withdrawn property prospects? The strategies and scripts outlined in this article represent proven methodologies for converting this overlooked opportunity into a consistent source of listings. However, implementing these approaches at scale requires both commitment and technology. Callin.io offers revolutionary AI phone agents specifically designed for real estate prospecting, allowing you to reach more withdrawn property owners with personalized, conversational outreach that feels natural while delivering your carefully crafted scripts with perfect consistency.

Our AI calling platform integrates seamlessly with your existing CRM, automatically logs all interactions, and provides detailed analytics on script performance. The free account includes an intuitive interface for configuring your AI agent, test calls to experience the technology firsthand, and access to our comprehensive dashboard for monitoring results. For agents serious about scaling their withdrawn property prospecting, premium plans starting at just $30 per month offer advanced features like Google Calendar integration and built-in CRM functionality. Visit Callin.io today to discover how AI-powered calling can revolutionize your approach to withdrawn property prospecting.