Every time a competing listing in your seller's price range cuts its price, a clock starts.
You have 48 hours to turn that reduction into a trust moment, or let your seller find out on their own and wonder why you didn't say anything.
Most agents let the clock run out.
Here's the move that changes that. 👇
🏆 [B]est in Class: The bathrobe, the sauna, and $500K over asking
💡 [I]deas That Work: What to do the moment a competitor cuts price
📈 [T]raffic & Attention: What Cedar Cliff's $100M listing teaches every agent
🔔 [S]eller Signals: They're not pulling their listing because they gave up
Let’s dive in 👇
💡[I]DEAS THAT WORK - Tactics that work for listing agents.
Turn a competitor's price cut into a loyalty moment
Every time a competing listing in your seller's price range takes a price reduction, you have a 48-hour window to build trust. Most agents don't use it.
The moment a comparable home reduces its price, send this:
"Heads up [the home on Maple] just reduced by $25K. I want to walk you through what that means for us. It's actually useful information and not necessarily bad news. Do you have 10 minutes today or tomorrow?"
That message does three things most updates never do: it proves you're watching the competition as closely as your seller is, it gets ahead of the conversation instead of reacting to it, and the phrase "not necessarily bad news" lowers their guard and raises their curiosity before a single hard thing has been said.
On the call, you explain what you're actually seeing. Is this a bad comp, overpriced home, deferred maintenance, poor condition, or a real market signal worth responding to? Either answer is fine.
What matters is that you're the one holding the information and delivering the context.
That's exactly where you want to be.
The steal: Set an MLS alert on the three to five closest competing listings right now.
Every reduction is a conversation starter.
The agent who contextualizes it first owns the narrative, and sellers don't leave agents who make them feel like they're always one step ahead.
Tuesday ✅
This tactic costs nothing and takes five minutes.
Set the alert. Draft the message. Send it the moment a comp reduces.
The agents who do this consistently rarely lose listings mid-transaction because their sellers never feel like they're watching the market alone.
The really smart ones use Beacon (which has all of the comps and a lot more).
See you tomorrow,
- Chris Smith and Jimmy Mackin
