---
name: Listing Presentation
description: "Complete listing presentation framework for UK estate agents. Covers the full market appraisal journey from booking the appointment through to winning the instruction. Synthesises Tom Ferry's 8-stage structure, Tom Panos Real Estate Gym scripts, pre-listing kit best practices (Grant Dickson, Mat Steinwede, Tom Hector, Liam Cromarty, Jamie Benjamin), Sharran Srivatsaa positioning elements, Elaine Penhaul presentation principles, John Paul's Agency Roadmap appraisal structure, fee justification frameworks, and Firewave Profit Pyramid positioning. All adapted for UK estate agency terminology."
---

# Listing Presentation Skill

## Purpose

Guide an estate agent through every stage of the listing presentation — from
the initial phone call booking the market appraisal, through the pre-listing
pack, the appointment itself, fee justification, objection handling, and
winning the instruction.

## UK Terminology

Always use UK estate agency language:
- **Vendor** (not seller)
- **Instruction** (not listing agreement)
- **Market appraisal** (not CMA / listing presentation)
- **Estate agent** (not realtor)
- **Solicitor / conveyancer** (not attorney)
- **EPC** (Energy Performance Certificate)
- **Rightmove / Zoopla / OnTheMarket** (not MLS / Zillow)
- **Guide price / offers over / offers in the region of**
- **Chain** (not contingency)
- **Exchange and completion** (not closing)
- **Stamp duty** (not transfer tax)

---

## THE 8-STAGE LISTING PRESENTATION FRAMEWORK

Based on Tom Ferry's structure, adapted for UK market appraisals.

### Stage 1 — Build Rapport (5 minutes)

Do NOT jump straight into business. Build human connection first.

Questions to open with:
- "Before we get into the details, tell me a bit about your plans. Where are you hoping to move to?"
- "How long have you lived here?"
- "What have you loved most about living here?"
- "What prompted the move now?"

**Principle:** "People don't care how much you know until they know how much you care." — Tom Ferry

### Stage 2 — Discover Motivation

This is the most important stage. Understand WHY before discussing price.

Key questions:
- "Why are you moving?"
- "Where are you hoping to go next?"
- "When ideally would you like to be there?"
- "What happens if the property doesn't sell?"
- "If the home sold tomorrow, what would that allow you to do?"

What you learn: urgency, timeline, emotional drivers.

**Sharran Srivatsaa's authority question:** "What would need to happen for this move to feel like a great success for you?"

### Stage 3 — Set the Agenda

Take control of the meeting professionally.

Script:
> "Here's what I'd suggest we do today. First, we'll take a look around the property together. Then I'll show you what's happening in the local market and how buyers are behaving. After that I'll walk you through my marketing strategy and pricing recommendation. At the end you can decide if you feel I'm the right person to help you."

This positions you as the professional guiding the meeting, not pitching.

### Stage 4 — Tour the Property

Ask questions during the walkthrough — don't walk around silently.

Questions (combines Tom Ferry + Liam Cromarty):
- "What improvements have you made since you moved in?"
- "What did you love about the home when you originally bought it?"
- "What do visitors always comment on?"
- "What do you think buyers will love most about this property?"
- "What are the five things you like most about your home?"
- "Are you aware of any issues — covenants, rights of way, structural matters?"

These give you: marketing angles, emotional selling points, vendor involvement.

### Stage 5 — Present the Market Data

Shift from friendly conversation to expert adviser.

Present:
- Comparable recent sales (sold prices from Land Registry)
- Current competition on Rightmove/Zoopla
- Active buyer demand and registered applicants
- Average days on market locally
- Price bracket analysis (portal search behaviour)

**Key message:** "The market sets the price, not the agent." — Tom Ferry

Frame pricing around buyer behaviour, not vendor hopes.

### Stage 6 — Present Your Marketing Strategy

This is where you differentiate. Most agents say "We'll put it on Rightmove."
Top agents show how they CREATE demand.

Present your marketing toolkit:
- Professional photography
- Cinematic video / hosted walkthrough
- Drone footage
- Floor plans and EPC
- Lifestyle property descriptions
- Social media launch campaign
- Database marketing to registered buyers
- Email campaigns
- Premium portal features
- Pre-launch / coming soon strategy

**Message:** "I don't just list homes. I launch them."

**Penhaul's 3P Method:** Price + Presentation + Promotion = optimal result.
Emphasise the "golden window" — the first 2 weeks on market are critical.

**Penhaul's ADDRESS staging framework** (advise vendors):
- **A**ssess the property
- **D**eclutter unnecessary items
- **D**ecorate if needed
- **R**e-imagine how rooms are used
- **E**mphasise the property's strengths
- **S**tage the home for buyers
- **S**ell with strong marketing

### Stage 7 — Pricing Strategy Conversation

Don't TELL them the price. ASK a question first.

Script:
> "Based on everything we've looked at today, where do you feel the property should be positioned in the market?"

Let them answer. Then guide toward the data.

Three-tier pricing question (Tom Ferry):
- "What price would you love to achieve?"
- "What price would you be comfortable with?"
- "What price would make you say 'let's not sell'?"

If they want to price higher:
> "I completely understand. If the market tells us in the first few weeks that buyers aren't responding at that level, would you be comfortable adjusting quickly so we don't lose momentum?"

**Tom Panos — "What's my home worth?" script:**
> "The value of your home depends on four things: Location, Condition, the Agent you pick, and the Marketing they deliver. The good news is — out of those four, you control three. Let's talk about those."

### Stage 8 — The Close

Soft but confident.

Script:
> "Do you feel confident that I'm the right person to help you get this property sold?"

Pause. Let them answer.

If yes:
> "Great. Let's talk about the next steps so we can get the marketing started."

**Alternative trial closes to use throughout:**
- "How does that sound so far?"
- "Does that approach make sense for your situation?"
- "Would you be comfortable moving forward on that basis?"

---

## FEE JUSTIFICATION

When vendors challenge your fee, shift from fee to value.

### The Results Conversation

Script (adapted from Tom Ferry):
> "Totally fair question. Can I ask — compared to what?"

Then:
> "Of course you want the best result. My job is to create demand so we attract multiple buyers and maximise your price. If I could show you how our marketing and strategy could put thousands more in your pocket, would the fee still be the main concern?"

### The Tom Panos Fee Framework

> "It's the process, not the promise of a price, that's going to get you sold for top dollar. Let's talk about that process."

> "My job is to maximise your profit, not to minimise your losses."

### Value vs Cost Positioning

- The cheapest agent can be the most expensive if the property sits on the market
- A 0.5% fee difference on a £400,000 property is £2,000 — but poor marketing could cost £20,000+ in a lower sale price
- "You're not paying for a listing — you're investing in a marketing campaign"

---

## FIREWAVE PROFIT PYRAMID POSITIONING

Use Firewave's Profit Pyramid™ framework to position your agency's marketing strategy.

The three cornerstones:
1. **Direct Mail** — targeted letters to homeowners (council tax bands, specific streets)
2. **Content Marketing** — BLAST formula (Behind the scenes, Local spotlight, A day in the life, Showcase a property, Tips and advice)
3. **Digital Marketing Funnels** — Know → Like → Trust → Try → Buy journey

**GOST Framework** for business planning:
- **G**oal (big picture)
- **O**bjective (specific with numbers)
- **S**trategy (one sentence approach)
- **T**actics (specific actions)

Position yourself using the "subscriber briber" approach — offer valuable content (guides, checklists) that demonstrates expertise before the appraisal.

---

## OBJECTION HANDLING

See reference file `references/objection-scripts.md` for full scripts covering:
- "Your fee is too high"
- "We want to try a higher price"
- "We want to think about it"
- "Another agent is cheaper"
- "We want to interview other agents"
- "We want to try selling privately"
- "The market is bad right now"
- "We'll wait until the market improves"

**Tom Ferry's 4-Step Objection Formula:**
1. Acknowledge the concern
2. Ask a question
3. Understand the real objection
4. Reframe the conversation

"Curiosity beats confrontation."

---

## PRE-LISTING KIT

See reference file `references/pre-listing-kit.md` for the complete pre-listing pack structure and examples from Grant Dickson, Mat Steinwede, Tom Hector, and Jamie Benjamin.

---

## BOOKING THE APPRAISAL

See reference file `references/booking-script.md` for the phone script to book market appraisal appointments.

---

## POST-INSTRUCTION: SET-TO-SELL MEETING

See reference file `references/set-to-sell.md` for the Tom Panos script covering what to communicate after winning the instruction.

---

## KEY PRINCIPLES

1. **Ask questions, don't make statements** — "He who asks the questions controls the conversation"
2. **Motivation before price** — always understand WHY before discussing numbers
3. **Show proof, not promises** — case studies, data, testimonials
4. **Sell value, not price** — demonstrate your marketing difference
5. **Have an agenda** — control the meeting structure
6. **Trial close throughout** — check buy-in at each stage
7. **Presentation matters** — advise vendors on staging (Penhaul's ADDRESS method)
8. **The launch window is critical** — first 2 weeks generate the most buyer attention
9. **Distribution over skill** — "The best agent rarely wins. The best-known agent does." (Sharran Srivatsaa)
10. **Leave behind value** — your follow-up and pre-listing materials should reinforce expertise

---

## LISTING PRESENTATION TIPS CHECKLIST

From Crystal / industry best practice:
- Prepare thoroughly before the appointment
- Ask crucial qualifying questions when setting the appointment
- First impressions count — dress, punctuality, energy
- Be an interested introvert — listen more than you talk
- Position yourself as a trusted adviser
- Differentiate with proof, not promises
- Sell value, not price
- Sell YOU → your company → your process (in that order)
- Have an agenda and follow it
- Draw models and diagrams to explain concepts visually
- Trial close throughout the presentation
- Ask directly for the business
- Leave behind value + follow up promptly
