SMS Marketing Hub - Guide

SMS Templates for Real Estate Wholesaling: 25 Scripts That Get Replies

By Youssef Ahmed•May 2026•~12 min read
25
Copy-Ready Templates
<160
Characters Each
A2P
Compliant Opt-Outs
GHL
Recommended Platform

In This Guide

  1. 1. How to Use These Templates
  2. 2. Initial Outreach (5)
  3. 3. Follow-Up Messages (5)
  4. 4. Appointment Setting (3)
  5. 5. Post-Appointment Nurture (3)
  6. 6. Win-Back Sequences (4)
  7. 7. Buyer Outreach (5)
  8. 8. Compliance Notes
  9. FAQ

SMS Marketing Hub

SMS Blasting Complete Guide

A2P 10DLC Compliance

SMS Templates Library

SMS vs Cold Calling

Response Rate Benchmarks

SMS Drip Campaigns

Carrier Filtering Guide

Key Takeaways

  • ✓Every template stays under 160 characters to avoid split messages, which reduce deliverability and increase costs on most SMS platforms.
  • ✓All templates include opt-out language as required by A2P 10DLC compliance - never send without it, even in follow-up messages to existing contacts.
  • ✓A/B test your openers - the first 3–5 words have the most impact on response rate. Swap initial outreach variants on alternate days to identify top performers.
  • ✓Win-back and re-engagement templates often outperform initial outreach because the contact has seen your name before - the familiarity threshold is lower.
  • ✓Rotate templates regularly to avoid carrier pattern detection - using the same exact message to thousands of numbers in a short window triggers spam filters.

How to Use These Templates

These 25 templates are designed to be loaded directly into HighLevel as SMS templates or drip sequence messages. Replace bracketed placeholders - [Name], [Address], [Your Name], [Business Name] - with HighLevel custom values or merge fields so personalization is automatic at send time.

Before loading, do three things: (1) confirm your A2P 10DLC campaign is approved for the use case that matches the template category; (2) verify your HighLevel opt-out automation is active - any STOP reply must immediately trigger DND status; and (3) rotate variants so the same exact text is not sent to more than 500 contacts per day per template.

A/B Testing Protocol

Split your list in half and send Variant A to one half, Variant B to the other. Measure response rate after 48 hours - not opens, since SMS doesn't track opens. After 1,000 sends per variant, the winner becomes your control. Always test one variable at a time: opener word choice, question vs statement, with or without the property address.

Initial Outreach Templates (5)

The first message sets the tone. It must be direct, low-pressure, and immediately clear about who you are and why you're texting. Vague openers generate more STOP replies and fewer legitimate responses.

Variant A - Address-Lead
Hi [Name], this is [Your Name] w/ [Business]. I saw [Address] may be available. We buy as-is for cash. Interested in an offer? Reply STOP to opt out.
Variant B - Question Open
Hey [Name] - quick question about [Address]. Would you consider selling? We close fast, no agents. [Your Name] / [Business]. Reply STOP to opt out.
Variant C - Cash Buyer Angle
Hi [Name], I have a cash buyer looking in your area. Would [Address] be available? [Your Name], [Business]. Reply STOP to opt out.
Variant D - Low Pressure
Hi [Name], this is [Your Name] from [Business]. Not sure if you're open to selling [Address] - just wanted to ask. No pressure. Reply STOP to opt out.
Variant E - Condition-Focused
Hi [Name] - [Your Name] here. We buy homes in any condition, no repairs, no agent fees. Is [Address] something you'd want to sell? Reply STOP to opt out.

No-Response Follow-Up Messages (5)

The majority of deals come from follow-up touches, not the initial outreach. Space these messages appropriately: Day 3, Day 7, Day 14, Day 21, and Day 30. Never send the same text twice to the same contact.

Day 3 Follow-Up
Hi [Name], following up on my earlier note about [Address]. Still interested in a fair cash offer? Happy to chat at your convenience. Reply STOP to opt out.
Day 7 Follow-Up
[Name], just circling back - we had a buyer ask about your area again this week. Any chance [Address] is something you'd consider? Reply STOP to opt out.
Day 14 Follow-Up
Hi [Name], [Your Name] again from [Business]. I know timing matters - whenever you're ready to talk about [Address], I'm here. Reply STOP to opt out.
Day 21 Follow-Up
Hey [Name] - last follow-up from me for now. If circumstances change and you'd want a fast cash offer on [Address], reach out anytime. Reply STOP to opt out.
Day 30 Follow-Up
Hi [Name], [Your Name] from [Business]. Checking in one more time on [Address]. Markets change - happy to give you a fresh number. Reply STOP to opt out.

Appointment Setting Templates (3)

Once a lead responds with interest, your goal shifts to booking a walkthrough or phone call. Move quickly - warm responses cool within hours. These templates assume a prior positive reply has been received.

Appointment Request
Great, [Name]! When works best for a quick call or walkthrough - this week or next? I can work around your schedule. [Your Name], [Business].
Time Offer
Hi [Name], I have openings Tue or Thu at 10am, 2pm, or 4pm. Which works for a 20-min walkthrough of [Address]? [Your Name].
Confirmation
Confirmed! Seeing you at [Address] on [Date] at [Time]. My number is [Phone] if anything changes. Looking forward to it - [Your Name].

Post-Appointment Nurture Templates (3)

After a walkthrough or call, many sellers go quiet while they think it over. A soft nurture sequence - not a hard-sell follow-up - keeps you top of mind without creating pressure that pushes sellers away.

Same-Day Thank You
Hi [Name], great meeting you today. I'll have numbers to you within 24 hrs. Any questions in the meantime, just text me. - [Your Name]
Offer Follow-Up
Hi [Name], sent over the offer details. Let me know if you'd like to talk through any of it - happy to answer questions. No rush. [Your Name].
Decision Check-In
Hey [Name], just checking in - have you had a chance to review the offer? Still happy to work around your timeline. [Your Name], [Business].

Win-Back Sequences (4)

Win-back messages target leads who went cold after showing initial interest - they replied once, maybe took a call, but then stopped responding. These templates use a different angle than initial outreach to restart the conversation.

Market Update Angle
Hi [Name], [Your Name] here. Cash buyers in your area are more active than we've seen all year. Still open to a conversation about [Address]? Reply STOP to opt out.
Situation Change
Hey [Name] - circumstances change. If your situation around [Address] has shifted since we last spoke, happy to revisit. [Your Name]. Reply STOP to opt out.
New Buyer
Hi [Name], I have a new buyer specifically looking for properties like [Address]. Would you still consider selling? [Your Name], [Business]. Reply STOP to opt out.
Simple Check-In
Hi [Name], it's been a few months - just wanted to check in. Still interested in a cash offer for [Address]? No pressure. [Your Name]. Reply STOP to opt out.

Dispo Buyer Outreach Templates (5)

Buyer outreach requires a different tone than seller outreach. Buyers are investors - they respond to numbers, deal specifics, and urgency around availability. Keep these messages factual and deal-focused rather than relationship-building.

New Deal Alert
Hey [Name] - [Your Name] from [Business]. New deal: [Address], ARV ~[ARV], asking [Price]. Interested? Reply YES and I'll send the full deal package.
Deal Details Follow-Up
Hi [Name], following up on [Address]. Still available at [Price]. Closes in [X] days. Let me know if you want to schedule a walkthrough. [Your Name].
End-of-Day Urgency
Quick note [Name] - [Address] has had 3 showings today. If you're still interested, let's connect before end of day. [Your Name], [Business].
Buyer List Add
Hi [Name], adding you to our buyer list for [City/Area]. I'll send deals first before they hit the market. Just reply CONFIRM to stay on the list. [Your Name].
Sold Notification / Stay Warm
Hi [Name], [Address] just went under contract. Next deal in [Area] should be within 2-3 weeks - want first look? [Your Name], [Business].

Compliance Notes for All Templates

Every template above includes opt-out language. Before deploying at scale, verify the following in your HighLevel account:

  • Opt-out keyword automation is enabled (STOP, QUIT, CANCEL, UNSUBSCRIBE, END)
  • DND status is applied automatically on opt-out reply - check under Settings > Compliance
  • Your A2P 10DLC campaign covers the use case of the templates you're using (seller outreach vs buyer marketing)
  • You are not appending URLs in initial outreach messages - links in cold SMS dramatically increase carrier filtering rates
  • Message templates are rotated across your number pool so no single template is sent to more than 500 contacts per number per day
Template Category Recommended Delay After Previous Touch Max Per Number Per Day
Initial OutreachN/A (first touch)200–300
Follow-Up Day 372 hours minimum200–300
Follow-Up Day 7+7 days from prior touch200–300
Appointment SettingWithin 1–4 hours of positive replyNo limit (conversation replies)
Win-Back60–90 days since last contact150–200
Buyer OutreachPer deal / per eventNo limit (opted-in buyer list)

Frequently Asked Questions

Can I remove the "Reply STOP to opt out" language to save characters? +
No. Opt-out language is required under A2P 10DLC compliance and TCPA. Removing it from campaign messages can result in campaign suspension and exposes your business to legal liability. If character count is a concern, abbreviate other parts of the message - but never remove the opt-out instruction.
How many templates should I A/B test at once? +
Test two variants at a time - one control, one challenger. Run each variant to at least 500 contacts before declaring a winner. Testing more than two simultaneously makes it difficult to attribute performance differences to specific variables. Once you have a winner, make it the new control and test a new challenger against it.
Should I include the property address in every message? +
For initial outreach, including the property address increases personalization and response rate - it signals you've done research and aren't blasting a generic mass message. For follow-ups after no response, you can test with and without the address. Appointment setting and post-appointment messages should reference the address to reduce confusion.
How do I load these templates into HighLevel? +
In HighLevel, go to Marketing > Templates > SMS Templates and create a new template for each script. Replace bracketed placeholders with HighLevel custom values (e.g., {{contact.first_name}}, {{contact.address}}). Templates can then be pulled into workflows, sequences, or used manually by VAs in the conversation view.
How often should I refresh my template library? +
Rotate or update templates every 60–90 days. Carrier machine learning models learn patterns in high-volume message content over time. Slightly varying phrasing, sentence structure, and opener words across your template set helps maintain deliverability as your volume scales. Don't wait for response rates to drop before refreshing.

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