Free tool

Cold-call script generator

Pick your trade and the call you're making, choose a tone, add your name, company and offer, and say whether you record and where the lead is. The generator puts together a script from the same templates as our call script library, with the consent and compliance lines for that place. It's template-based: no AI writes it, nothing you type is sent anywhere, and it's free.

By The TopReach Team · Updated

At a glance

What it does
It builds a call script for eight trades, or any business: an opener in the tone you pick, discovery questions, your offer, the ask, answers to common objections, a voicemail and a follow-up text.
How it works
It's template-based. Every line comes from our call script library and is filled in with your name, company and offer. No AI writes it and there are no paid API calls.
Recording and calling rules
Say whether you record and where the lead is, and it adds the consent line and the calling hours, recording rule and trade rules for that state or province, with sources.
Fields
Lead details stay as TopReach fields, like {first_name}, so a copied script fills in with each contact's name on the call. Copy as plain text for anywhere else.
Privacy
It runs in your browser. What you type isn't sent to us or stored.
Not legal advice
The compliance lines are general information, last reviewed November 7, 2026. Check your scripts and calling lists with your counsel.
Tone

Warm, a little more small talk

Optional. Said before the ask, in your words. Keep it true and specific.

Do you record your calls?

Template-based, no AI. It runs in your browser and doesn't send what you type anywhere.

Your script

Real estate agents: Expired listings

Homeowners whose listing came off the MLS without selling, usually called in the first days after it expires. Check the Do Not Call Registry first.

Boxed words like First name fill in on each call when you paste into TopReach. Bracketed words like [day] are yours to fill in.

Opener: The second opinion

  1. “Hi First name, it's My first name with [your brokerage]. I'm sorry your home on [street] didn't sell. That's a frustrating few months.”

    Why: Acknowledging the disappointment first is human, and it's the opposite of the pitch they're expecting.

  2. “I'm not asking you to list with me today. Would a free second opinion on what happened be useful, even if you take a break from selling?”

    Why: A small, no-commitment offer is easy to accept and gives you a reason to see the house.

Questions to ask

  1. “If it had sold, where were you planning to move?”

    Why: The move behind the sale is the real motivation, and it tells you how much time pressure they have.

  2. “How many showings did you get, and what feedback came back?”

    Why: Few showings points to price or marketing. Lots of showings and no offers usually points to price or condition.

  3. “What price would you need to make the move work?”

    Why: It separates the number they hope for from the number they need, and tells you whether relisting makes sense.

  4. “Is anyone else part of the decision?”

    Why: A co-owner who isn't at the meeting is a common reason a listing appointment ends with “we'll think about it.”

The ask

  1. “I'd like to see the house and bring a plan for what I'd change, with recent sales nearby. Would [day] at [time] or [day] at [time] work better?”

    Why: A specific plan is the reason to meet, and two times turn “maybe” into a calendar entry.

If they push back

  1. I'm going to sell it myself.

    That makes sense; plenty of people try. Can I ask what would need to happen in the next 30 days for it to feel like it's working? If it gets there, great. If it doesn't, I'd like to be the agent you call.

    Why: Respect the choice and let them set the checkpoint. Arguing about it makes you the opponent.

  2. Your commission is too high.

    That's fair to ask about. Commission is negotiable, and I'll show you exactly what you'd get for it: pricing, marketing, showings, negotiation and getting to closing. If my plan isn't worth it to you, you shouldn't hire me.

    Why: Commissions are negotiable, and saying so is honest. Then the conversation is about value, not a number.

  3. We're going to wait for the market to change.

    That could be the right call. What would need to be true then that isn't true now? I can send you what homes near you sold for each month this year, so you can watch it yourself.

    Why: Don't predict the market. Offer data they can judge, and a reason to stay in touch.

  4. We're relisting with our agent.

    Have you signed with them again, or are you still deciding? If you've signed, I'll let you go and wish you a quick sale. If you're still deciding, would a second opinion on price help?

    Why: If they're under contract with another broker, stop. Soliciting it isn't allowed for REALTORS® and isn't worth your reputation.

  5. Just send me some information.

    Happy to. So I send something useful and not a stack of brochures, what's the one thing you'd want to know: the price you'd get, how long it would take, or what it would cost you?

    Why: “Send me something” is often a polite exit. A specific question turns it back into a conversation.

  6. How did you get my number?

    [Your listing was on the MLS / your sign has your number / you signed in at the open house.] If you'd rather I didn't call again, I'll take you off my list right now.

    Why: Tell the truth, and offer the exit. A do-not-call request has to be honored anyway.

  7. We're not selling.

    Understood, thanks for telling me. If you ever did move, what do you think would cause it? And would it be OK if I sent you neighborhood sales once or twice a year?

    Why: Accept the no, learn one thing, and ask permission for a light touch. Some of today's no's are next year's listings.

  8. We need more than that for the house.

    I understand wanting the most for it. Let me show you what sold nearby and what didn't, and we'll decide together. I'd rather give you a number you don't love now than have the house sit for another three months.

    Why: Overpricing to win a listing is how many expireds happen. Honesty about price is the service.

Voicemail

  1. “Hi First name, it's My first name with [your brokerage], My number. I'm calling about your home on [street] that came off the market. I have a couple of thoughts on why it didn't sell and what I'd change, and I'm happy to share them even if you're taking a break. Again, it's My first name, My number.”

    Why: Name and number first, one reason about their house, an offer with no pressure, and the number again slowly.

Follow-up text

Send it only if they've agreed to texts, and keep the opt-out line in a first message.

  1. “Hi [first name], it's [your name] with [your brokerage]. I just left you a voicemail about [street]. Happy to share what I'd change, no pressure. Reply STOP to opt out.”

    Why: Refers to the voicemail, carries one low-pressure offer, and includes an opt-out in the first text.

Before you dial

Where the lead is

  • Pick the lead's state or province to see its calling hours, recording rule and any trade rules unique to it.

Rules for real estate agents

  • Check the National Do Not Call Registry and your own do-not-call list before you call. The FCC has not exempted expired listings, and calling an FSBO on the registry to ask for the listing isn't allowed. Calling an FSBO only to discuss a sale to a buyer you represent generally isn't a sales call.
  • Call between 8 a.m. and 9 p.m. in the homeowner's local time. Florida, Oklahoma and Maryland allow 8 a.m. to 8 p.m. and no more than three calls in 24 hours about the same subject.
  • Autodialed or prerecorded calls and marketing texts to cell phones need the person's prior express written consent. An MLS listing, a yard sign or an FSBO ad isn't consent.
  • Honor a do-not-call request right away, within 10 business days at most under FCC rules, and keep it on the list for your whole team.
  • If a home is still listed exclusively with another broker, don't solicit the listing. For REALTORS®, Standard of Practice 16-4 of the NAR Code of Ethics says so.
  • Talk about the home, not the people. The Fair Housing Act bars statements that indicate a preference based on race, color, religion, sex, disability, familial status or national origin, so don't describe a neighborhood by who lives there.
  • Since August 17, 2024, many agents need a written buyer agreement before touring a home with a buyer, so explain it at the consultation, not at the front door.
  • In Canada, the CRTC's telemarketing rules and the National DNCL apply: call weekdays 9 a.m. to 9:30 p.m. and weekends 10 a.m. to 6 p.m., and use consent for texts under CASL.

General information, last reviewed November 7, 2026. Not legal advice: check your scripts and lists with your counsel.

How it works

How the cold-call script generator builds your script

The generator doesn't write anything new. It picks from scripts our team wrote for the calls each trade really makes, fills in your details and adds the rules for where the lead is. That keeps every line honest and predictable, and it means you should still read the result and make it sound like you.

Where do the scripts come from?

Every opener, question, objection, voicemail and text comes from the call script library: eight trades, each with the situations it calls most, two or three openers per situation and the reason for every line. Pick “Other” and it uses general templates for a first call, an inbound lead, a follow-up and an old lead.

Your name and company replace the placeholders for the caller. Your offer, if you add one, becomes a single sentence before the ask, tied to what the prospect just told you.

What does the tone change?

The tone picks which opener you get. Friendly openers start warmer and acknowledge the interruption, direct ones get to the reason in the first sentence, and consultative ones lead with a question. The questions, the ask and the objection answers stay the same, because they work in any tone.

How are the state and recording rules chosen?

Choose where the lead is and the generator adds what's specific to that place: stricter calling hours and call limits in Florida, Oklahoma and Maryland, everyone's-consent recording rules in states like California, Pennsylvania and Washington, and trade rules unique to a state, such as California's insurance license number rule or Texas's solar registration. For Canada, it adds the CRTC calling hours, the National DNCL and CASL rules for texts.

If you record calls, it puts the consent line at the very top, where it has to be, with what to do if the person says no.

How do you make a generated script your own?

Read it out loud once and change anything you wouldn't say. Then:

  • Fill in every bracket: the street, the date, the specific reason you're calling this person.
  • Learn the opener and the ask close to word for word, and let the middle be a conversation.
  • Practice the objection answers out loud until they sound like you.
  • Paste it into TopReach with “Copy for TopReach,” so names fill in on every call, and keep each list on its own script.

FAQ

Common questions

Yes. There's no sign-up and no email. Copy the script or print it.

Keep reading

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Paste it into TopReach and it shows next to the outcome form on every call, with each contact's name filled in. $55 a seat a month, plus $99 a month for each caller's phone license, with a 14-day free trial.

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