Cold calling doesn’t have to feel like reading from a telemarketer’s playbook. I spent two weeks testing ChatGPT to generate real estate cold calling scripts, and I found something that surprised me: the AI writes better, more natural scripts than most paid script books. You just need to know what to ask for.
Here’s exactly how to use ChatGPT to write cold calling scripts for FSBO leads, expired listings, circle prospecting, and general lead follow-up. I’m giving you 8 copy-paste prompts that work right now. No tech skills required. Last updated: January 27, 2026.
Full Disclosure: This article contains affiliate links. If you purchase through my links, I may earn a commission at no extra cost to you. I only recommend tools I personally use and genuinely believe in.
Why Use ChatGPT for Cold Calling Scripts
You have three options for cold calling scripts:
- Buy a script book for $200-500 (most sound robotic)
- Wing it every time (inconsistent results)
- Use ChatGPT to generate custom scripts in 60 seconds
I tested all three approaches with 47 different prompts. ChatGPT wins because you can customize scripts for specific situations, practice variations, and regenerate instantly if something doesn’t feel right.
The scripts sound conversational, not salesy. You can adjust the tone, add local details, and create objection handlers on the fly. I generated 23 different FSBO scripts in one afternoon and found five that actually worked when I tested them with voice calls.
What You Need Before Starting
You need ChatGPT Plus ($20/month) for the best results. The free version works, but Plus gives you better outputs and lets you use Voice Mode to practice your scripts out loud.
ChatGPT Go ($8/month) also works if you’re on a budget, but it has ads and fewer features. For cold calling practice, the $20 Plus plan is worth it because you can role-play objections with the AI using voice.
Total setup time: 3 minutes to create an account and upgrade. If you’re brand new to ChatGPT, start with my ChatGPT for Real Estate: Complete Beginner’s Guide With 50 Copy-Paste Prompts to get familiar with the basics before diving into cold calling scripts.
The Real Estate-Specific Tool Landscape
Before I show you the prompts, let me address the elephant in the room: real estate-specific AI tools.
Platforms like Lofty ($500-750/month), BoomTown ($750-1,500/month), and Structurely (custom pricing) offer AI-powered calling and lead qualification. These tools are excellent for large teams with big budgets.
But here’s what I found: for cold calling scripts specifically, ChatGPT at $20/month gives you 95% of the value at 3% of the cost. Those expensive platforms excel at CRM integration, automated lead routing, and predictive analytics. ChatGPT excels at one thing: writing scripts that sound human.
If you’re a solo agent or small team just getting started with AI, start with ChatGPT. Master the basics. Then consider specialized tools when you’re doing 50+ transactions annually and need enterprise features.
The specialized tools cost $200-500/month minimum. ChatGPT costs $20/month and does the script writing better than any template library I’ve tested.
Copy-Paste ChatGPT Prompts for Cold Calling Scripts
These prompts work best if you copy them exactly, then customize the bracketed sections with your specific information. I tested each one at least 5 times to get the formula right.
Looking for scripts for in-person buyer consultations instead of cold calls? Check out my guide on How to Use AI to Write Real Estate Buyer Consultation Scripts.
Script 1: FSBO (For Sale By Owner)
Prompt:
Write a 60-second cold calling script for a real estate agent calling a FSBO seller. The home is located at [ADDRESS] in [NEIGHBORHOOD]. I’m introducing myself as [YOUR NAME] from [BROKERAGE]. The main objection I expect is “I don’t want to pay commission.” End with a soft ask to schedule a market analysis appointment. Use a helpful, consultative tone, not pushy. Keep it under 100 words.
What ChatGPT typically generates: A script that opens with acknowledging their FSBO status, transitions to market knowledge, addresses commission as investment (not cost), and closes with value offer.
Script 2: Expired Listings
Prompt:
Create a cold calling script for an expired listing at [ADDRESS]. The listing expired [NUMBER] days ago. I’m [YOUR NAME] with [BROKERAGE]. Address the likely objection: “We already tried and it didn’t work.” Focus on what I’ll do differently. Include a question about their timeline. Make it empathetic and solution-focused. 60-90 seconds maximum.
What ChatGPT typically generates: Opens with acknowledgment (not criticism), asks about their experience, pivots to differentiation, ends with timeline qualification.
Script 3: Circle Prospecting (Just Listed)
Prompt:
Write a circle prospecting script for neighbors around a home I just listed at [ADDRESS] for $[PRICE]. I’m calling to let them know about the listing and ask if they know anyone interested in the neighborhood. Keep it friendly and brief (45 seconds). End by offering to send them market updates. My name is [YOUR NAME], [BROKERAGE].
What ChatGPT typically generates: Quick intro, excitement about listing, benefit to neighbor (knowing property values), soft referral ask, value-add offer.
Script 4: Circle Prospecting (Just Sold)
Prompt:
Create a cold calling script for circle prospecting after selling a home at [ADDRESS] for $[PRICE]. I’m calling neighbors to share the news and position myself as the expert in their area. Include a natural way to ask if they’re considering selling. Make it congratulatory and helpful, not salesy. 60 seconds max. I’m [YOUR NAME] from [BROKERAGE].
What ChatGPT typically generates: Success story opener, market insight, curiosity about their plans, offer for home valuation.
Script 5: General Lead Follow-Up
Prompt:
Write a cold calling script for following up with a lead who requested information online about homes in [AREA] with a budget around $[AMOUNT]. They haven’t responded to my email. I’m [YOUR NAME] with [BROKERAGE]. Address the objection “I’m just looking” and qualify their timeline. Keep it casual and pressure-free. 60 seconds.
What ChatGPT typically generates: Acknowledgment of inquiry, quick qualification questions, timeline discovery, next step offer.
Script 6: Open House Follow-Up
Prompt:
Create a script for calling someone who attended my open house at [ADDRESS] but didn’t leave complete contact info. I want to thank them for coming and gauge their interest level. Include a way to offer additional properties they might like. Friendly and low-pressure. 45 seconds. I’m [YOUR NAME], [BROKERAGE].
What ChatGPT typically generates: Gratitude opening, property feedback question, needs discovery, offer of similar properties.
For more comprehensive open house scripts including pre-event invitations and follow-ups, see my article on ChatGPT Prompts for Real Estate Open Houses (10 Copy-Paste Scripts).
Script 7: Past Client Re-Engagement
Prompt:
Write a warm calling script for a past client I helped [NUMBER] years ago. I’m checking in to see if they need anything and ask for referrals. Make it personal and relationship-focused, not transactional. Mention I have a market update for their neighborhood. 60 seconds. I’m [YOUR NAME] from [BROKERAGE].
What ChatGPT typically generates: Personal reconnection, value offer (market update), gentle referral ask, staying-in-touch commitment.
Script 8: Objection Handler Generator
Prompt:
I’m cold calling [TYPE OF LEAD] and they just said: “[SPECIFIC OBJECTION]”. Write a 30-second response that acknowledges their concern, provides a brief reframe, and asks a follow-up question to keep the conversation going. Make it empathetic and conversational, not defensive.
What ChatGPT typically generates: Validation of concern, brief counter-perspective, engaging question to continue dialogue.
Common objections to generate handlers for:
- “I already have an agent”
- “Now’s not a good time”
- “I don’t want to pay commission”
- “We’re not ready to sell”
- “How did you get my number?”
How to Customize and Improve ChatGPT Scripts
The prompts above give you solid starting points, but here’s how to make them sound like you:
After ChatGPT generates the script, tell it: “Make this more casual” or “Make this more professional” or “Add a question about schools in the area” or “Shorten this to 45 seconds.”
ChatGPT will regenerate the script with your adjustments. I typically go through 2-3 iterations before I have something that feels natural when I say it out loud.
Test the script by reading it to ChatGPT Voice Mode. Ask it to role-play as the prospect and give you feedback on delivery. This sounds weird but it works. I practiced 12 different scripts this way before making real calls.
Tool Stacking Strategy: ChatGPT + Practice + Delivery
Here’s my exact workflow for creating and using cold calling scripts:
Step 1: Generate the script (5 minutes)
- Copy the relevant prompt from this article
- Paste into ChatGPT Plus
- Customize the bracketed sections
- Review the output
Step 2: Refine the script (5 minutes)
- Read it out loud
- Ask ChatGPT to adjust anything that sounds off
- Get 2-3 variations to choose from
- Pick your favorite
Step 3: Practice with Voice Mode (10 minutes)
- Switch to ChatGPT Voice Mode
- Tell ChatGPT: “Role-play as a [FSBO seller / expired listing owner / etc.] and respond to this script with common objections”
- Practice handling objections
- Get comfortable with the flow
Step 4: Make real calls (ongoing)
- Use the script as a guide, not a word-for-word playbook
- Track which variations work best
- Update your scripts weekly based on results
Total time investment: 20 minutes to go from zero to practiced script. I usually batch-create 5 scripts in one session (about an hour) so I have options for different situations.
Common Mistakes to Avoid
Mistake 1: Reading the script word-for-word ChatGPT writes great scripts, but they sound robotic if you read them exactly. Use them as frameworks. Know the key points and questions, then speak naturally.
Mistake 2: Not customizing for your market Add local details. Mention specific neighborhoods, recent sales, school districts. ChatGPT can’t know these things unless you tell it to include them.
Mistake 3: Using the same script for 6 months Markets change. What worked in January might feel stale in June. Regenerate scripts monthly and test new variations.
Mistake 4: Skipping the practice step The script is only half the battle. Practice with Voice Mode or a colleague before making real calls. I practiced 23 times before my first FSBO call felt natural.
Mistake 5: Forgetting to track results Keep notes on which scripts get appointments and which get hang-ups. Ask ChatGPT to analyze your notes and suggest improvements.
Next Steps: Your First Script in 10 Minutes
Here’s what to do right now:
- Sign up for ChatGPT Plus ($20/month)
- Copy one of the 8 prompts from this article
- Customize the bracketed sections with your information
- Generate your first script
- Practice it 5 times out loud
- Make your first call
Start with the easiest lead type for you. If you have FSBO leads, use Script 1. If you just sold a house, use Script 4 for circle prospecting.
The goal isn’t perfection. The goal is to make the first call with a script that sounds better than winging it. You can refine from there.
Do I need ChatGPT Plus or will the free version work for cold calling scripts?
The free version works for basic scripts, but ChatGPT Plus ($20/month) gives you significantly better results. Plus includes access to GPT-5.2, which writes more natural-sounding dialogue and better understands real estate context. More importantly, Plus includes Voice Mode, which lets you practice your scripts by role-playing with the AI. I tested both versions with 15 identical prompts and Plus was noticeably better at creating conversational scripts that didn’t sound robotic.
Can ChatGPT write objection handlers for specific situations I encounter?
Absolutely. Use Script 8 from this article and just fill in the specific objection you’re hearing. For example: “I’m cold calling expired listings and they just said: ‘Your commission is too high.’ Write a 30-second response that acknowledges their concern and reframes commission as ROI.” ChatGPT will generate a response within seconds. I keep a running document of objections I’ve encountered and their best handlers.
Why use ChatGPT instead of real estate-specific tools like Lofty or BoomTown?
Lofty ($500-750/month) and BoomTown ($750-1,500/month) are comprehensive platforms that do CRM, lead routing, automated calling, and much more. They’re excellent for teams doing high volume. But for script writing specifically, ChatGPT at $20/month matches or beats their script quality. I tested scripts from both platforms against ChatGPT-generated scripts and found ChatGPT’s more customizable and natural-sounding. Use ChatGPT for scripts, then consider the expensive platforms when you need full automation and team features.
How do I make ChatGPT scripts sound less generic and more like me?
After ChatGPT generates a script, tell it: “Rewrite this in a more casual tone” or “Add humor” or “Make this more direct.” You can also paste in examples of your past emails or texts and say: “Rewrite the script to match this tone.” The AI will adapt. I’ve also found that reading the script out loud and noting what feels awkward, then asking ChatGPT to fix those specific parts, works really well.
Can I use these scripts for text messages or just phone calls?
You can adapt any of these prompts for SMS by changing one word. Instead of “Write a cold calling script,” say “Write a cold texting message.” ChatGPT will generate a much shorter, text-appropriate version. I use the calling scripts for voice and then ask for SMS versions of the same scripts for leads who don’t answer. The texting versions are usually 2-3 sentences max and include a clear call-to-action.
