Just listed reel script: 5 structures that cover every listing

There are five reliable ways to script a just-listed reel: the classic facts-forward tour, the price-value frame, the one-feature showcase, the story opener, and the fast text-overlay tour. Pick by what the listing gives you — a striking price picks structure two, one extraordinary feature picks three, ordinary-but-solid picks one or five. Each script below runs 12–20 seconds, the range where listing reels get finished.

The just-listed reel is the one every agent needs on demand, which is exactly why it goes stale fastest — the same tour, the same “welcome to this stunning home”, listing after listing. The fix is structural, not cosmetic: five different shapes, chosen by what the property gives you.

How to choose in ten seconds: a price that will surprise people picks the price-value structure; one extraordinary feature picks the one-feature reveal; a real history (a restoration, an architect, a first sale in decades) picks the story — with the seller’s blessing; everything else picks the classic or, when you need a reel today with zero recording, the fast tour.

Two discipline notes that hold across all five. First, one claim per beat — a sentence carrying three features delivers none of them; this is the same “one sensory line per room” rule Kadapt’s script engine enforces on itself. Second, keep the total inside the completion window: every structure above lands in the 12–20-second range for the reasons covered in how long should a listing reel be.

Swap in an opening from the hook bank whenever the default hook doesn’t fit, pair the finished reel with a caption from the just listed bank, and if you’d rather start from a draft generated off your listing facts, the free script generator does the first pass.

The scripts

1 · The Classic — facts forward · ~18s

Hook · 0–2s · best exterior: Just listed in [NEIGHBORHOOD] — and the photos don't oversell it.
Room 1 · 2–6s: [BEDS] beds, [BATHS] baths, and a living room that gets the good light.
Room 2 · 6–10s: The kitchen: [ONE SPECIFIC — the island, the range, the storage].
Room 3 · 10–14s: And the [ROOM] most homes at this price skip.
Close · 14–18s · end card: Offered at [PRICE]. DM '[KEYWORD]' for the full tour.

2 · The Price-Value — anchor the number · ~15s

Hook · 0–2s: This is what [PRICE] buys in [NEIGHBORHOOD] right now.
Proof 1 · 2–6s: [SQFT] square feet. [BEDS] bedrooms.
Proof 2 · 6–10s: A [FEATURE] you weren't expecting at this number.
Proof 3 · 10–13s: And [ONE MORE FACT — lot, garage, renovation year].
Close · 13–15s · end card: Just listed. The math is in the caption — the showing is a DM away.

3 · The One-Feature — let it carry · ~15s

Hook · 0–2s · tease, don't show: Every home has one showstopper. Wait for this one's.
Context · 2–7s: [BEDS]/[BATHS] in [NEIGHBORHOOD] — solid everywhere it counts.
Reveal · 7–12s · the feature, best motion: But this — [THE FEATURE] — is why you'll remember it.
Close · 12–15s · end card: [PRICE]. See the rest in person — DM '[KEYWORD]'.

4 · The Story — true and seller-approved · ~20s

Hook · 0–3s: [STORY FACT — 'Built in 1948. Restored over three years.']
Chapter 1 · 3–8s: The [ORIGINAL DETAIL] stayed. The [UPDATED SYSTEM] didn't — it's all new.
Chapter 2 · 8–13s: Every room got the same treatment: keep what's good, fix what isn't.
Chapter 3 · 13–17s: The result is a home with its history intact and none of the homework.
Close · 17–20s · end card: Just listed at [PRICE] — the next chapter's open. DM '[KEYWORD]'.

5 · The Fast Tour — text overlays, no voiceover · ~12s, on-screen text only

Hook text · 0–2s: JUST LISTED · [NEIGHBORHOOD]
Shot 2 · 2–4s: [BEDS] BED · [BATHS] BATH
Shot 3 · 4–6s: [FEATURE, three words max]
Shot 4 · 6–8s: [SECOND FEATURE, three words max]
Shot 5 · 8–10s: [SQFT] SQ FT
Close card · 10–12s: [PRICE] · DM '[KEYWORD]'

Fill in the blanks

Blank	What to put there
`[PRICE] / [BEDS] / [BATHS] / [SQFT]`	The MLS numbers — spoken claims are advertising claims.
`[NEIGHBORHOOD]`	Name the place; never characterize its people.
`[FEATURE] / [ROOM]`	The property's single best truth. One per reel beats three per sentence.
`[STORY FACT]`	A true, seller-approved fact — the year it was built, what was restored, what was added.
`[KEYWORD] / [DATE]`	DM trigger word; open house or offer-review date if real.

Fair-housing note: Just-listed scripts go wrong when they narrate the imagined buyer ('perfect for a growing family…'). Every beat below describes rooms, numbers and facts. Keep your fills the same way — and get the seller's sign-off before any story beat mentions them. Before you post anything you adapt from this page, run it through our free fair housing checker — it flags risky phrases and suggests fixes, no signup.

Common questions

Which structure should a new agent start with?

The classic. It works on every property, teaches the hook-rooms-close rhythm the others riff on, and never embarrasses you. Move to price-value the first time you list something that photographs better than its price suggests — that combination is the strongest content in real estate.

Do I have to voice it myself?

No — every structure works as text overlays over music, which is how the fast tour is designed to run anyway. If you do record, read slower than feels natural; the timings below assume a relaxed pace, and rushed voiceover is the most common tell of a first reel.

Can I use the same structure for every listing?

You can, and your regulars will notice — which is fine when it's a signature and dull when it's a rut. A practical rotation: classic for most listings, price-value when the number is the story, one-feature when the property hands you one.