Consistent Listings writes ad scripts for townhome listings that open with the HOA or valuation question an owner in your complex is already searching, then hand a filming guide for a single one-hour recording. Every lead the script produces is called within minutes by our US-based ISA team, and the offer behind it is 2 signed listings in your first 100 days or a full refund.
- A townhome script names the complex and the HOA before it names the agent, or the owner assumes it is a generic seller ad.
- The HOA resale package is the trigger that produces the most watched-through townhome ads, because it is the step owners fear most.
- Scripts never interpret CC&Rs, bylaws or budgets; they say the buyer's attorney or the HOA reviews them.
- The same script framework works for an agent on camera or fronted by an AI Clone.
Why generic scripts fail with townhome owners
A generic "thinking of selling" script talks to a detached-home owner by default, and a townhome owner scrolls past it. Their situation has three extra layers a script has to name: the complex, the HOA and the fact that three near-identical units might be listed at once.
An owner who has just opened an HOA assessment letter is not thinking about market conditions. They are thinking about what that letter does to their price and who has to pay it. A script that opens with a generic "now is a great time to sell" line skips past the thing the owner actually typed into Google.
The fix is to write the hook from the search phrase, not from the offer. "How to sell a townhouse with an HOA" and "HOA special assessment before selling" are two different owners at two different moments, and each one gets its own opening line rather than one script stretched to cover both. The scripts feed straight into townhome listing leads, so the hook and the campaign never say different things.
Three script skeletons for townhome sellers
Each skeleton runs hook, proof, offer, call to action, built from the triggers in your complex.
The HOA resale skeleton. Hook (7 seconds): "Got an HOA assessment letter and thinking about selling? Here is what it does to your price." Proof: name that a pending assessment must be disclosed and that ordering the resale package early avoids a stall two weeks before closing. Offer: a home value estimate that accounts for the assessment. Call to action: request your townhome's value.
The competition skeleton. Hook (7 seconds): "Three identical units listed in your complex? Here is how to make yours the one that sells." Proof: pricing against active listings in the same floor plan, and one staging move that separates a unit from its neighbours. Offer: a walkthrough of what is currently listed in the complex. Call to action: see what else is listed near you.
The move-up skeleton. Hook (7 seconds): "Outgrown your townhome? Here is how to sell it and buy the house without moving twice." Proof: sequencing the sale and the purchase so the owner is not carrying two homes. Offer: a plan that times both sides. Call to action: talk through your timeline.
The hooks table
One sentence before the table: these six hooks map to the triggers we see most often in a townhome complex.
| Hook | Trigger it speaks to | Seconds |
|---|---|---|
| If you own a townhome in [complex or zip], the last five sales on your street set your price. Here they are. | valuation search | 8 |
| Got an HOA assessment letter and thinking about selling? Here is what it does to your price. | special assessment | 7 |
| Outgrown your townhome? Here is how to sell it and buy the house without moving twice. | move-up | 7 |
| Three identical units listed in your complex? Here is how to make yours the one that sells. | competition in complex | 7 |
| Most townhome sales stall on one document. Order it before you list and you skip the stall. | resale package | 7 |
| Before you call any agent about your townhome, ask them one question: how many units in this complex have you sold? | agent search | 9 |
The resale-package hook and the assessment hook typically produce the highest watch-through, because they answer a fear rather than a curiosity.
What to avoid in townhome ad scripts
Most US states require the seller to deliver an HOA resale package, sometimes called a resale certificate, disclosure package, estoppel letter or status letter, before closing, and many give the buyer a review window to cancel. HOAs usually have 5 to 15 business days to produce it. A script can name that timeline as a fact only where it matches a verified source; otherwise it says "typically" and routes the owner to ask their HOA directly.
A script never interprets CC&Rs, bylaws or budgets. It says the agent hands over the documents and the buyer's attorney reviews them, because interpreting governing documents is legal advice. A script never calls a townhome a condo, or a condo townhome a freehold townhome, and it never quotes an HOA fee or resale package cost as a fact without a verified stat.
Fair Housing rules apply the same way here as anywhere else: a townhome script describes the property situation and the HOA process, never who lives in the complex, and never implies a preference by any protected characteristic. Canadian condo townhomes use status certificate or condo documents instead of HOA resale package, because most Canadian townhomes run through a condo corporation, not a US-style HOA. The same rules sit underneath the broader ad scripts for real estate agents framework.
How the script connects to the ISA call
The script sets up the exact conversation the ISA team has on the first call. If the hook names an HOA assessment, the ISA asks whether the owner knows if a special assessment is pending and whether they are willing to order the resale package early. If the hook names competition in the complex, the ISA asks what else the owner has seen listed nearby.
Our US-based ISA team calls every lead within minutes, average speed to lead 48 seconds, and runs the 10-point qualification before booking anything. What they hear on those calls feeds back into which hooks get used more, so the script keeps tuning against real conversations with owners in your complexes rather than guesses. You can see the full YouTube ads for townhome listings campaign these scripts run inside. The same pattern sits behind Brian's 3 listings and $100,000 in commissions. You can also browse results from agents like you.
Questions, answered
What should a townhome ad script open with instead of a generic seller line?
A townhome script opens with the specific question the owner already searched, most often a valuation question tied to their complex or an HOA process question like the resale package or a pending special assessment. Naming the complex or the HOA in the first seconds tells the owner the ad is built for their situation, not a generic seller campaign. The offer and call to action come after that hook, not before it.
How long should a townhome video ad script be?
A townhome hook typically runs 7 to 9 seconds, and the full script including proof, offer and call to action fits inside the same length as any Consistent Listings seller ad. Recording takes about an hour off the script, with a filming guide covering framing, lighting and how many takes to record per section, whether you record yourself or an AI Clone delivers it.
Do I have to write my own script for townhome listings?
The script is written from the ad framework already producing listings across every market we run in, fitted to your zip codes, price points and the specific complexes you name on the YouTube Listings Call. You approve the script and record it once; nothing about the townhome angles, the HOA language or the compliance checks is left for you to write.
How do I talk about HOA special assessments without breaking a disclosure rule?
A known special assessment is a material fact and the script says plainly that it has to be disclosed, without quoting a dollar figure or interpreting what the HOA's budget means for the owner. The script routes the owner to their HOA and their attorney for the specifics, and states timelines like the estoppel window with "typically" unless a verified stat backs the exact number.
Can an AI Clone deliver a townhome script instead of me recording it?
An AI Clone can deliver the same script and filming guide, whether you record it yourself or the clone fronts the ad, and every clone script is approved by the agent before it runs. The HOA and complex-specific details stay the same either way, since the script is built from your zip codes and price points, not from who delivers it.
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