Free Resource

Pre-Foreclosure Scripts
That Close Deals

7 word-for-word scripts for calling pre-foreclosure leads. Empathetic. Direct. Tested. These scripts work because they treat the homeowner like a person, not a transaction.

7 scripts for every stage4 objection handlersVoicemail + text included

How to Call Pre-Foreclosure Leads Without Being a Vulture

Pre-foreclosure calling is different from every other type of cold call. These homeowners are stressed, embarrassed, and drowning in robocalls from scammers. If you sound like everyone else, you get hung up on.

The scripts below work because they lead with empathy, offer genuine options, and don't pressure anyone into a decision. The best pre-foreclosure investors aren't predators. They're problem solvers.

Use a power dialer to increase your call volume, and pair it with skip tracing to find accurate phone numbers for lis pendens filings. Need more scripts? Check our full cold calling scripts page.

Script #1

The Compassionate Opener

First contact with a homeowner who has a lis pendens filed

#1
Hi, is this [OWNER NAME]? My name is [YOUR NAME]. I know this might come out of nowhere, but I work with homeowners who are going through a tough time with their mortgage. I'm not a lender, and I'm not with the bank. I actually buy houses directly, and sometimes I can help people avoid foreclosure while still walking away with cash in their pocket. Is that something you'd be open to hearing about? No pressure at all.

Pro Tips

  • •Never say "I see you're in foreclosure." They know. You don't need to remind them.
  • •Be calm and warm. These people are stressed and embarrassed.
  • •If they say no, ask if you can check back in two weeks. Situations change fast.
Script #2

The Timeline Urgency Script

Homeowner who is 60-90 days from auction and may not realize how little time they have

#2
Hi [OWNER NAME], this is [YOUR NAME]. I'm a local real estate investor. I wanted to reach out because I noticed your property at [ADDRESS] might be heading toward a sale date. I work with homeowners in exactly this situation, and I know the timeline can sneak up on you. I can usually close in two to three weeks, which gives you time to move on your terms instead of the bank's. Would it be worth a quick conversation to see if I can help?

Pro Tips

  • •Don't be dramatic about the timeline. State it matter-of-factly.
  • •Emphasize "on your terms" vs "the bank's terms." That's the real sell.
  • •Have your closing timeline ready. If you say two weeks, mean it.
Script #3

The Equity Check Script

Pre-foreclosure with significant equity. The homeowner has options but may not know it.

#3
Hey [OWNER NAME], this is [YOUR NAME]. I'm an investor in [CITY]. I work with homeowners who might be behind on payments but still have equity in their home. A lot of people in that situation don't realize they can sell, pay off the mortgage, and still walk away with cash. I'm not sure if that's your situation, but if it is, I'd love to talk through your options. Would that be helpful?

Pro Tips

  • •High equity pre-foreclosures are the best deals for both parties.
  • •They get cash. You get a deal. Frame it as a win-win.
  • •Ask what they owe. If they won't tell you, you can estimate from public records.
Script #4

The "Options" Script

When you want to position yourself as one of several options, not the only one

#4
Hi, is this [OWNER NAME]? I'm [YOUR NAME], a real estate investor. I wanted to reach out because I know you might be dealing with some mortgage challenges right now. There are actually several options available to homeowners in your situation. Loan modification, forbearance, short sale, or selling to an investor like me. I'm happy to walk you through all of them, not just mine. Would a quick conversation be helpful?

Pro Tips

  • •This script builds massive trust. You're not just pushing your solution.
  • •Know the basics of loan modification and forbearance so you can actually discuss them.
  • •If they qualify for a mod, tell them. They'll remember you and call back if it falls through.
Script #5

The Follow-Up Script

Second or third call to a pre-foreclosure lead who didn't commit the first time

#5
Hey [OWNER NAME], this is [YOUR NAME] again. We spoke about [TIMEFRAME] ago about your property at [ADDRESS]. I just wanted to check in and see how things are going. Has anything changed with the mortgage situation? I'm still buying in the area and would love to help if the timing is better now. No pressure either way.

Pro Tips

  • •Most pre-foreclosure deals close on follow-up calls, not the first contact.
  • •Their situation gets worse over time, which makes them more receptive.
  • •Keep notes on every call. Reference something specific from your last conversation.
Script #6

The Voicemail Drop

When you get voicemail on a pre-foreclosure lead

#6
Hey [OWNER NAME], this is [YOUR NAME]. I'm a local investor, and I work with homeowners who might be going through a tough time with their mortgage. If you're open to a quick chat about your options, give me a call at [PHONE NUMBER]. No pressure, no sales pitch. Just want to see if I can help. Hope you're doing well.

Pro Tips

  • •Keep voicemails under 25 seconds.
  • •Sound friendly and low-key. Not urgent, not salesy.
  • •Leave two voicemails max before switching to text or mail.
Script #7

The Text Message Opener

When calling isn't working and you need another channel

#7
Hi [OWNER NAME], this is [YOUR NAME]. I'm a local investor in [CITY]. I help homeowners who might be dealing with mortgage challenges. If you'd like to talk through your options, I'm here. No pressure. Just reply "info" and I'll send over some details.

Pro Tips

  • •Texting works well for pre-foreclosure leads who screen calls.
  • •Keep it under 160 characters if possible. One text, not a wall of text.
  • •Always include an easy opt-in ("reply info") instead of asking for a call.

Pre-Foreclosure Objection Handlers

The most common pushback you'll hear and how to respond without being pushy.

“I'm working with my bank on a modification”
Your response:

“That's great. Loan mods can take 3-6 months though. Would it be okay if I check back in a few weeks, just in case? That way you have a backup plan.”

“I don't want to sell my house”
Your response:

“I completely understand. It's your home. If anything changes or you just want to hear what options look like, my number is [PHONE]. No pressure.”

“How did you know about my situation?”
Your response:

“When a lis pendens is filed, it becomes public record. I reach out to homeowners in that situation because sometimes I can help. If that's not something you need, I totally understand.”

“I can't afford to sell”
Your response:

“That's actually the part I can help with. I cover all closing costs, and depending on your equity, you could still walk away with cash. Can I run some quick numbers for you?”

Free Download: Getting Sellers to Say Yes

The complete guide to turning distressed homeowners into signed contracts. Pre-foreclosure specific tactics, negotiation frameworks, and closing strategies.

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Pre-Foreclosure Calling FAQ

When should I call a pre-foreclosure lead?

Wait until the lis pendens is filed (public record). Calling before that feels invasive. The best window is 30-90 days after the filing. After that, many homeowners have already made a decision or the property is approaching auction.

Is it legal to call homeowners in pre-foreclosure?

Yes, as long as you follow standard DNC regulations. Pre-foreclosure filings are public record. However, some states have additional consumer protection laws around contacting distressed homeowners. Check your state's specific rules.

What is the best list source for pre-foreclosure leads?

County recorder filings (lis pendens and notice of default) are the primary source. You can pull these from your county clerk's website, data providers like ATTOM or PropStream, or a service like FlipMantis that aggregates this data automatically.

How many times should I follow up with a pre-foreclosure lead?

Plan for 5-7 touches across multiple channels: calls, voicemails, texts, and direct mail. Most pre-foreclosure deals close on the 3rd through 5th contact. The homeowner's situation gets more urgent over time, which often makes later contacts more productive than the first.

Find Pre-Foreclosure Leads Automatically

FlipMantis pulls lis pendens filings, skip traces the owners, and lets you call them with a built-in power dialer. All in one platform.

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