Your templates decide whether your messages get delivered and whether prospects reply. This guide covers what to include, what to avoid, and the words carriers filter most often.
The short version
- Include your company name, the property address and a question.
- Keep a large pool of templates and refresh them every month.
- Never use links, ALL CAPS or the words in the filtered list below.
Resources
→ How to Create New Outgoing Templates
→ SMS Best Practices: Strategies for Higher Delivery Rates, More Leads, and Account Longevity
→ Required Template Field: {CompanyName}
→ Spam Remediation Best Practices
1. What every template needs
Identify yourself
Always include {CompanyName} so prospects know who is texting. You can add {UserFirstName} for a personal touch. This is required.
Hi {FirstName}, this is {UserFirstName} from {CompanyName}. I’m reaching out about your property at {StreetAddress}. Are you open to discussing a sale?
Name the property
Use {StreetAddress} so the message is clearly about something the prospect owns. Targeted messages are less likely to be marked as spam.
Hi {FirstName}, I’m {UserFirstName} with {CompanyName}. I’m interested in your property at {StreetAddress}. Have you considered selling?
End with a question
A question makes it easy to reply and increases your reply rate.
Hi {FirstName}, this is {UserFirstName} from {CompanyName}. I’d love to talk about your property at {StreetAddress}. Would you be open to a quick call to discuss?
2. How many templates to keep
Lead Sherpa rotates through the templates in a category as you send. Keep 15 to 20 templates in every category, never fewer than 10, and refresh them at least once a month. (The app won’t let you use a category in a campaign until it has 5 templates, but 5 isn’t enough to rotate well.)
3. Common mistakes
| Mistake | Example and why it’s a problem |
| Links and spammy language | “GET CASH NOW for your property at {StreetAddress}! Visit [link] for an instant offer!!!” Uses ALL CAPS, spammy words and a link, so it’s likely to be flagged. |
| Generic messages | “Hi there! Interested in selling your property?” No sender and no property, so it looks like spam and gets fewer replies. |
| Pushy tone | “We need your property at {StreetAddress}. Call us now to avoid missing out!” Sounds aggressive instead of conversational. |
4. Template examples
- Hi {FirstName}, this is {UserFirstName} from {CompanyName}. I noticed your property at {StreetAddress} and wanted to ask if you’d be open to discussing an offer. What do you think?
- Hello {FirstName}, I’m {UserFirstName} with {CompanyName}. Are you open to chatting about your property at {StreetAddress}? Let me know!
- Good day {FirstName}, this is {UserFirstName} from {CompanyName}. I’m interested in the property at {StreetAddress}. Could we connect to discuss options?
- Hi {FirstName}, I hope this finds you well. My name is {UserFirstName} from {CompanyName}, and I’d love to discuss the property at {StreetAddress}. Is now a good time?
- Hello {FirstName}, this is {UserFirstName} with {CompanyName}. I’m reaching out about {StreetAddress}. Have you considered selling? I’d love to hear your thoughts.
5. Words and phrases carriers filter
Carriers look for words and phrases common in spam. Using any of these, alone or together, can lower your delivery rate. This list is based on our own data and changes over time, and wording with a similar meaning can also be flagged.
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Questions? Email support@leadsherpa.com.
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