Some sellers want full retail price…
But don’t want to list.
Don’t want to make repairs.
Don’t want open houses.
Don’t want delays.

You know the type:

“I know the Zestimate says $310K, and I want that, or close to it. But I’m not fixing anything. And I don’t want a bunch of people walking through.”

On paper, it doesn’t make sense. In practice, it’s the perfect setup… if you say the right words.

This article gives you the exact script (and strategy) to turn these sellers into novation deals or wholetail wins, even when they’re emotionally stuck on price.

Why These Sellers Are Actually Motivated (Even if They Won’t Admit It)

At first glance, these sellers don’t seem motivated.

• They don’t want a lowball offer.

• They don’t want to do work.

• They don’t want to pay an agent.

• And they say they’re in no rush.

But look deeper:

• They haven’t listed yet (even though they say they’re “thinking about it”)

• They don’t want to clean, repair, or stage

• They do want to be done soon, without drama

• They’re skeptical of everyone and just want a clean number, with no surprises

In other words, they want maximum dollar with minimum hassle, and that’s where your pitch comes in.

The Psychology Behind the Script

If you go in with a low cash offer, they’ll shut down.

If you tell them to list it, they’ll say, “Nah, I’m not doing that.”

But if you acknowledge their goals and offer a third path, you unlock the deal.

Your job isn’t to convince them they’re wrong.

Your job is to bridge the gap between what they want and what’s possible, using simple words and zero pressure.

Framework: The “Retail Price, No Repairs” Script

Here’s the full script. Use it live or as a follow-up voicemail/text/email when a seller seems retail-stuck but unwilling to do the work to get it.

Opening Line: “I totally get that.”

“Totally understand. If I were you, I’d want the highest price too, especially if the market’s still strong.”

“And I’ve heard so many sellers say the same thing: ‘I want to get as much as I can, but I don’t want to deal with repairs, showings, or agents.’ So trust me, you're not alone.”

Why this works: It disarms them. You're not the guy trying to talk them down, you’re the guy who gets it.

Transition to Possibility: “There is a way…”

“There’s actually a way we could get close to retail pricing without you having to list, fix anything, or pay commissions. It’s not a traditional cash offer. But it’s worked really well for other sellers in your exact situation.”

Why this works: It opens the door without committing to terms yet. You're teasing the idea of a better option.

Explain the Setup (Without Legalese)

“Here’s how it works. Instead of buying the house myself at a discount, I step in and handle the cleanup, the marketing, and getting it sold to a full-price buyer.”

“You still own the property. I do the work. Then at closing, you get the number we agreed on in writing. I get paid after that.”

Why this works: It introduces novation, but in plain English. No jargon. No confusion. No “trust me bro.”

Confirm Their Non-Involvement

“You wouldn’t be doing any of the work, paying any upfront costs, or dealing with agents or showings, unless you wanted to.”

“I cover everything. My team handles the improvements, the buyer negotiations, and the closing.”

Why this works: It reassures them that this won’t turn into a nightmare. You’re handling all the stuff they’re trying to avoid.

Anchor the Safety Net

“Nothing happens without your sign-off. You get your number locked in. We close through a licensed title company. And if something falls through, you’re not stuck, you still own the house.”

Why this works: It crushes the two biggest fears: “Will I lose control?” and “Am I on the hook if this fails?”

Optional Add-Ons (For Objections or Questions)

“Why don’t you just buy it?”

“I could. But to buy it outright, I’d need to be closer to investor pricing, because I’m taking on the upfront risk.”

“This option gives me room to make it profitable, and gets you closer to retail. That way we both win.”

“Why wouldn’t I just list it?”

“You definitely could. But you’d have to clean, repair, stage, show it multiple times, and pay agent commissions.”

“And even then, buyers today ask for credits or fixes after inspection. This lets you skip all that and still get top dollar.”

“What if you don’t sell it?”

“If I don’t get it done in the timeline we agree on, you still have the house and full freedom to do whatever you want.”

“But we’ll set it up with a short window, and I’ll keep you in the loop the entire time.”

When to Use This Script

Use this when the seller says:

“I want $X, and I’m not taking a penny less.”
“The house is fine. I’m not fixing anything.”
“I might just list it, but I hate realtors.”
“I’m not in a rush, but if the price is right…”

It’s especially effective for:

Homes that need light updates but aren’t total rehabs
Sellers who are retail-minded but agent-averse
Situations where listing would cause drama (tenants, divorces, privacy)

What NOT to Do

Avoid these mistakes, they’ll kill the deal before it starts:

Using the word “novation” too early

Stick to outcome-based language. Explain the structure after they’re emotionally on board.

Arguing about price

If they’re fixated on a number, don’t fight it. Just show them how they can get it, with your help.

Getting too detailed too soon

The more you explain upfront, the more they’ll worry. Keep it simple. They don’t need to understand every clause of the agreement on the first call.

Sample Text Follow-Up (If You Didn’t Close the Deal Live)

“Hey [Name], thanks for the chat. Just wanted to circle back on what we discussed, there may be a way for you to get close to your asking price without making repairs, listing with an agent, or dealing with buyers directly.”

“You’d still own the property, and I’d do the work. You’d get paid first, through a title company. Let me know if you want to take another look at it. Zero pressure either way.”

Sample Email Version

Subject: Quick Follow-Up,  “Get Retail, No Repairs” Option

Hi [Name],

Thanks again for the conversation. I know you're looking to get close to retail pricing, but understandably, you don’t want to make repairs, list with a realtor, or drag this out.

There’s actually a path that might work:

• You stay the legal owner

• We sign an agreement that locks in your payout

• I handle the improvements, marketing, and sale

• You get paid first at closing, through a licensed title company

I’d only move forward if I’m confident I can bring in a better offer than you'd get on your own. But you’re protected the whole way.

Let me know if you'd like to hop on a quick call and walk through it.

[Your Name]

These Sellers Are Motivated. Just Differently.

It’s easy to walk away from a seller who demands retail without repairs.

But the truth is, they’re not being stubborn. They’re being cautious.

They don’t want to be taken advantage of.

If you can offer them a better-than-cash outcome with less-than-retail hassle…

They’ll say yes. They’ll thank you. And you’ll walk away with a profitable flip, novation, or wholesale assignment.

The script above isn’t about closing fast.
It’s about helping the seller feel safe enough to say:

“Okay. That actually sounds fair.”

And when that happens, everyone wins.