The Stale Listing Playbook

Over half of U.S. listings now sit 60 or more days without going under contract (Redfin, March 2026), and every one of them has a seller texting 'why no showings?' This playbook is the rescue system: a numeric day-14 diagnostic, the cut-versus-relaunch call backed by 2026 pricing data, a 72-hour media relaunch, and word-for-word scripts so the data carries the seller conversation instead of your nerves.

• The Day-14 Diagnostic: a four-row triage table that reads views, saves, and showings, then names the fix
• The cut-versus-relaunch decision, built on Realtor.com's June 2026 week-by-week pricing data
• The 72-Hour Media Relaunch: a day-by-day timeline plus a 10-point rebuild checklist
• Four fill-in scripts, from the listing-table pre-commitment to the one-cut proposal, plus the Monday seller email
• The ARMLS 45-day relist mechanics spelled out, and what a reset cannot do