Real Estate Listing Presentation Template
Three documents and three sheets, built around a milestone tracker that computes every contingency date and back-schedules the closing.
Free download · No account needed
Comparable Analysis
1428 Wrenfield Court. 1,940 sf, 3 bed, 2 bath, built 1998, no pool. Four sales, adjusted on paired-sales rates rather than price per square foot.
| Comparable | Sale price | Net adj. | Gross adj. | Adjusted value | Use |
|---|---|---|---|---|---|
| 2207 Halloway Ln | 412,000 | -1.2% | 2.6% | 407,054 | Use |
| 1611 Cadmore Way | 398,500 | 1.4% | 2.4% | 404,263 | Use |
| 905 Trescott Dr | 437,000 | -8.4% | 9.3% | 400,126 | Use |
| 3340 Oakmill Ct | 529,000 | -15.0% | 17.1% | 449,485 | Drop |
Oakmill is the highest sale on the list and the one a seller points at. It is also 90,625 of gross adjustment away from the subject, 17.1 percent of its own price, past the 15 percent reliability line. Dropping it moves the mean from 415,232 to 403,814 and narrows the spread from 49,359 to 6,928.
| Recommended band | Value | Basis |
|---|---|---|
| Lower | 400,000 | Lowest surviving adjusted value, rounded |
| Upper | 408,500 | Highest surviving value carried one month forward |
| Accepted price | 409,000 | 521 above the band, after 20 days on market |
Transaction Milestone Tracker
Effective Thu 12 Mar 2026. Three clocks run at once and this file names which one applies to each row.
| Milestone | Day | Date | Convention | Consequence if missed |
|---|---|---|---|---|
| Earnest money delivered | 3 | Mon 16 Mar | Weekend-extended | Option never created |
| Option period ends, 5pm | 10 | Sun 22 Mar | No extension | Right to terminate is gone |
| Survey delivered | 20 | Wed 1 Apr | No extension | Buyer may extend closing |
| Disclosure mailed | 32 | Mon 13 Apr | Business day, Sat counts | Consummation date at risk |
| Closing | 39 | Mon 20 Apr | Contract | Default, remedies clause |
Day 3 lands on a Sunday and moves to Monday because its clock extends. Day 10 also lands on a Sunday and stays there, because its clock does not. Same weekend, opposite answers, and both are correct.
Back-Schedule of the Closing Date
Working backward from the day 39 close finds the date the appraisal had to be ordered by.
| Step | Turn time | Day | Date |
|---|---|---|---|
| Closing | 39 | Mon 20 Apr | |
| Disclosure mailed | 3 business days | 32 | Mon 13 Apr |
| Appraisal report filed | 10 working days | 5 | Tue 17 Mar |
| Appraisal must be ordered | 2 working days | 1 | Fri 13 Mar |
| What happens if it is ordered late | Earliest close | Days late |
|---|---|---|
| Ordered on day 1, as scheduled | Day 39 | 0 |
| Ordered on day 10, when the option period ends | Day 43 | 4 |
The appraisal has to be ordered on day 1, three business days after the contract exists, but the buyer's own termination option does not close until day 10. A buyer who waits for the option period to run before ordering it cannot close on day 39 no matter how the rest of the file performs.
Every result for a listing presentation template is a slide deck: property photos, a market slide, an agent bio, nothing about the transaction that follows once the listing actually sells. Every result for a transaction milestone tracker is either a form that records dates someone already worked out by hand, or a paid coordinator platform that calculates them behind a login. A residential contract runs three separate date clocks simultaneously, and none of the free results say so.
1428 Wrenfield Court closes on an effective date of Thursday 12 March 2026. Day 3 lands on Sunday 15 March and moves to Monday 16 March, because the earnest money clause carries a weekend extension. Day 10, the termination option, lands on Sunday 22 March and stays there, because its clause carries none. Same contract, same weekend, opposite answers. The closing disclosure runs a third clock again, where Saturday counts as a business day and Sunday does not.
Back-scheduling from the day 39 closing date finds that the appraisal had to be ordered on day 1, three business days after the contract existed. The buyer's own option period does not end until day 10, so a buyer who waits for it before ordering the appraisal cannot close on day 39, and the tracker names that four-day slip before it happens. The same discipline runs through the capacity model, the onboarding checklist, and the insurance agency review: write down the convention, not just the date.
What's in the pack
Comparable Analysis
Paired-sales adjustment rates applied to four comparables, with a 15 percent gross-adjustment reliability test that drops the outlier before the band is set.
Transaction Milestone Tracker
Every contract date computed from the effective date, each one tagged with the counting convention it actually runs on and the consequence of missing it.
Listing Presentation
The seller-facing document built from the surviving comparables, not the adjusted mean of all four, so the number defends itself in the room.
Marketing Plan
A dated first-ten-days sequence with a day-ten review keyed to the objection split, so a price decision is made from evidence rather than a feeling.
Showing and Feedback Log
Every showing's feedback classified by objection type, read for the split between price and condition rather than for the raw showing count.
Seller Update Format
A fixed weekly structure of what happened, what is next with a date, and what needs a seller decision, pulled straight from the tracker.
How to use it
- 1
Open in River, or download it
Take the blank Word and CSV files with no account, or install the pack in River and hand it the property details and your comparables.
- 2
Build the adjusted grid before the listing appointment
Run every comparable through the same adjustment rates, apply the reliability test, and set the band from the survivors rather than the full set.
- 3
Back-schedule the moment a contract is accepted
Enter the effective date and the closing date once. Every contingency date computes on its own convention, and the tracker flags any pair that cannot both be true.
- 4
Send the update the tracker already wrote
Pull the week's dates and statuses straight into the seller update format, so the seller reads the same numbers the file is actually tracking against.
Frequently asked questions
Is this template free?
Yes. Three documents and three sheets download as Word and CSV files with no signup and no credit card. Edit with AI is the optional path where the agent computes your own dates from your contract and comparables. The rest of the library is at the template index.
What format are the downloaded files?
Word documents (.docx) for the Listing Presentation, Marketing Plan and Seller Update Format, and CSV (.csv) for the Comparable Analysis, Transaction Milestone Tracker and Showing and Feedback Log. They open natively in Word, Pages, Google Docs, Excel, Numbers and Sheets.
Does it use my state's exact contract deadlines?
The three-clock structure is generic to any contract that mixes calendar-day and business-day counting, but the actual day counts, forms and extension language are set by your contract and your state's promulgated form. Edit with AI reads your own contract's paragraphs rather than assuming a number.
Why do two deadlines from the same contract land on different dates?
Because they run on different conventions. A clause with a weekend and holiday extension moves a Sunday deadline to Monday. A clause with no extension does not move at all. Both can be correct in the same contract, which is why the tracker names the convention next to every date rather than only the date.
What if the appraisal already went in late?
The back-schedule sheet recomputes the earliest achievable closing from the actual order date rather than the contract date, so you know the real number before the seller asks. At Wrenfield, ordering four business days later than scheduled pushed the earliest close out by four calendar days.
How is this different from a transaction coordinator platform?
Those platforms calculate dates behind a subscription and a login. This pack is the same arithmetic as a free, editable Word and CSV file, built to show the counting convention behind every date rather than just the date, so you can check it by hand if you want to.
Win the listing on a defensible number, then never drop a date
Download the blank pack as Word and CSV files, or open it in River and have it back-schedule your own contract from the effective date.
Edit with AI