Using Comps, Photos, and Timeline to Present Your Offer Visually
By showing rather than just telling, you take control of the frame, reduce confusion, and build trust, especially when your offer is lower than what the seller hoped for. In this article, you’ll learn how to use three powerful visual tools to help sellers say yes faster, with less pushback.
Austin Beverigde
Tennessee
, Goliath Teammate
Motivated sellers aren’t always motivated enough to say yes on the spot.
Sometimes they stall, hesitate, or go quiet, not because they don’t like your offer, but because they don’t understand it, can’t visualize the outcome, or aren’t sure who to trust.
That’s where visual aids come in.
By showing rather than just telling, you take control of the frame, reduce confusion, and build trust, especially when your offer is lower than what the seller hoped for.
In this article, you’ll learn how to use three powerful visual tools to help sellers say yes faster, with less pushback:
Net Sheets
Timelines
Comparable Sales (Comps)
1. Net Sheets: Show the Seller What They’re Actually Getting
Most sellers have a vague number in mind (“I want $200K”) but haven’t thought through what they’ll actually walk away with.
That’s your chance to shine.
By breaking it down clearly, you reframe the deal from price to proceeds.
What a Net Sheet Is
A simple breakdown of:
Offer price
Estimated closing costs
Liens, mortgage payoff, back taxes, etc.
Your fee (if applicable)
Final net to seller
Why It Works
It makes abstract numbers feel real
It prevents surprises later
It helps sellers compare offers fairly (instead of just picking the highest number)
Pro Tip
Build your own editable net sheet template in Google Sheets or use tools like DocuSign Rooms or REI-specific calculators to plug in real numbers fast during the call.
2. Timelines: Ease Their Anxiety with a Clear Path
Even when your offer makes sense, fear of the unknown can kill deals.
“What happens next?” “How long will this take?” “What if I say yes and regret it?”
A simple visual timeline kills confusion and gives the seller confidence in your process.
What to Include in a Timeline
Today’s date
Contract signing
Inspection or walkthrough
Title check
Closing day
When they get their money
When they move out (if applicable)
How to Present It
Pull up a clean, one-page visual
Walk them through it step-by-step on the phone or in person
Use phrases like:
“Here’s exactly what it looks like from today to the day you get your check.”
Why It Works
It builds trust and authority
It calms fears about “being taken advantage of”
It differentiates you from competitors who are vague or rushed
3. Comps: Justify Your Offer with Local Proof
Sellers often base their price on emotion or misinformation.
Use comps (comparable sales) to reset their expectations and back up your number with facts.
How to Pull the Right Comps
Stick to properties within 0.5–1 mile
Same property type and similar condition
Sold in the last 6–12 months
Exclude outliers (flips or fully renovated houses if your offer is based on as-is condition)
Best Tools to Use
Zillow’s “Recently Sold” tab
Redfin’s map view with filters
Propstream or Goliath Data (for investor-specific filtering)
How to Frame the Comp Conversation
“I want to make sure you’re making an informed decision, so I pulled similar properties in your area. Here’s what they actually sold for.”
Then show them 2–3 realistic comps with photos and prices.
This turns your offer from “just your opinion” into a data-backed recommendation.
Bonus Visual: Side-by-Side Offer Comparison
If a seller has multiple offers (or just unrealistic expectations), lay it all out.
Buyer | Offer Price | Fees | Timeline | Clean Terms? | Final Net |
You | $165,000 | $0 | 14 days | Yes | $165,000 |
Retail | $190,000 | $12,000 | 60–90 days | Maybe | ~$178,000 |
Wholesaler | $175,000 | ??? | ??? | ??? | ??? |
Let the seller compare for themselves. You don’t need to convince them, the facts do it for you.
How to Use Visual Aids in Your Workflow
Before the call: Pre-fill a basic net sheet and timeline with assumptions
During the call: Screen share or send via text/email
In person: Bring printed versions or use a tablet
After the offer: Include visuals in your follow-up messages
Don’t Let the Tools Sell, You Still Lead the Conversation
Visual aids are supporting actors, you’re still the lead.
Use them to guide the seller emotionally and logically to your number, your process, and your closing table.
Confidence, clarity, and control, that’s what visuals deliver.
And when a seller sees the benefit, not just hears it, they say yes more often, and faster.
