Condo listing reel script: 3 tones for the amenity-and-HOA beat structure

A condo reel is two properties in one: the unit you are selling and the building the buyer is joining. The scripts below run unit → building → number — interiors first, then amenities and location, then the price with the HOA fee stated out loud, because leaving it off is the fastest way to lose a serious buyer's trust. Three tones, one structure, 22–28 seconds each.

Condos are the highest-inventory property type in most metro markets, which makes the condo reel the one agents make most often and think about least. The structural mistake is treating a unit like a house: touring rooms and ending on the price, as if the building didn’t exist. A condo buyer is choosing a building as much as a unit, and the script has to sell both in order.

The beat structure: unit → building → number. Four or five interior beats first, because the unit is what’s for sale. Then two building beats — the amenity worth a shot, the location fact — because they’re what the monthly fee buys. Then the close carries price and HOA fee together. That last part is the honesty move condo reels skip most often, and it’s the one buyers notice.

Two craft notes specific to condos:

One amenity, chosen. The building has a gym, a pool, a lounge, a package room and a rooftop. The reel gets one — the one that photographs and the one a buyer at this price actually values. The rest lives in the caption.
Verify the association facts. Fee, what it covers, pending assessments, rental and pet rules, parking. Every one of these is relied on, checkable, and changeable month to month — pull them from the current association documents, not last quarter’s listing.

The timings above assume the 2–3 seconds per shot from how long should a listing reel be; if your building shots are weak, drop one rather than rushing the unit. When the condo is a just-listed announcement rather than a tour, the five just-listed structures adapt cleanly — the price-value structure in particular suits condos, where the number is often the story. And the free script generator will draft the first pass from your listing description in any of these tones.

The scripts

Warm · ~26s voiceover

Hook · 0–2s · best unit shot: [FLOOR] floor at [BUILDING NAME] — and the light is the first thing you'll notice.
Living · 2–7s: An open living room with [FEATURE — floor-to-ceiling glass, a real balcony, the corner exposure].
Kitchen · 7–11s: The kitchen's been [UPDATED/RENOVATED] — [ONE SPECIFIC], and it opens to the whole room.
Bedroom · 11–15s: [BEDS] bedrooms, [BATHS] baths, and a primary that gets the quiet side of the building.
Building · 15–20s: Downstairs: [AMENITY], plus [PARKING/STORAGE] that comes with the unit.
Location · 20–23s: And you're [DISTANCE/MINUTES] from [NAMED PLACE — the park, the waterfront, the transit stop].
Close · 23–26s · end card: [PRICE], [HOA FEE] a month covering [WHAT IT COVERS]. DM '[KEYWORD]' to see it.

Luxury · ~28s voiceover, slower read

Hook · 0–3s · view or exterior: [BUILDING NAME]. [FLOOR] floor. [DIRECTION]-facing.
Living · 3–8s: [SQFT] square feet of living space behind a wall of glass.
Kitchen · 8–13s: A kitchen in [MATERIAL], with [APPLIANCE BRAND] appliances and an island built for guests.
Primary · 13–18s: The primary suite occupies the corner — two exposures, a dressing room, a bath in [MATERIAL].
Building · 18–23s: Residents have the [AMENITY], [SECOND AMENITY], and [STAFFING — a 24-hour concierge, valet].
Close · 23–28s · end card: Offered at [PRICE]; association dues [HOA FEE] monthly. Private showings by appointment.

High-energy · ~22s voiceover, fast cuts

Hook · 0–2s: Okay — [FLOOR] floor, [BUILDING NAME], and THAT view.
Living · 2–6s: Living room's wide open. Balcony's real. The light? Unreal.
Kitchen · 6–10s: Kitchen's updated — [ONE SPECIFIC] — and it's all one room.
Bedroom · 10–13s: [BEDS] bed, [BATHS] bath, and the bedroom faces away from the street.
Building · 13–18s: Then the building: [AMENITY]. [SECOND AMENITY]. [PARKING/STORAGE] included.
Close · 18–22s · end card: [PRICE]. [HOA FEE] a month. DM '[KEYWORD]' — units on this floor don't sit.

Fill in the blanks

Blank	What to put there
`[BUILDING NAME] / [FLOOR]`	Named buildings outsell 'this condo' — and the floor tells the buyer about the view and the stairs.
`[HOA FEE] / what it covers`	From the association or listing docs, current month. Covered items (water, gym, doorman) are worth a beat.
`[AMENITY]`	The one amenity worth a shot — pool, gym, rooftop, doorman. One, not the whole list.
`[PARKING/STORAGE]`	Deeded or assigned? Conveys with the unit? Check before you say it.
`[BEDS] / [BATHS] / [SQFT] / [PRICE]`	The MLS numbers — spoken claims are advertising claims.

Fair-housing note: Condo copy wanders into the building's residents — 'young professional building', 'quiet, mature community', 'great for singles'. Those describe people, and they are exactly what fair-housing review flags. Every beat below describes the unit, the building's features, the fee and the location. Describe the doorman, not the neighbors. Before you post anything you adapt from this page, run it through our free fair housing checker — it flags risky phrases and suggests fixes, no signup.

Common questions

Should a condo reel mention the HOA fee?

Yes, on the close — state it alongside the price. Buyers who care will find it in the listing anyway, and a reel that says '$425,000, $310 a month HOA' reads as straight-dealing; one that hides the fee reads as having something to hide. Confirm the current figure with the association or the listing paperwork first.

How many building shots versus unit shots?

For a 6–8-photo reel, four or five unit shots and two or three building shots — lobby, the best amenity, the exterior or view. The unit is what's for sale; the building is why it's worth the fee. Reverse the ratio only when the amenity is genuinely the story (a rooftop pool, a marina slip).

What condo claims need checking before the voiceover?

The HOA fee and what it covers, pet and rental rules, assessments pending or recently levied, and parking and storage that convey with the unit. Each of these is a fact buyers rely on and a dispute waiting to happen if the script gets it wrong.