Whether you're meeting a buyer or a seller, the first 3 minutes run the rest of the meeting. Here's the opener I use at every luxury appointment: 0:00 — Sit. Pause. Don't open with a handshake or a pitch. Take the room or the home in for 5–10 seconds. Signal you belong. 0:30 — One specific. Mention ONE earned, specific detail about the property or what they've told me they want. Not flattery. Something only someone who's paid attention would know. 1:30 — One question. "Before I say anything — what matters most to you about how this gets handled?" Then shut up. Whatever they say next is your listing (or buyer relationship) to win or lose. I've used this on $500K condos and on $8M estates. It works because luxury clients are sick of being sold to. Steal it. Use it this week. Post what happened below. — Sam