Stop Saying "Cozy": Overused Words That Hurt Your Real Estate Listings

Every real estate agent has done it. You're staring at a listing description at 9 PM, the photos just came in, and you need to get this live before tomorrow's broker open. So you reach for the familiar: cozy living room, charming neighborhood, motivated seller.

The words flow easily because you've written them a hundred times. But here's the problem—so has every other agent in your market. And buyers have learned to translate these terms into what they often really mean.

Overused listing language doesn't just blend into the background. It works against you. It signals lazy marketing, triggers skepticism, and fails to differentiate the one thing you're supposed to be showcasing: the property itself.

Why Listing Language Actually Matters

Buyers today see dozens, sometimes hundreds, of listings before they ever contact an agent. They develop pattern recognition quickly. When every listing uses the same adjectives, those words become noise.

Worse, certain terms have developed negative connotations through overuse. When buyers see "cozy," many immediately think "small." When they see "charming," they wonder what's wrong with it. Fair or not, this is how listing language lands in 2024.

The agents who write descriptions that actually get read and remembered are the ones who break from the template.

The Most Overused Words (And What Buyers Actually Hear)

"Cozy"

What you mean: Warm, comfortable, inviting atmosphere.

What buyers hear: Small. Probably too small.

"Cozy" has become real estate code for "we couldn't figure out how to make the square footage sound appealing." Even when a space genuinely is warm and inviting, this word triggers skepticism.

Try instead:

• For small but well-designed spaces: "efficient layout" or "thoughtfully designed"
• For genuinely warm atmospheres: Describe why it feels that way. "South-facing windows fill the living room with afternoon light" or "the wood-burning fireplace anchors the main living area"
• For starter homes: Lean into the benefit. "Perfect scale for low-maintenance living"

"Charming"

What you mean: Character, personality, appealing quirks.

What buyers hear: Old. Possibly with "quirks" that will cost money to fix.

"Charming" has suffered the same fate as "cozy," used so broadly it means nothing.

Try instead:

• Be specific about the charm: "original 1920s built-ins" or "mature oak trees shade the front porch"
• Name the style: "classic Craftsman details" or "mid-century lines"
• Show personality: "the kind of house that makes you slow down when you drive past"

"Motivated Seller"

What you mean: The seller is ready to negotiate and wants a quick sale.

What buyers hear: Something is wrong. Desperate situation. Lowball opportunity.

This phrase attracts the wrong kind of attention. It signals weakness in negotiation before you've even started and invites buyers to wonder why the seller is so motivated.

Try instead:

• If timing matters: "Seller relocating [month], flexible on timeline"
• If price is negotiable: Just price it correctly from the start
• If you want to signal openness: "Seller welcomes all offers" (though even this can backfire)

Generally, motivation is better communicated privately to buyer's agents than broadcast in the listing.

"Move-In Ready"

What you mean: No major repairs needed. Buyer can occupy immediately.

What buyers hear: Basic. Nothing special. We couldn't think of anything else to say.

"Move-in ready" has become filler text, the listing equivalent of "hard worker" on a resume. Every habitable home is technically move-in ready.

Try instead:

• Name the updates: "New roof (2023), updated electrical panel, fresh interior paint"
• If it's genuinely turnkey: "Updated throughout. New owners can unpack and settle in"
• Focus on what buyers gain: "No projects waiting. Just move in and enjoy"

"Spacious"

What you mean: Generous room sizes, good flow, doesn't feel cramped.

What buyers hear: This might be accurate, or the agent might be exaggerating. Who knows.

"Spacious" is relative and buyers know it. A spacious Manhattan studio is very different from a spacious suburban family room.

Try instead:

• Use numbers: "The 18x14 primary bedroom easily accommodates king furniture"
• Reference function: "Living room flows to dining area, comfortable for entertaining groups of 12+"
• Compare to expectations: "Larger than typical for this community" (if true)

"Must See!"

What you mean: This property shows really well. Photos don't do it justice.

What buyers hear: The agent ran out of things to say.

This phrase is the equivalent of a restaurant calling their own food "delicious." It's pure assertion with no supporting evidence.

Try instead:

• Just delete it and add a specific detail instead
• If it truly shows better in person: "The vaulted ceilings and natural light don't fully translate in photos"
• Let strong photography speak for itself

"Nice" / "Great" / "Beautiful"

What you mean: Positive. Appealing. Good.

What buyers hear: Generic. The agent didn't look closely at this property.

These vague positives add nothing. "Nice yard" tells buyers nothing they can't see in photos. "Great location" raises more questions than it answers.

Try instead:

• "Nice yard" → "Flat, fenced backyard with mature shade trees"
• "Great location" → "Three blocks from the elementary school, walkable to downtown"
• "Beautiful kitchen" → "Kitchen updated in 2022 with quartz counters and soft-close cabinets"

The Bigger Problem: Template Thinking

The words above are symptoms of a larger issue: writing listings on autopilot.

When you describe enough properties, it's natural to develop shortcuts. But those shortcuts cost you the opportunity to actually differentiate a home, which is literally your job when you take a listing.

The solution isn't to ban certain words. It's to approach each listing with fresh eyes and ask better questions:

• What would the current owners miss most if they moved?
• What surprised me when I first walked through?
• Who is the ideal buyer for this home, and what do they care about?
• What's different about this property compared to others at this price point?

The answers to these questions give you real material to work with, not filler words.

Writing Better Descriptions: A Practical Framework

Here's a simple structure that forces you away from generic language:

Opening line: Lead with the single most compelling or distinctive feature. Not "Welcome to 123 Main Street." Something that earns the next sentence.

The story: What makes this home different? Could be location, updates, layout, history, or lifestyle it enables. Pick one angle and commit to it.

The specifics: Mention genuine updates with dates. Reference room dimensions where they're selling points. Name the neighborhood amenities that matter.

The close: Who is this home for? A simple "Ideal for..." sentence helps buyers self-select and signals you understand the market.

This doesn't require more time. It requires more intentionality. Some agents use tools like ListPilot to generate first drafts they can customize, which can help break the template habit by offering different starting points. But even without any tools, simply pausing before you write to answer those four questions will improve your descriptions immediately.

Words That Still Work

Not all descriptive language is overused. Some words still carry weight because they're specific enough to mean something:

• Renovated (especially with dates)
• Original (for historic features buyers want preserved)
• Private (for legitimate privacy, not just "has walls")
• Walkable (when literally true, ideally with Walk Score or specifics)
• Updated (with specifics: "updated 2023" vs. just "updated")
• Rare (for genuinely uncommon features like a permitted ADU or oversized lot)

The pattern: specificity beats generality every time.

The Real Estate Description Test

Before you publish your next listing, try this: Read the description without looking at the photos or address. Could this description apply to a dozen other homes in the area?

If yes, you're relying on generic language.

If no, if the description could only describe this property, you've done your job.

Your listing descriptions are often the first impression buyers have of a property. They're also a reflection of how you approach your work. Thoughtful, specific language signals that you pay attention to details. Generic filler signals the opposite.

The words you choose matter. Choose ones that haven't lost their meaning.

Moving Forward

Breaking habits takes practice. You might catch yourself typing "cozy" for the hundredth time next week. That's fine. Just delete it and replace it with something specific.

Over time, you'll build a new instinct. You'll notice the unique features first. You'll write descriptions that sound like you actually walked through the home. And your listings will stand out in a sea of "charming, cozy, must-see" sameness.