Sales Closing Series: Porcupine

Mike Krein’s favorite: the Porcupine. They are productive, versatile, and can get you to the real issue. Turn a negative around using this technique. Get to the bottom of any objection your client may have and get past it. It’s essentially answering a question with a question. This one takes practice, so pay close attention to this advice, take notes, and then try it.

Don’t miss the downloadable PowerPoint .PDF attached to this lesson at the bottom of the page to help guide you along. Time to close those deals!


This series includes all of these closes:

  • Alternative of Choice – The first close everyone should learn. Also known as “the appointment setting close.”
  • Tie Down – Set your client up for a “yes” answer.
  • Porcupine – Turn a negative around using this technique, get to the bottom of any objection your client may have, and get past it to the close.
  • Questions are the Answer – aka “in your opinion…” – A twist on uncovering the reason behind an objection. If you’re asking the questions, you’re in control.
  • Trial Balloon – Go from closings being a weakness in your business game to a strength with this tried-and-true method.
  • Sharp Angle aka Trade-off – The Sharp Angle close isn’t always the best for real estate, but keep it in your back pocket – you never know.
  • Direct Order – Tell the buyer or seller what you want them to do. Psst – here’s where confidence is your biggest asset.
  • Hat in Hand – aka “Level with me” – Shelve your ego for a bit and humble yourself. It can go a long way toward that close.
  • Jump Shift/Change Topic – This one requires some finesse, but with practice it can be highly effective.
  • Assumptive – Just keep right on going on the assumption that they are going to do whatever it is you are trying to accomplish.
  • Defer and forget – aka “Let me make a note of that.” – Basically, “Let’s not talk about that just now.”
  • Just ask already! – Get over your shyness. Ask for the order, ask for their business, ask for their trust!
  • Ben Franklin – This one CAN work, but it’s best on analytic thinkers. Help them weigh out the pros and cons
  • Last Resort – Only after you have nothing to lose….”What the ___ do you want from me?”
  • The most important close of all: “No, but I can get it.”

Let’s Talk

Do you have additional questions on this topic or want us to start a new discussion for FREE Broker School? Join the #freebrokerschool conversation – Leave your comments right here on our blog and continue the conversation. We want you to have any real estate tools you need at your disposal.

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