ChatGPT, Claude & Gemini Prompts for Real Estate Agents

Listings & Property Descriptions

Listing copy is the first thing buyers judge and the easiest place to get a fair-housing complaint. These prompts take your walkthrough notes and turn them into MLS remarks, portal copy, photo captions and flyer text, using only the facts you give them. One of them audits copy you already have. Each prompt asks the AI to flag missing facts instead of inventing square footage, upgrades or views.

You are a listing copywriter for a top-producing residential brokerage. Write the MLS public remarks for this listing.

Property facts: {{PROPERTY_FACTS}}
My walkthrough notes: {{AGENT_NOTES}}
MLS character limit (including spaces): {{CHARACTER_LIMIT}}

Rules:
- Open with the single strongest, most specific feature. Never open with "Welcome home", "Don't miss" or a question.
- Use only the facts above. Never invent square footage, upgrade dates, views, school assignments or HOA details.
- Specific beats superlative: "2022 quartz kitchen with 10-ft island" beats "stunning kitchen".
- No ALL CAPS, no exclamation marks, and none of these words: nestled, boasts, must-see, gem, oasis.
- Fair housing: describe the property and its amenities, never the people who should live there. No references to race, color, religion, sex, disability, familial status, national origin or any other protected group, and no phrases like "perfect for families", "ideal for young professionals" or "safe neighborhood".
- Stay under the character limit. If you cannot fit everything, drop the weakest feature, not the most important fact.

Output:
1. The remarks, as one paragraph.
2. The character count.
3. "Facts to confirm": up to 5 questions about anything I should verify or add before this goes live.

Act as a real estate marketing strategist who writes portal and website copy that converts browsers into showing requests.

Property facts: {{PROPERTY_FACTS}}
Location features near the home (with distances or drive times I have verified): {{NEARBY_AMENITIES}}
How it is priced relative to recent comparable sales: {{PRICE_POSITION}}

Write three different descriptions of 180–220 words each:
A. Daily-living angle: what a normal day in this home is like, told through rooms, light, layout and nearby places.
B. Value angle: what the buyer gets for the money compared with typical homes at this price, using only the facts above.
C. Character angle: architecture, materials, craftsmanship, outdoor space.

Constraints:
- Fair housing: describe the property and its amenities, never the people who should live there. No references to race, color, religion, sex, disability, familial status, national origin or any other protected group, and no phrases like "perfect for families", "ideal for young professionals" or "safe neighborhood".
- Each version gets a 6–10 word headline.
- No invented facts. Where a detail would help but is missing, write [ADD: what's needed].

After the three versions, recommend which angle to lead with, based on the price position and features, in 2–3 sentences.

You are a fair-housing compliance reviewer for a real estate brokerage, trained on HUD advertising guidance under the US Fair Housing Act.

Copy to review: {{DRAFT_COPY}}
State and city where the property is located: {{LOCATION}}
Where it will be published (MLS, portal, social, print): {{CHANNEL}}

Review the copy for words or phrases that state or imply a preference for or against people based on the federal protected classes: race, color, religion, sex (including sexual orientation and gender identity), disability, familial status and national origin. Also flag classes commonly added by states and cities (e.g. source of income, age, marital status, military status) and tell me to confirm which apply in my location.

Check especially for: descriptions of the people who should live there; neighborhood characterizations ("exclusive", "safe", "up-and-coming"); naming places of worship or ethnic landmarks as selling points; accessibility wording that implies ability ("walking distance" is fine; "no wheelchairs" is not); and school wording that implies demographics.

Output:
1. A table with columns: Phrase | Risk level (High/Medium/Low) | Why | Compliant rewrite.
2. The full revised copy with all fixes applied.
3. One line: "Items to confirm with your broker", if any.
Do not flag neutral property descriptions ("family room", "primary suite", "quiet street") as violations.

You are a listing marketing coordinator who knows that most buyers decide in the first five photos whether to request a showing.

Property facts and room list: {{PROPERTY_FACTS}}
The rooms or features I think are strongest: {{BEST_FEATURES}}
Shoot date and season (affects lighting and yard): {{SHOOT_DATE_AND_SEASON}}

Produce:
1. Hero order: the first 10 photos in the order they should appear on the portals, with one line on why each earns its place. Lead with the strongest image, not automatically the front exterior.
2. A caption for each of those 10 photos, under 90 characters, factual and specific (materials, dimensions, light direction, upgrade year) — only using the facts given.
3. Per-room staging fixes the seller can do in under 30 minutes each, as a checklist (declutter, lights on, blinds level, remove personal photos, hide bins and cars).
4. Three shots the photographer should not skip (e.g. floor plan, twilight exterior, aerial if the lot is a selling point) and why.

Keep it practical and skimmable. Flag any room where the facts suggest it photographs poorly and suggest how to frame it honestly.

You are a listing agent preparing talking points from a seller's upgrade list.

Upgrades the seller reported (item, year, approximate cost if known): {{UPGRADE_LIST}}
Property type and age: {{PROPERTY_TYPE_AND_AGE}}
Typical buyer concerns for homes like this, if I know them: {{BUYER_CONCERNS}}

For each upgrade, produce a row in a table with columns:
Upgrade | Plain buyer benefit (one sentence) | Claim strength (Documented / Seller-reported) | Paperwork to request from the seller (permit, receipt, warranty, transferable?).

Rules:
- Never claim energy savings, lifespans or insurance discounts as numbers unless I provide them. Say "may reduce" or leave it out.
- Rank the upgrades by how much a buyer will care, highest first. Big-ticket systems (roof, HVAC, electrical, plumbing, foundation work) usually outrank finishes for older homes.
- Separate out anything that could need a permit and flag it.

Then write:
- A 3-bullet "Recent improvements" block for the flyer.
- A 20-second spoken version I can use at showings.

You are a real estate marketing copywriter producing a launch kit for one listing.

Property facts: {{PROPERTY_FACTS}}
Verified nearby places and distances: {{NEARBY_AMENITIES}}
Listing agent name, brokerage name and contact line: {{AGENT_AND_BROKERAGE}}

Write:
1. Website hero: headline (≤8 words), subheadline (≤20 words), call-to-action button text.
2. Five feature bullets, each starting with a concrete noun (e.g. "Primary suite with…").
3. A "Location" paragraph (80–120 words) describing nearby places factually: names, distances, what is there. No judgments about the area or its residents.
4. Flyer front: headline, price line placeholder [PRICE], 4 bullets, QR code label text.
5. Flyer back: room-by-room summary (one line per room), a 60-word agent paragraph, and the brokerage disclosure line.

Constraints: Fair housing: describe the property and its amenities, never the people who should live there. No references to race, color, religion, sex, disability, familial status, national origin or any other protected group, and no phrases like "perfect for families", "ideal for young professionals" or "safe neighborhood". Use only facts provided, and mark anything I should verify with [VERIFY]. Keep the copy consistent across web and print so buyers see the same claims everywhere.

You are a listing agent relaunching a home that has sat on the market and just had a price change.

Current MLS remarks: {{CURRENT_REMARKS}}
Old price → new price: {{PRICE_CHANGE}}
Days on market so far: {{DAYS_ON_MARKET}}
Recurring showing feedback (honest): {{SHOWING_FEEDBACK}}

Produce:
1. Rewritten MLS remarks that address the top feedback objection head-on where the facts allow (e.g. if buyers said "small yard", lead with interior space or the nearby park). Do not mention the old price or use the words "reduced", "motivated" or "desperate".
2. A "New price" social post (≤60 words) that frames the change as an opportunity, with a single call to action.
3. A short email to agents who previously showed the home: new price, what changed, and an invitation to bring their buyers back, ≤100 words.
4. A one-paragraph note to the seller explaining why the new copy is different.

Keep everything factual. Do not imply a deadline or competing offers that do not exist.

Lead Generation & Follow-Up

Most deals are lost in the follow-up, not the first conversation. These prompts cover the reply you send in the first five minutes, long-timeline nurture plans, and expired and FSBO outreach. They also cover sphere reactivation, home anniversaries, referral asks and a qualification call guide. Where a channel has rules (Do-Not-Call, CAN-SPAM, soliciting another broker's client), the prompt builds them in.

You are a high-converting buyer's agent replying to a brand-new online inquiry. Speed and relevance matter more than length.

Lead name: {{LEAD_NAME}}
Property or search they asked about: {{PROPERTY_INQUIRED}}
Their exact message (if any): {{LEAD_MESSAGE}}
My name, brokerage and two times I can show this week: {{AGENT_DETAILS_AND_TIMES}}

Write:
1. A text message under 300 characters that answers their question if possible, offers the two showing times, and asks one easy question (e.g. "Are you already working with an agent?").
2. An email (≤120 words) with the same offer plus one useful fact about the property from the inquiry.
3. A plain, friendly two-sentence explanation I can use if they want to tour: a short written buyer agreement is needed before we tour, and what it covers in plain terms (who I work for, how my compensation is handled, how long it lasts). Don't use legal jargon or pressure.
4. A follow-up text for 24 hours later if they don't reply.

No hype, no emojis, no "I'd love to help you find your dream home". Only text the lead if they gave their number and contact consent.

You are a real estate CRM strategist building a nurture plan for one lead who is not ready yet.

Lead profile (buyer or seller, timeline, what they said they want, where they are now): {{LEAD_PROFILE}}
Months until they expect to move: {{TIMELINE_MONTHS}}
My market area: {{MARKET_AREA}}
Channels I actually use (email, text, phone, mail, social DM): {{CHANNELS}}

Build:
1. A month-by-month table: Month | Channel | Touch type (useful info, check-in, invitation, market data, personal) | Purpose | Trigger to escalate to a call.
2. Full drafts of the first three touches.
3. Three signals that the lead is getting ready sooner (e.g. asks about rates, mentions a lease end) and what to do when each appears.

Rules: at least 70% of touches give value without asking for anything. No fake urgency. Emails must include an unsubscribe line (CAN-SPAM). Texts and calls only if they have opted in. Personalize using only the profile above. Don't make assumptions about their family or background.

You are a listing specialist who wins expired listings by diagnosing problems, not by criticizing competitors.

Property address and basic facts: {{PROPERTY_ADDRESS_AND_FACTS}}
Days on market and price history from the MLS: {{MLS_HISTORY}}
What I can see went wrong (photos, pricing, remarks, access, condition): {{MY_DIAGNOSIS}}
What I do differently, with proof: {{MY_DIFFERENTIATOR}}

Write:
1. A one-page letter (≤250 words) that acknowledges their frustration in one sentence. It names 2–3 specific, observable reasons similar homes sell, without blaming the previous agent or the seller. It offers a 15-minute no-obligation review, and is signed with my name and brokerage.
2. A 30-second phone opener plus responses to "We're taking it off the market", "We're relisting with the same agent" and "You're the 20th agent to call."
3. A follow-up postcard (≤50 words) for day 7.

Compliance: remind me in one line not to solicit if the home is relisted or the owner is under an exclusive agreement with another broker, and to check Do-Not-Call status before dialling.

You are an agent who converts For Sale By Owner sellers by being genuinely useful first.

FSBO property and how they are marketing it: {{FSBO_DETAILS}}
My local market area: {{MARKET_AREA}}
What I can offer for free (e.g. disclosure checklist, showing safety tips, a list of local title companies): {{FREE_RESOURCE}}

Produce:
1. A door-knock or phone opener (≤40 seconds) that compliments something specific, offers the free resource, and asks permission to stay in touch.
2. A short letter to leave or mail (≤180 words) with the same offer.
3. The free resource itself: a one-page "Selling it yourself" checklist covering pricing evidence, required seller disclosures (tell them to confirm with their state's forms), safe showings, screening buyers' pre-approval, earnest money handling, and when to call a real estate attorney.
4. A 3-touch follow-up plan over 3 weeks, each touch adding something new.

Tone: respectful of their choice to sell themselves. Never imply they can't do it. Remind me to check Do-Not-Call lists before phoning.

You are a relationship-first real estate agent restarting contact with people you have neglected, and your goal is real conversation, not a pitch.

Contacts (name, how I know them, last contact, one personal detail I know): {{CONTACT_NOTES}}
My name and how I usually sign off: {{AGENT_NAME}}
One timely, local, non-salesy hook I can mention (event, new business, seasonal thing): {{LOCAL_HOOK}}

For each contact, write one message (text or DM length, ≤60 words) that:
- Owns the gap honestly in a few words, without groveling.
- References the personal detail naturally.
- Asks one easy, open question about them.
- Contains no mention of real estate, the market or referrals. The goal is a reply.

Then give me:
- A second-message template for when they reply, which naturally mentions what I do now in one line.
- A simple rule for which contacts get a phone call instead of a text.
Each message must sound like a different person wrote it to a different friend, not a mail merge.

You are a real estate agent who stays in past clients' lives without spamming them.

Client name(s): {{CLIENT_NAME}}
Address and closing date: {{PURCHASE_DETAILS}}
Personal notes from my CRM (projects they planned, life updates they shared): {{CLIENT_NOTES}}
One real local stat I pulled for their area (e.g. median sale price change since they bought): {{AREA_STAT}}

Write:
1. A handwritten-card message (≤50 words) marking the anniversary and referencing one personal note.
2. A text (≤240 characters) sent the same week, with a light question about the home.
3. An optional email offering a free "home equity check-in" that uses the stat above, framed as information they may find useful, not a push to sell. Include an unsubscribe line.
4. One small, low-cost gift idea tied to their notes (e.g. something for the garden they planned).

Don't estimate their home's value. Don't use "Happy Homeiversary". Keep it warm and specific.

You are a coach for top-producing agents who get most of their business by referral.

Client name and relationship: {{CLIENT_NAME}}
The moment I'm asking at (closing, review, thank-you, anniversary): {{ASK_MOMENT}}
The specific thing I did for them that they valued: {{WIN_HIGHLIGHT}}

Write three versions of the referral ask:
1. Spoken (in person or phone, ≤3 sentences): a specific ask ("Who's the next person you know who's thinking about moving?"), not "Keep me in mind".
2. Text (≤200 characters).
3. Email (≤120 words) that thanks them for the specific win and makes the ask in one sentence.

Then:
- Three natural responses to "Sure, I'll keep you in mind" that turn it into a name or a next step without pressure.
- A short thank-you note for when they do refer someone, regardless of outcome.
Note any referral reward I offer must comply with my state's rules and RESPA. Don't suggest cash or gifts tied to referrals in a transaction.

You are a real estate sales coach writing a first-call guide for one lead.

Lead type (buyer, seller, or both): {{LEAD_TYPE}}
What I already know about them: {{KNOWN_INFO}}
My market area and typical price range: {{MARKET_AREA}}

Create:
1. A 10–12 question call flow in order, covering motivation (why move, why now), timeline, current situation (renting/own, must sell first?), finances (pre-approval or cash, which lender), agency (already working with or signed with an agent?), decision-makers, and the property criteria that matter (features, budget, commute, not neighborhood demographics).
2. For each question, one follow-up probe that gets past a vague answer.
3. A scoring rubric: Hot (act this week) / Warm (30–90 days) / Nurture (90+ days), with clear criteria.
4. Closing lines for each score that secure a specific next step.

Fair housing: never ask about, or steer based on, protected characteristics. If the lead asks about the "type of people" in an area, give a neutral redirect line that points them to objective sources. Keep the tone conversational, not interrogative.

Social Media, Video & Local Content

Content that wins listings is local, specific and consistent. Use these prompts to script walkthrough videos and plan two weeks of posts from one listing. They also write a neighborhood guide that can rank, short myth-busting videos, a bio that does not sound like everyone else's, and Google Business Profile posts and review replies. Every prompt avoids unverifiable claims and demographic descriptions of an area.

You are a real estate video producer scripting a vertical walkthrough video for a listing.

Property facts: {{PROPERTY_FACTS}}
The route I will walk, room by room: {{ROOM_ORDER}}
Target length in seconds (60–90): {{VIDEO_LENGTH_SECONDS}}

Write a shot-by-shot script table: Timecode | Shot / camera move | Voiceover (spoken) | On-screen text (≤6 words).

Rules:
- The first 3 seconds must be a hook built on the most unusual specific feature, not "Come tour this beautiful home".
- Voiceover runs at about 2.5 words per second; fit the length exactly.
- Each room gets one concrete detail, not adjectives.
- End with the address area (not the full address unless I say so), price placeholder [PRICE], and one call to action.
- Include the brokerage name on the final frame.
- Describe the home, not the ideal buyer; avoid any wording about who it's "perfect for".

After the table, list 5 caption options (≤150 characters) and 5 relevant hashtags. No banned hype words: stunning, dream home, must-see.

You are a social media manager for a real estate team. Build a two-week posting calendar around one listing.

Property facts: {{PROPERTY_FACTS}}
Platforms I post on: {{PLATFORMS}}
Current listing stage (coming soon / just listed / open house / under contract / sold): {{LISTING_STAGE}}

Deliver a table of 10–14 posts: Day | Platform | Format (reel, carousel, story, static) | Hook line | Caption (≤120 words) | Visual needed.

Mix the post types: a feature spotlight, a before-and-after or detail shot, a neighborhood place (a named café, park or trail, described factually), a "what this price buys here" educational post, a behind-the-scenes prep post, the open house invite, a question post, and a stage update.

Constraints:
- Fair housing: describe the property and its amenities, never the people who should live there. No references to race, color, religion, sex, disability, familial status, national origin or any other protected group, and no phrases like "perfect for families", "ideal for young professionals" or "safe neighborhood".
- No invented facts; mark [VERIFY] where needed.
- Include the brokerage name where my platform or state requires it.
- If the stage is "coming soon", add a note to confirm my MLS's public-marketing rules (e.g. a requirement to enter the listing within a set time) before posting.

You are a real estate content strategist writing a neighborhood guide for an agent's website, aimed at people searching to move there.

Neighborhood and city: {{NEIGHBORHOOD}}
Facts I know first-hand (housing styles, price ranges from my MLS, named parks, shops, transit, commute times, annual events): {{LOCAL_FACTS}}
Main search phrase to target: {{TARGET_KEYWORD}}

Produce:
1. A title (≤60 characters) and meta description (≤155 characters) using the search phrase naturally.
2. An H2/H3 outline: housing stock and price ranges, getting around, parks and recreation, shopping and dining, schools (name the districts and link-out placeholders to official data only), local events, FAQ.
3. The full article, 900–1,200 words, using only my facts. Mark gaps as [AGENT TO ADD: …].
4. Five FAQ questions with 40–60 word answers.

Fair housing: describe places, housing and amenities, never residents. No claims that an area is "safe", "family-oriented", "up-and-coming", "exclusive" or demographic descriptions. Never rate schools as good or bad; point readers to official sources. No crime claims.

You are a real estate educator who makes short, punchy videos that correct common misconceptions.

Audience (first-time buyers, move-up buyers, sellers, investors): {{AUDIENCE}}
Local facts I can cite (from my MLS or lender partner): {{LOCAL_MARKET_FACTS}}
Number of videos: {{NUMBER_OF_VIDEOS}}

For each video, write:
- Myth (one line, as people actually say it).
- Hook (first 2 seconds, ≤10 words).
- Script (25–35 seconds spoken, about 70–85 words) that corrects the myth with one clear explanation and one local fact where I supplied one.
- On-screen text (3 beats).
- Call to action (one line, low pressure).

Choose myths that matter for this audience (e.g. needing 20% down, Zestimate accuracy, spring being the only time to sell, pre-qualification vs pre-approval, which party pays which costs). Don't make rate predictions or promise outcomes. Where rules vary by state or loan program, say "this varies — ask your lender/agent". End with a list of the myths in a suggested posting order.

You are a real estate content writer turning a closed transaction into a short story post that shows expertise.

What happened (property type, area, situation): {{SALE_FACTS}}
The main challenge in this deal: {{CHALLENGE}}
What I did to solve it: {{WHAT_I_DID}}
What the client agreed I can share (names, photo, price, days on market): {{CONSENT_SCOPE}}

Write:
1. An Instagram/Facebook caption (120–180 words) in a problem → action → result structure. Make me the guide, not the hero. Use only details within the consent scope.
2. A LinkedIn version (≤150 words), more professional.
3. A 3-slide carousel outline (headline + one line per slide).
4. A short thank-you message to the client to send with the post link.

Rules: do not reveal sale price, concessions, financing, or anything about the other party unless it is within the consent scope and already public. No "SOLD over asking!!!"-style hype. If a number is shared, it must be exact as supplied.

You are a personal-brand copywriter for real estate agents. Rewrite my bio.

Current bio: {{CURRENT_BIO}}
Verifiable facts (years licensed, homes sold, volume, designations, awards with source and year): {{PRODUCTION_FACTS}}
Who I serve best and the areas I cover: {{NICHE}}
A few personal details I'm happy to share: {{PERSONAL_DETAILS}}

Write three versions:
1. Portal bio (≤50 words).
2. Social/Zillow-style bio (≤150 words).
3. Website About page (350–450 words) with a headline, a short story of why I do this, how I work (process in 3–4 steps), proof (only my verifiable facts), and a call to action.

Rules:
- Lead with what the client gets, not with my years in the business.
- No unverifiable superlatives ("#1", "top agent", "best") unless the fact list includes a source. State advertising rules usually require substantiation.
- Describe the clients I serve by their situation (first-time buyers, downsizers, relocating) rather than by protected characteristics.
- Sound like a person, not a press release. No "passionate", "dedicated" or "go above and beyond".

You are a local SEO manager for a real estate agent's Google Business Profile.

Recent activity I can post about (listings, solds, events, guides published): {{RECENT_ACTIVITY}}
Reviews needing replies (paste each with star rating): {{REVIEWS_TO_ANSWER}}
My service area (cities/neighborhoods): {{SERVICE_AREA}}

Produce:
1. Four Google Business Profile posts (60–120 words each) for the next month, each with a call-to-action button suggestion (Learn more, Call, Book). Mention the service area naturally once per post.
2. A reply to each review:
   - Positive: thank them by first name, reference one specific thing they said, ≤60 words, mention the area once.
   - Negative or mixed: acknowledge, don't argue, don't confirm or reveal any transaction details or that they were a client, and offer to talk offline with a contact method. ≤70 words.
3. A short text message I can send happy clients asking for a Google review (no incentives offered, which violates Google's policy).

Market Reports, CMAs & the Numbers

An AI model does not know your market and must never be the one setting a price. These prompts take your MLS figures, comps and recommended range and turn them into clear explanations, with the calculations shown so you can check them. They cover CMA narratives, monthly market updates, months of inventory, rate-change payment scenarios, rent versus buy and a quick investor cash-flow breakdown.

You are a listing agent's presentation writer. I have already completed a comparative market analysis. Your job is to explain it clearly, not to value the home.

Subject property: {{SUBJECT_PROPERTY}}
Comparable sales and actives I used (address, price, date, beds/baths/sq ft, condition, notes): {{COMPS_DATA}}
My adjustments and reasoning: {{ADJUSTMENTS}}
My recommended list price range: {{RECOMMENDED_RANGE}}

Produce:
1. A seller-facing comp table: Comp | Sold/Active | Price | Key difference vs subject | Direction of adjustment (↑/↓).
2. A 200–300 word plain-English explanation of how the comps lead to my range.
3. A "Why not higher?" section addressing the 2–3 most likely seller objections (online estimates, what the neighbor got, money spent on upgrades), using only my data.
4. Three pricing strategy options within or around my range, with the trade-off of each (speed, showings, negotiating room).

Do not change my range or offer your own valuation. If my data contains an inconsistency (e.g. a comp that contradicts the range), point it out as a question for me.

You are a real estate market analyst writing for homeowners and buyers, not economists.

This month's stats from my MLS (median price, closed sales, new listings, active inventory, median days on market, % of list price received): {{STATS_THIS_PERIOD}}
Same stats for the comparison period (same month last year preferred): {{STATS_COMPARISON_PERIOD}}
Area and property type covered: {{AREA}}

Produce:
1. A calculation table: Metric | This period | Comparison | Change (number and %). Show the formula for one row so I can verify.
2. A 200–250 word email: headline, the three most meaningful changes, what they mean for sellers, what they mean for buyers, and a soft call to action. Include an unsubscribe line.
3. Three social "stat cards": big number + one-line meaning.

Rules: use only my numbers. Do not forecast prices or rates. Don't call the market "hot" or "crashing". Describe conditions (more inventory, longer days on market). If a change is based on small sample sizes (under ~20 sales), add a caution line.

You are a real estate data coach explaining market conditions to a client.

Active listings right now (area + price band): {{ACTIVE_LISTINGS}}
Closed sales over the last N months: {{CLOSED_SALES}}
Number of months in that period (N): {{MONTHS_IN_PERIOD}}
Client type (buyer or seller) and their price band: {{CLIENT_CONTEXT}}

If you can run code, use it for the calculations; either way, show each step so I can check it.

Do the following:
1. Calculate the absorption rate (closed sales ÷ months) and months of inventory (active listings ÷ monthly absorption). Show both calculations step by step.
2. Classify the market using a commonly used rule of thumb (under ~4 months tends to favor sellers, ~4–6 is balanced, over ~6 tends to favor buyers), and say clearly that this is a rule of thumb and local norms vary.
3. Explain in 120–180 words what this means for this client in practice: offer strategy or pricing strategy, likely negotiating room, and timing.
4. Give one simple analogy that makes months of inventory click for a non-expert.

Don't add any data I didn't give you. If the numbers look implausible (e.g. zero sales), say so instead of computing.

You are a buyer's agent explaining how interest rates affect a monthly payment. You are not a lender and must not give financial advice.

Target purchase price: {{PURCHASE_PRICE}}
Down payment (amount or %): {{DOWN_PAYMENT}}
Interest rate scenarios to compare (e.g. 3 rates) and loan term: {{RATE_SCENARIOS}}
Monthly property tax, insurance, HOA and mortgage insurance estimates: {{MONTHLY_COSTS}}

If you can run code, use it for the calculations; either way, show each step so I can check it.

Do the following:
1. Calculate the loan amount and the monthly principal-and-interest payment for each rate using the standard amortization formula. Show the formula once.
2. A table: Rate | Principal & interest | Taxes/insurance/HOA/MI | Total monthly | Difference vs lowest rate.
3. Calculate "buying power": the loan amount at each higher rate that keeps the same principal-and-interest payment as the lowest rate.
4. A 120–160 word plain-English explanation for the buyer, including what a later refinance could and could not do (no promises that rates will fall).
5. Three questions the buyer should ask their lender (e.g. points, rate locks, buydowns).

End with: "These are estimates for illustration. Your lender's Loan Estimate is the official figure." Round to the nearest dollar.

You are a buyer's agent helping a renter compare renting and buying honestly. Present trade-offs, not a sales pitch.

Current rent and expected annual rent increase: {{RENT_DETAILS}}
Target home price, down payment, rate and term: {{PURCHASE_ASSUMPTIONS}}
Ownership costs (tax, insurance, HOA, maintenance % of value per year): {{OWNERSHIP_COSTS}}
Years they expect to stay, and an appreciation rate they agree to assume: {{HORIZON_AND_APPRECIATION}}

If you can run code, use it for the calculations; either way, show each step so I can check it.

Do the following:
1. Year-by-year table for the horizon: rent paid; owner total cost; principal paid down; estimated home value at the assumed rate; estimated equity after a selling cost of 6–8% (state your assumption).
2. A break-even estimate: the year when buying becomes cheaper on a net basis under these assumptions, or "not within horizon".
3. Sensitivity: rerun the break-even with appreciation at 0% and with rent increases at half the stated rate.
4. A 150-word summary of the non-financial factors (flexibility, stability, maintenance responsibility).

Show calculations clearly. No tax advice. Tell them to confirm deductions with a tax professional. State plainly that appreciation is an assumption, not a forecast.

You are an investor-focused real estate agent producing a first-pass rental analysis.

Purchase price and estimated closing costs: {{PURCHASE_PRICE_AND_COSTS}}
Expected monthly rent (and source, e.g. rent comps): {{RENT_ESTIMATE}}
Annual expenses (tax, insurance, HOA, management %, maintenance %, vacancy %, utilities paid by owner): {{EXPENSES}}
Financing (down payment, rate, term), or "cash": {{FINANCING_TERMS}}

If you can run code, use it for the calculations; either way, show each step so I can check it.

Calculate:
1. Gross scheduled rent, effective gross income after vacancy, operating expenses, Net Operating Income (NOI).
2. Cap rate (NOI ÷ price).
3. Annual debt service, monthly cash flow, cash-on-cash return (annual cash flow ÷ total cash invested).
4. Debt Service Coverage Ratio (NOI ÷ debt service).
5. Sensitivity table: cash flow if rent is 10% lower, vacancy doubles, or rate is 1 point higher.

Then a 100-word verdict on the numbers only ("meets/misses a typical investor threshold of X", where X is a threshold the client gave or a stated example), and a list of 5 diligence items to verify (leases, rent roll, rental licensing rules, capex, insurance). Not investment or tax advice. State that clearly in one line.

Buyer & Seller Communication

Clients judge you on how clearly and how often you communicate. These prompts help you run a buyer consultation and explain the written buyer agreement, and tailor a listing presentation. They also write weekly seller updates, handle the price-reduction conversation, summarize an inspection report, and deliver bad news without panic. A relocation briefing rounds out the section, built to avoid steering.

You are an experienced buyer's agent preparing for a first buyer consultation. Since the 2024 NAR settlement changes, MLS participants typically need a written agreement with a buyer before touring. You explain it clearly and without pressure.

Buyer profile (stage, timeline, financing, must-haves): {{BUYER_PROFILE}}
Key terms of my buyer agreement (type, length, compensation amount or rate and how it may be paid, termination terms): {{AGREEMENT_TERMS}}
State: {{STATE}}

Produce:
1. A 45-minute consultation agenda with times: goals and timeline, financing, how the search and showings work, how offers work in this market, the agreement, and next steps.
2. A plain-language explanation of my agreement terms (≤250 words), using only the terms above: who I represent, what I do, how I'm paid and options for how that can be handled, how long it lasts, and how to end it.
3. Answers to five likely questions (e.g. "Does the seller pay you?", "What if I find the house myself?", "Can I work with other agents?"), based only on my terms. Where the answer depends on the contract or state law, say "check the agreement / ask your broker or attorney".

Don't invent terms or give legal advice. Encourage the buyer to read the full agreement before signing.

You are a listing coach helping an agent prepare a listing presentation for one specific seller.

What I know about the seller (motivation, timeline, worries, previous experience selling, who decides): {{SELLER_SITUATION}}
Property facts and condition: {{PROPERTY_FACTS}}
My marketing plan (photography, video, pre-marketing, open houses, digital ads, agent outreach): {{MARKETING_PLAN}}
My verifiable track record (sales, average days on market, list-to-sale ratio, with time period): {{TRACK_RECORD}}

Produce a slide-by-slide outline (10–12 slides). For each slide: Title | 3 bullet points | What I say (2–3 sentences) | Which seller worry it addresses.

Order the presentation around their concerns, not my résumé. Start with their goals, then the pricing approach (leaving a placeholder for my CMA), the marketing plan, timeline, the agreement and fees, then next steps.

Then add:
- The 3 objections this seller is most likely to raise and a calm, evidence-based response to each.
- A closing question that asks for the listing directly.

Use only my supplied stats, and never present projections as guarantees.

You are a listing agent writing the weekly update for a seller. Sellers who hear from you weekly trust your recommendations later.

Week number and days on market: {{DAYS_ON_MARKET}}
Showings, online views/saves and inquiries this week (and last week): {{ACTIVITY_NUMBERS}}
Showing feedback received (verbatim if possible): {{SHOWING_FEEDBACK}}
Marketing done this week and planned next week: {{MARKETING_ACTIVITY}}

Write an email (200–300 words) with:
1. A one-line summary of the week.
2. Activity numbers vs last week in a mini table.
3. Feedback themes: group the comments into themes (price, condition, layout, location), with how many showings mentioned each. Don't hide negative feedback; present it neutrally.
4. What I did and what's next.
5. My recommendation, if the data supports one (e.g. "hold steady", "address the paint comments", "let's discuss price at day 21"), with the reason.

Tone: calm, factual, confident. Don't blame buyers or the market. Don't promise outcomes. End with a question that invites the seller to respond.

You are a seasoned listing agent preparing for the hardest conversation in listing work: recommending a price reduction.

Current list price and days on market: {{CURRENT_PRICE_AND_DOM}}
Market evidence (showings, feedback, new competition, recent solds, price of homes that are going under contract): {{MARKET_EVIDENCE}}
The seller's known concerns or constraints (what they owe, what they need to net, emotional ties): {{SELLER_CONCERNS}}
My recommended new price and why: {{RECOMMENDED_PRICE}}

Produce:
1. A call talk track: opening that reminds them of the agreed plan and checkpoints; the evidence (max 3 points); the recommendation; then a deliberate pause and question. Include stage directions like [pause] and [let them respond].
2. Responses to 5 likely reactions: "Let's wait another month", "You just want a quick sale", "The other agent said it was worth more", "We can't go below X", and silence or anger.
3. Alternatives if they refuse (improving condition, incentives, re-staging, a set review date), each with its trade-off.
4. A follow-up email summarizing the conversation and next steps (≤150 words).

Respect that the price is the seller's decision. Never pressure, and never misstate market activity.

You are a buyer's agent summarizing a home inspection report for your client. You are not an inspector or contractor.

Inspection findings (pasted excerpts or summary section): {{INSPECTION_FINDINGS}}
What the buyer cares about most (budget, plans to renovate, risk tolerance): {{BUYER_PRIORITIES}}
Inspection contingency deadline: {{CONTINGENCY_DEADLINE}}

Produce:
1. A prioritized summary in four groups: Safety issues | Major systems/structural | Repairs worth negotiating | Normal maintenance/cosmetic. Each item: one-line plain-English explanation + the inspector's exact recommendation (e.g. "evaluate by licensed electrician").
2. A list of specialist follow-ups to book before the deadline, with the reason for each.
3. Questions to ask the inspector.
4. A short, calm email to the buyer introducing the summary, stating the deadline date clearly and the decision they'll need to make.

Rules: do not estimate repair costs or minimize items the inspector flagged. Don't add issues that aren't in the findings. If something is ambiguous, list it as a question. Remind them the full report is the authoritative document.

You are a patient buyer's agent writing a 5-email course for a first-time buyer client.

Buyer name: {{BUYER_NAME}}
Where they are now (pre-approval status, savings, timeline): {{BUYER_STATUS}}
Target area and price range: {{TARGET_AREA}}
Local specifics I want covered (typical earnest money, inspection period, closing cost range, programs I know apply): {{LOCAL_SPECIFICS}}

Write five emails (each 180–250 words, with subject line and a single action at the end):
1. The process from now to keys: a simple 8-step map.
2. Money: down payment, closing costs, earnest money, reserves; what pre-approval actually checks.
3. Touring and choosing: how to compare homes, what to look past (paint, decor) and what not to (roof, foundation, layout).
4. Offers: the parts of an offer beyond price (contingencies, timelines, earnest money) and how this market works.
5. Under contract to closing: inspection, appraisal, final loan approval, final walkthrough, and wire-fraud warning.

Rules: use my local specifics where given, and otherwise say "your agent/lender will confirm". No financial or legal advice. No jargon without a one-line definition.

You are a calm, experienced agent who is known for handling bad news well.

The bad news (what happened, when I learned it, what's confirmed vs unconfirmed): {{BAD_NEWS}}
My client's role (buyer/seller) and personality (anxious, analytical, busy): {{CLIENT_CONTEXT}}
The options available now: {{OPTIONS_AVAILABLE}}
Any deadline this triggers: {{DEADLINE}}

Produce:
1. A phone script with this structure: headline first (don't bury it), what we know, what we don't know yet, the options, my recommendation, and the next step with a time. Include [pause] markers.
2. Tailoring notes: how to adjust the delivery for this client's personality.
3. A written follow-up (text or email, ≤150 words) that restates facts, options and the deadline, without blame.
4. What not to say: 5 phrases to avoid in this situation and why.

Rules: never speculate about fault. Keep confirmed and unconfirmed facts separate. Don't promise outcomes. If a deadline creates legal consequences, advise checking with the broker or attorney.

You are a relocation specialist agent preparing a briefing for a buyer moving to your area from out of town.

Buyer's practical criteria (budget, commute destination and mode, home type, lot size, must-haves, hobbies): {{BUYER_CRITERIA}}
Destination metro or region: {{DESTINATION_AREA}}
My notes on areas that match those criteria (housing types, price ranges, commute times I've checked): {{AGENT_AREA_NOTES}}

Produce:
1. A comparison table of 3–5 areas: Area | Typical housing and price range | Commute time to their destination | Amenities linked to their hobbies | Trade-offs.
2. A "how to decide" checklist so the buyer chooses, not me.
3. Official sources to research on their own: school district sites and state education data, local government sites, transit authority, and crime data from official police or city sources if they want it.
4. A suggested 2-day scouting trip itinerary.
5. A short welcome email to send with the briefing.

Fair housing: match areas to the stated practical criteria only. Do not describe the residents of any area, and don't suggest or rank areas by demographics, religion, ethnicity or "family-friendliness". If the buyer asks about those topics, point to the official sources above.

You are a listing agent's assistant collecting feedback from buyer's agents after showings.

Property address and key features: {{PROPERTY_SUMMARY}}
Showings this week (agent name, brokerage, date): {{SHOWINGS}}
The one question my seller most needs answered (price, condition, layout, a known issue): {{SELLER_QUESTION}}

Write:
1. A same-day text for each showing agent (≤240 characters) with three quick questions they can answer in one reply. Include my seller's question as one of them.
2. A one-tap version with numbered and lettered options, so the agent can reply "2B, 3A".
3. A polite second nudge for 48 hours later, with no guilt-tripping.
4. A thank-you reply for agents who respond, adding one useful fact (e.g. disclosures available, flexible closing date).
5. A log template with columns Agent | Date | Price view | Main objection | Interest level, so I can feed it into my weekly seller update.

Keep the tone collegial and brief. Ask only about the buyer's reaction to the property, never about the buyer's personal circumstances.

Offers & Negotiation

Negotiation is where your fee is earned. Use these prompts to compare multiple offers on more than price, build a competitive offer strategy, and answer a counteroffer. They also cover repair requests after inspection, low-appraisal options with a reconsideration-of-value letter, and mapping the other side's likely position before you pick up the phone.

You are a listing agent preparing a multiple-offer comparison for your seller.

Offers received (for each: price, financing type, down payment %, earnest money, contingencies and their lengths, closing date, seller concessions, escalation clause, appraisal gap coverage, rent-back, buyer's pre-approval/proof of funds): {{OFFERS}}
Seller's priorities (highest net, certainty, speed, specific move date, fewer repairs): {{SELLER_PRIORITIES}}
Estimated seller costs (payoff, commission(s) as agreed, other closing costs): {{SELLER_COSTS}}

Produce:
1. A side-by-side table with every term per offer, plus an estimated net to seller (show the calculation per offer).
2. A risk score per offer (Low/Medium/High) for closing certainty, with the specific reasons (e.g. 2% down + full appraisal contingency in a market where appraisals are coming in short).
3. A ranking against the seller's stated priorities, not just price.
4. Questions to ask each buyer's agent before responding (e.g. lender's confidence, flexibility on dates).
5. Response options: accept one, counter one, or call for highest-and-best, each with the trade-off.

Be neutral. The decision belongs to the seller. Flag any term that's unclear instead of assuming.

You are a buyer's agent known for winning competitive offers responsibly.

Listing price, days on market and listing agent's guidance (deadline, preferred terms): {{LISTING_SITUATION}}
Recent comparable sales and actives (my summary): {{COMPS_SUMMARY}}
Buyer's limits (max price, cash available, appraisal gap they could cover, flexibility on dates, risk tolerance): {{BUYER_LIMITS}}
What I've learned about the seller's priorities: {{SELLER_PRIORITIES}}

Produce:
1. Three offer strategies (Conservative, Competitive, Aggressive). Each lists price approach, earnest money, contingencies, closing date, and any escalation or appraisal-gap clause.
2. For each strategy, the specific risks to the buyer in plain language (e.g. what shortening or waiving the inspection contingency means; the extra cash an appraisal-gap clause could require).
3. Non-price terms that may matter to this seller, based on what I learned.
4. A note on buyer "love letters": explain the fair-housing risk, and suggest a factual cover note instead, about terms and readiness only.
5. A short script for calling the listing agent before submitting.

The buyer decides. Never encourage terms beyond their stated limits. No legal advice; contract terms are subject to the state's forms.

You are a negotiation coach for real estate agents.

Our last offer (all key terms): {{OUR_OFFER}}
Their counteroffer (all key terms): {{THEIR_COUNTER}}
My client's priorities and walk-away point: {{CLIENT_PRIORITIES}}
Market context (days on market, other interest, comps): {{MARKET_CONTEXT}}

Produce:
1. A gap analysis table: Term | Ours | Theirs | Gap | Importance to my client | Likely importance to them.
2. What their counter signals (what they conceded on, what they held), as hypotheses, not facts.
3. Three response options (accept, counter with trades, hold firm), each with what we give, what we ask for, the risk and the likely response. Prefer trading terms over splitting the difference on price.
4. A recommended option with a one-paragraph rationale for my client.
5. A 60-second call script for the other agent that builds goodwill and probes for flexibility without revealing my client's walk-away point.

Keep my client's confidential information confidential in all scripts. The client makes the final call.

You are a buyer's agent drafting a repair or credit request after inspection.

Inspection items the buyer wants addressed (with any contractor quotes): {{INSPECTION_ITEMS}}
Buyer priorities and what they plan to fix themselves: {{BUYER_PRIORITIES}}
Market leverage (days on market, backup offers, how the sale price compared to comps): {{MARKET_LEVERAGE}}

Produce:
1. A sorted list: items to request, items to drop (cosmetic, normal wear, known at the time of offer), with a reason for each.
2. For each requested item, recommend repair vs credit vs price reduction, and why (e.g. a credit for items the buyer wants their own contractor to do; seller repair with licensed contractor and receipts for safety issues).
3. A total ask, and a fallback position.
4. A professional email or cover note to the listing agent (≤200 words) that references the report sections, explains the request, and keeps the tone collaborative.
5. Talking points for the buyer explaining why some items were left out.

Rules: use only the quotes provided; don't make up repair costs. Remind me of the contingency deadline and to use my state's required repair addendum form.

You are an agent who has saved many deals after low appraisals.

Contract price and appraised value: {{CONTRACT_AND_APPRAISED}}
Appraisal-related contract terms (appraisal contingency, gap clause, deadline): {{APPRAISAL_TERMS}}
Comparable sales the appraiser used and better comps I believe were missed (with reasons): {{COMPS_FOR_ROV}}
My client's role and position: {{CLIENT_ROLE}}

Produce:
1. An options brief for my client: reconsideration of value (ROV), renegotiating price, splitting the gap, buyer covering the gap, a different loan or second appraisal where allowed, or cancelling under the contingency. Each option gets its pros, cons and what's needed.
2. A draft ROV request for the lender to forward, factual and respectful. List up to 3–5 alternative comps with sale date, distance, and why each is more comparable. Do not pressure the appraiser or suggest a target value.
3. A script to call the other agent and open a calm conversation about the gap.
4. A timeline of what must happen before the appraisal deadline.

Appraiser independence rules apply: the request is about factual data, never pressure. State that the contract terms govern.

You are a negotiation strategist trained in principled negotiation, applied to real estate.

Deal facts so far: {{DEAL_FACTS}}
What we know or can reasonably infer about the other party (motivation, timeline, other options, emotional factors): {{OTHER_PARTY_INFO}}
My client's goals, must-haves and nice-to-haves: {{OUR_GOALS}}

Produce:
1. Interests vs positions for both sides: a table with what each side says they want and why they probably want it.
2. Each side's best alternative if no deal happens, and how strong it is.
3. The likely zone of agreement, if any, with stated assumptions.
4. A concession ladder: what we can offer in order of low cost to us, high value to them (dates, rent-back, appliances, earnest money, etc.).
5. Five calibrated questions to ask the other agent to test my assumptions (open questions starting with "what" or "how").
6. Red flags that would mean my assumptions are wrong.

Label inferences clearly as inferences. Keep my client's confidential information out of anything meant to be said aloud.

You are a listing coach helping an agent explain and hold their fee with confidence. Since the 2024 industry changes, compensation is more visible and more openly negotiated.

My proposed listing fee and exactly what it covers: {{FEE_AND_SERVICES}}
How buyer-broker compensation could be handled for this listing (the seller's options under my brokerage's policy): {{BUYER_BROKER_OPTIONS}}
The seller's objection, in their words: {{SELLER_OBJECTION}}
My verifiable results (list-to-sale ratio, days on market vs area average, recent examples): {{TRACK_RECORD}}

Produce:
1. What the fee pays for (≤150 words): a list of concrete services and the costs I carry, not adjectives.
2. A net-proceeds framing that shows, using only my numbers, how pricing, exposure and negotiation affect the seller's net. No promised outcomes.
3. Calm responses to: "Another agent will do it for less", "Why would I pay the buyer's agent?", "I could use a discount brokerage" and "Can you go lower?". Include when it makes sense to adjust the scope of service instead of the fee.
4. A respectful walk-away line for when the fee does not work for both of us.

Rules: never describe commissions as "standard", fixed, or set by law or any association. They are negotiable, so say so. Explain the buyer-broker compensation options neutrally, and don't disparage other brokers or business models.

Open Houses & Client Events

An open house works as a lead-generation event when it is promoted, worked and followed up properly. These prompts plan the week of promotion, give you a conversation guide for the door, and segment your follow-up by visitor type. They respect visitors who already have an agent. There is also a client appreciation event plan for your sphere.

You are a listing agent who treats open houses as lead-generation events.

Property facts: {{PROPERTY_FACTS}}
Open house date and time: {{OPEN_HOUSE_DATETIME}}
Channels available (portals, social, email list, door knocking, signs, local groups): {{CHANNELS}}
Budget for promotion: {{BUDGET}}

Produce:
1. A day-by-day plan from 7 days out to the day after, each with tasks, owner and time required.
2. A "neighbors' preview" invitation (letter or door hanger, ≤120 words) inviting nearby owners to an early preview hour.
3. Social posts for 7 days out, 2 days out and the morning of (each ≤80 words).
4. Directional sign wording and a sign placement checklist (check local sign rules and HOA restrictions).
5. A sign-in approach that collects contact consent properly (a digital form with a clear opt-in checkbox).
6. A safety checklist: a partner or a check-in contact, valuables secured, exit route, and visitor ID policy.

Constraints: Fair housing: describe the property and its amenities, never the people who should live there. No references to race, color, religion, sex, disability, familial status, national origin or any other protected group, and no phrases like "perfect for families", "ideal for young professionals" or "safe neighborhood". Invitations go to everyone in the radius, not selectively.

You are a coach who trains agents to work open houses well.

Property facts and likely questions buyers will ask: {{PROPERTY_FACTS}}
What I want to achieve today (buyer leads, seller leads from neighbors, feedback for the seller): {{GOALS}}
Disclosures or known issues I must answer honestly about: {{KNOWN_DISCLOSURES}}

Produce:
1. Three opening lines that don't start with "Can I help you?" or a sign-in demand.
2. A natural question sequence to learn whether the visitor is a buyer, a neighbor or a future seller. Ask early whether they're working with an agent; if they are, respect it and don't solicit them.
3. Answers to the 8 most likely property questions, using only the facts given, with the disclosures answered honestly.
4. How to respond to "What's the lowest the seller will take?" and "Why are they selling?" without breaching my seller's confidentiality.
5. Neighborhood questions: neutral answers about places, commute and amenities. If asked about the people, schools' quality or safety, redirect to official sources (fair housing).
6. A one-page cheat sheet version.

Keep the tone friendly and low-pressure.

You are a real estate agent following up after an open house.

Visitor notes (name, buyer/neighbor/seller signal, agent status, comments, opt-in yes/no): {{VISITOR_NOTES}}
Property address and next showing availability: {{PROPERTY_DETAILS}}
My name and brokerage: {{AGENT_NAME}}

Segment the visitors and write follow-ups:
1. Unrepresented buyers: a same-day text and a next-day email referencing what they liked, plus one similar home suggestion if I add one, and an offer of a private showing.
2. Buyers with an agent: no direct solicitation. Write a short email to their agent instead, with the visitor's feedback and an invitation to bring them back.
3. Neighbors: a thank-you with an offer of a free summary of recent nearby sales, no pressure to sell.
4. Possible sellers (mentioned moving): a soft check-in offering a no-obligation conversation.
5. A feedback summary for my seller: themes and counts, with no visitor personal data.

Rules: only contact people who opted in. Keep messages under 100 words. Include an unsubscribe line on emails.

You are an event planner for a real estate agent's past-client and sphere events.

Budget: {{BUDGET}}
Number of past clients and sphere contacts to invite: {{GUEST_LIST_SIZE}}
Season and month: {{SEASON}}
My area and any venues or partners I have access to: {{AREA_AND_PARTNERS}}

Produce:
1. Three event concepts suited to the season and budget (e.g. a pie pickup, a family photo day, a shredding event, a movie in the park), each with cost estimate lines, effort level and referral potential.
2. For the concept you recommend: an 8-week timeline, a run-of-show for the day, and staffing needs.
3. An invitation (email + text versions) and two reminder messages.
4. How to collect a contact update at the event without a hard sell.
5. A follow-up message to attendees and a "sorry we missed you" message for non-attendees.
6. Three metrics to track (attendance, conversations, referrals within 90 days).

Invite everyone on the list equally, with no selective invitations. Keep any co-marketing with lenders or vendors compliant with RESPA (fair-share costs, no referral payments).

Transaction Coordination & Admin

The contract-to-close stretch is where deadlines slip and clients get nervous. These prompts build a deadline tracker from your contract terms, write the under-contract welcome email and a closing-day checklist with a wire-fraud warning, and summarize a clause in plain English. They also run a weekly pipeline review, turn your listing launch into a team SOP, and coordinate vendors.

You are a meticulous transaction coordinator.

Effective/acceptance date and all contract deadlines as written (e.g. "inspection: 10 days after acceptance", "loan approval: 21 days", "closing: on or before…"): {{CONTRACT_TERMS}}
State, and whether deadlines count calendar or business days per the contract: {{STATE_AND_DAY_COUNT}}
Parties and contacts (lender, title/escrow, other agent, inspector, attorney): {{CONTACTS}}

Produce:
1. A timeline table: Milestone | Contract wording | Calculated date | Responsible party | Reminder date (2 business days before) | Status.
2. Weekend and holiday flags: point out any deadline that lands on a weekend or holiday and tell me to check the contract's rule for that case. Don't assume one.
3. A list of the documents and tasks per milestone (e.g. earnest money receipt, inspection report, repair addendum, appraisal, clear-to-close, final walkthrough).
4. Three status email templates: one to my client, one to the lender/title, one to the other agent.

If any term is ambiguous, list it under "Confirm with broker/attorney" instead of guessing. This is an organizing tool. The contract governs.

You are a real estate agent writing the "We're under contract" email to your client.

Client name and role (buyer or seller): {{CLIENT_NAME_AND_ROLE}}
Key dates from the contract: {{KEY_DATES}}
Team and contacts (lender, title/escrow, inspector, my assistant/TC): {{TEAM_CONTACTS}}
Anything unusual about this deal: {{SPECIAL_NOTES}}

Write an email (300–400 words) with:
1. A warm congratulations in one or two lines (no exclamation overload).
2. "What happens next": the milestones in order with dates, in a simple list.
3. "What I need from you" with deadlines (e.g. earnest money, lender documents, inspection access, disclosures).
4. "Who's who": each contact and when they'll hear from them.
5. A clear wire-fraud warning: we will never email wiring instructions changes; always verify by calling a known number from an independent source before sending money.
6. The best way and times to reach me, and when they'll get updates from me.

Tailor the tasks to buyer vs seller. Use plain language. Don't give legal or tax advice.

You are a real estate agent preparing your client for closing.

Client role (buyer or seller): {{CLIENT_ROLE}}
Closing date, time, location or remote/e-closing details: {{CLOSING_DETAILS}}
Property notes (agreed repairs, items staying/going, utilities, keys/remotes/codes, HOA): {{PROPERTY_NOTES}}

Produce:
1. A checklist for the final 7 days, by day, tailored to the role (buyers: final loan conditions, funds, insurance binder, utilities transfer; sellers: payoff info, move-out, utilities final reads, leaving keys and manuals).
2. A final walkthrough guide for buyers: what to check (agreed repairs with receipts, appliances working, items staying, no new damage, systems on), and what to do if something is wrong.
3. "What to bring to closing": ID, payment method as instructed by title, and any documents.
4. A wire-fraud warning, prominently placed: verify wiring instructions by calling title/escrow at a phone number from an independent trusted source, never from an email; and that last-minute changes to instructions are a red flag.
5. A short reminder text for the day before.

Plain language, skimmable format. Note that title/escrow instructions take precedence.

You are a real estate agent explaining contract wording in plain English to a client. You are not a lawyer and must not give legal advice.

The clause (exact text): {{CLAUSE_TEXT}}
The client's question or concern: {{CLIENT_QUESTION}}
State and form name/version if known: {{STATE_AND_FORM}}

Produce:
1. A plain-English restatement of the clause (≤120 words), sentence by sentence where the clause is long.
2. What it typically means in practice: what triggers it, what each party must do, by when, and what happens if they don't. Clearly label this "general explanation".
3. Terms defined: any legal or industry term in the clause, one line each.
4. Questions to bring to a real estate attorney or the broker, especially where the clause is ambiguous, unusual, or the client's question goes beyond the wording.
5. A short message I can send the client with the summary.

Rules: quote the clause exactly when referring to it. Don't speculate about how a court would interpret it. If the clause seems to conflict with another term the client mentions, flag it for the attorney.

You are a real estate business coach running a weekly pipeline review with an agent.

My pipeline (each: name, stage — lead, active buyer, listing appointment, active listing, under contract — last contact date, next step, expected price and commission if closed): {{PIPELINE}}
Last week's activity (calls, appointments, contracts, closings): {{LAST_WEEK_ACTIVITY}}
My goals for the month/quarter (units, GCI, appointments): {{GOALS}}

Produce:
1. A table of the top 10 actions for this week, ranked by (probability × value × urgency), with the specific next step for each.
2. Stalled deals: anything with no contact in 14+ days or a past-due next step, and a suggested re-engagement action.
3. A pending-income forecast from under-contract deals only, using my figures, and a second line including probable deals with a stated probability per stage (state your assumptions).
4. Activity vs goal: the gap and the number of conversations or appointments needed to close it, based on my own conversion rates if supplied.
5. One thing to stop doing this week.

Be direct and numerical. Don't invent probabilities without labeling them as assumptions.

You are an operations consultant for real estate teams, turning an agent's habits into a repeatable standard operating procedure.

How I launch a listing today (steps in any order, tools used): {{CURRENT_PROCESS}}
Team members and roles (agent, assistant, TC, marketing): {{TEAM_ROLES}}
Tools we use (CRM, MLS, e-sign, design, scheduling): {{TOOLS}}
My non-negotiable standards (e.g. pro photos always, seller update every Friday): {{STANDARDS}}

Produce:
1. An SOP from signed listing agreement to day 7 on market, in phases (paperwork and disclosures, prep and vendors, marketing assets, MLS input, launch, first week), with each step showing: Step | Owner | Tool | Due (relative to signing date) | Done-when definition.
2. Quality checkpoints: who checks what before MLS goes live (accuracy of facts, photo order, fair-housing check of copy, required disclosures, brokerage name on marketing).
3. A seller communication schedule within the SOP.
4. Gaps I've missed compared with a strong listing process, listed separately so I can decide whether to adopt them.

Keep my standards and tools. Don't replace them with others.

You are a real estate assistant coordinating vendors for one property.

Vendors needed and the task for each (photographer, stager, cleaner, handyman, inspector, appraiser access, sign install): {{VENDORS_AND_TASKS}}
Property access details (lockbox, occupied/vacant, pets, alarm, parking) — share only what each vendor needs: {{ACCESS_NOTES}}
Hard deadlines (go-live date, inspection window, closing): {{DEADLINES}}
Seller availability and preferences: {{SELLER_AVAILABILITY}}

Produce:
1. A sequenced schedule that respects dependencies (repairs → clean → stage → photos → sign), with buffer time.
2. A booking message for each vendor (≤100 words): task, address, access instructions they need, timing window, deliverables and the deadline for delivery, and the point of contact.
3. A message to the seller confirming all appointments, with what to prepare before each.
4. A day-before confirmation text template.
5. A contingency note: what to move if a vendor cancels.

Don't include lockbox codes in group messages. Send them individually. Keep everything polite and brief.

Frequently asked questions