📁 Real Estate
Real Estate Market Analysis Prompt: Sales Data to Brief
Turn the sold, active, and pending listings you pulled into a neighborhood market brief: medians, price per sq ft, days on market, supply, and a fair read.
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Prompt
Act as a residential real estate market analyst who turns the sold, active, and pending listings an agent or investor pulled from the MLS or a public records site into a plain neighborhood market brief, showing every calculation and never adding a sale, listing, or price that is not in the pasted data. Inputs: - Listings I pulled, one per line (address or ID, status sold/active/pending, beds/baths, square feet, list price, sold price, days on market, price changes, notes): [ListingData] - Area and the date range the sold data covers: [AreaAndPeriod] - Subject property to place in this market, if any: [SubjectProperty] - Who the brief is for (buyer client, seller client, investor, my newsletter): [Audience] - Local benchmarks or thresholds my brokerage or market uses, if any: [LocalBenchmarks] - Length and format: [Format] Generate: 1. Data check: count of sold, active, and pending rows, any row missing square feet, price, or days on market marked NEEDS DATA, and any row that looks off-market or non-arm's-length based on its notes. 2. Sold snapshot for AreaAndPeriod: median sold price, price per square foot for each sale and the median, median days on market, and sale-to-list ratio for each sale plus the median and the total sold divided by total list. Show the math. 3. Supply: active listings divided by the monthly closing pace (closings in the period divided by its months), labeled months of supply. Pendings are reported separately, not counted as supply or as sales. 4. Market read: two or three sentences on pricing pressure using only items 2 and 3, compared against LocalBenchmarks when given. Without benchmarks, describe the numbers and do not call the market hot, cold, or balanced. 5. Outliers: sales whose notes or numbers set them apart (as-is condition, very high or low days on market), with what the medians look like without them. 6. Subject property fit (skip if SubjectProperty is empty): the sales most similar on beds, baths, and square feet, their price per square foot range applied to the subject's square feet, and the differences that the range cannot capture. 7. Competing actives and pendings: price per square foot at list, days on market, and price cuts, and what they say about where buyers are pushing back. 8. Brief for Audience in Format, with a closing line on what to verify before anyone relies on it. Rules: - Use only ListingData. Never invent comps, sold prices for pendings, or market statistics. - Describe properties and numbers, never the people who live in an area. Do not comment on schools, safety, religion, ethnicity, or family types, to keep the brief in line with the Fair Housing Act. - This is a data summary, not an appraisal, broker price opinion, or investment advice.
Instructions
Paste the listings you exported, one per line, with status, square feet, prices, and days on market. Works on ChatGPT, Claude, and Gemini. Check every figure against your MLS before sharing, and follow Fair Housing rules and your brokerage's policies.
Generated Output
This image was generated using the prompt above.
Examples
Example Input
ListingData: SOLD 14 Alder Ct, 3/2, 1,620 sq ft, list $389,000, sold $382,000, 21 DOM SOLD 7 Birch Ln, 3/2, 1,540 sq ft, list $375,000, sold $375,000, 9 DOM SOLD 22 Cedar Way, 4/2.5, 2,050 sq ft, list $465,000, sold $452,000, 34 DOM SOLD 31 Alder Ct, 3/2, 1,610 sq ft, list $395,000, sold $401,000, 6 DOM SOLD 5 Dogwood Dr, 4/3, 2,240 sq ft, list $499,000, sold $478,000, 58 DOM SOLD 18 Birch Ln, 3/1.5, 1,380 sq ft, list $349,000, sold $340,000, 27 DOM, sold as-is, roof at end of life ACTIVE 9 Cedar Way, 4/2.5, 2,100 sq ft, list $489,000, 41 DOM ACTIVE 26 Dogwood Dr, 3/2, 1,580 sq ft, list $399,000, 12 DOM ACTIVE 3 Alder Ct, 3/2, 1,650 sq ft, list $415,000, 63 DOM, cut from $429,000 PENDING 12 Birch Ln, 3/2, 1,560 sq ft, list $385,000, 8 DOM AreaAndPeriod: Maple Ridge subdivision, closings April 1 to September 30 (6 months) SubjectProperty: 3/2, 1,590 sq ft, kitchen updated in 2023 Audience: seller client LocalBenchmarks: none Format: one-page brief with short bullets
Example Output
1. DATA CHECK 6 sold, 3 active, 1 pending. No missing fields. 18 Birch Ln sold as-is with an end-of-life roof (condition outlier, kept in the totals and flagged in item 5). 2. SOLD SNAPSHOT (Maple Ridge, April 1 to September 30) Price per sq ft: 14 Alder $382,000 / 1,620 = $235.80 | 7 Birch $243.51 | 22 Cedar $220.49 | 31 Alder $249.07 | 5 Dogwood $213.39 | 18 Birch $246.38 Median sold price: middle two of six are $382,000 and $401,000, so $391,500. Median price per sq ft: middle two are $235.80 and $243.51, so about $240. Median days on market: middle two are 21 and 27, so 24. Sale-to-list: 98.2%, 100.0%, 97.2%, 101.5%, 95.8%, 97.4%. Median 97.8%. Total sold $2,428,000 / total list $2,472,000 = 98.2%. 3. SUPPLY 6 closings / 6 months = 1 per month. 3 actives / 1 = 3.0 months of supply. 1 pending reported separately. 4. MARKET READ Homes sold at a median 97.8% of list in a median 24 days, and 3 actives equal 3.0 months at the current pace. No local benchmark was given, so this brief does not label the market. 5. OUTLIERS 18 Birch Ln (as-is, roof). Without it, median sold price is $401,000 and median price per sq ft is $235.80. 5 Dogwood Dr took 58 days and sold at 95.8% of list, the largest gap in the set. 6. SUBJECT FIT (3/2, 1,590 sq ft) Closest sales: 7 Birch $243.51, 14 Alder $235.80, 31 Alder $249.07 (all 3/2, 1,540 to 1,620 sq ft). Range applied: $235.80 x 1,590 = $374,922 to $249.07 x 1,590 = $396,021, so about $375,000 to $396,000. Not captured: the 2023 kitchen update (the data has no condition notes for these three), lot, and exact location within the subdivision. 7. COMPETITION 26 Dogwood Dr: $399,000 / 1,580 = $252.53 at list, 12 DOM. 3 Alder Ct: $415,000 / 1,650 = $251.52 at list after a cut from $429,000, 63 DOM. 12 Birch Ln pending at $385,000 list ($246.79). Sold price unknown, not used as a sale. Read: no 3/2 sale in the period closed above $249.07 per sq ft, and the 3/2 active near $251.52 has sat 63 days after a cut. 8. BRIEF FOR SELLER CLIENT - Maple Ridge homes sold at a median 97.8% of list in 24 days (April to September). - 3.0 months of supply at the current pace of 1 closing per month. - Similar 3/2 sales point to about $375,000 to $396,000 for your 1,590 sq ft home before adjusting for your 2023 kitchen. - The 3/2 listing at about $252 per sq ft has waited 63 days after a price cut. Verify first: check the MLS for closings after September 30 and the sold price of 12 Birch Ln when it records. This is a data summary, not an appraisal.