One MLS export · Three builds
Pricing Expert
The whole pricing conversation from one MLS export. Pages to win the appointment, a presentation that shows your work, and a check-in every two weeks that keeps the price honest once the home is live.
Before you start
What you need
- Claude Pro or higher, set up on a laptop or desktop
- An MLS export (CSV) of the neighborhood with every status: sold, active, pending, expired, withdrawn, cancelled
- Your brand details: logo, headshot, two or three colors, and your brokerage's compliance line
- About 20 minutes for your first run
Step one · Once
Install the skill
The skill is what does the math. It runs every number in code from your export, so nothing gets estimated or made up.
- 01Download pricing-expert.zip. Don't unzip it.
- 02In Claude, go to Settings › Capabilities and turn on code execution.
- 03Go to Customize › Skills. Click +, then Create skill, then Upload a skill.
- 04Upload the zip and make sure it's turned on. Now any new chat can use it.
Build one · Before the appointment
Pricing Pages
Walk in with the neighborhood's real numbers on paper. Lead with the page that shows how many listings here never sold. It does the hard part of the price talk for you.
What you get
- The market right now, in one plain sentence
- Not every listing sells: how many sold and how many didn't
- What a price cut really costs, in days and dollars
- What features are worth on this street
- Your price range, once you've picked comps
Use my Pricing Expert skill. I have a listing appointment and I want the Pricing Pages. Subject property: [street address, city, ZIP] Home details: [sq ft, beds, baths, lot, year built, pool, recent updates, anything the MLS won't show] Seller situation: [timeline, why they're moving, the number they have in mind if I know it] Appointment date: [date] My MLS export is attached: [neighborhood], all statuses, last [12+] months. Show me how you read the columns before you run the numbers. Use only my export. Label anything based on fewer than 5 sales as an early signal. Put the pages on my brand: [or say "keep it simple"].
Build two · At the kitchen table
Listing Presentation
You pick the comps. Claude does the math, asks you about the seller, and hands back two files: the presentation they see, and a prep sheet only you see.
What you get
- The presentation: market, competition, your comps with your notes, the price range, your plan, and you
- The Agent Prep Sheet: the gap between their number and the data, the objections you'll hear with plain answers, and anything to double-check first
Use my Pricing Expert skill to build a Listing Presentation and my Agent Prep Sheet. Subject property: [street address, city, ZIP] Attached: comps.csv (the closed sales I picked) and my neighborhood export (all statuses). Look up the address first and tell me what you find before we go on. Flag anything that doesn't match the MLS, especially square footage. Then ask me about each comp and about the seller. I'll answer in a sentence each. Keep the price as a range until I've walked the home. Working range: [$___ to $___]. Leave anything you can't verify in [brackets] for me.
Tip: the one-sentence comp notes are where your expertise shows. "Same floor plan, original kitchen" is all it needs.
Build three · Every 14 days
Two-Week Price Check
Your listing is live and the seller is starting to wonder. Run this every two weeks and send it before they have to ask. The data makes the case, so you don't have to soften it.
What you get
- A verdict: hold, fix something first, or adjust, with three numbers and one chart
- A one-page update for the seller
- Talking points for the call
- An email and a text you send from your own phone
Use my Pricing Expert skill to run a Two-Week Price Check. Listing: [address] Listed on: [date] at [$original price]. Current price: [$___] Showings so far: [#] Feedback I've heard: [a sentence or two] Online views/saves: [if you have them] Attached: a fresh export of the area, all statuses, last 6–12 months. Give me the verdict, the seller one-pager, my talking points, and an email and text draft. Don't pick a new price for me. If the data says adjust, give me the range to consider.
The export
What to pull from your MLS
Every build starts here. Save your search so the two-week check takes one click.
| Setting | What to choose |
|---|---|
| Area | The subdivision, or about a half mile around the home |
| Property type | Match the subject (single-family with single-family) |
| Statuses | All of them, especially expired, withdrawn and cancelled |
| Time | 12 months minimum, up to 5 years for the trend page |
| Format | CSV |
| Don't skip | Original List Price. Without it, nobody can tell which homes cut their price. |
Aim for 100+ rows. Under 40 and the pages will be thin, so widen the area before you widen the dates.
Built in
The rules it follows
You pick the comps
Claude gathers and analyzes. You decide value. That's what makes it hold up at the table.
Every number is real
All math runs in code from your export. Small samples are labeled so you don't lean on them.
Fair housing, every page
It describes homes and the market, never people. No school rankings, no "safe," no "perfect for."
Nothing gets sent
Emails and texts are drafts. You read them and send them yourself.
One honest warning: this makes pricing pages fun to build. Build them in 20 minutes, then pick up the phone. The pages win the appointment. The calls get you the appointment.
Questions
Before you run it
Will it come out on my brand?
Yes, if you give it your details on the first run: logo, headshot, colors, contact info and your compliance line. If you've set up a design system in Claude Design, it uses that. If you say "keep it simple," you get a clean neutral look.
Is this an appraisal?
No. It's a comparative market analysis, and every seller page says so. It never uses the word appraisal.
Which build should I start with?
Pricing Pages. It's the fastest win, and you'll have the export ready for the other two.
What if I don't want to install the skill?
The prompts still work. Add "Run every number in code, not by hand" to the end. You'll get the same pages, with a little more back and forth.
Does it work in ChatGPT?
The idea works anywhere. The skill is built for Claude.
