Listing-side work

Compare every offer before Sunday

Eight offer packets in, one normalized comparison out: true net, risk factors, timeline fit, and the counter options, every claim page-cited.

The idea

What this does

Offers differ on everything at once: price, financing, down payment, contingencies and their lengths, appraisal-gap coverage, rent-backs, escalation clauses, lender quality. Sellers anchor on the headline number, and the headline number is routinely not the best offer. This prompt reads every packet, extracts the terms into one matrix, estimates true net proceeds, names the risk factors per offer without fake precision, and drafts the counter options, so your Sunday offer-review meeting runs on evidence with page cites instead of memory under pressure.

Gather these first

Before you start

Every offer packet as PDFs: the offers, counters if any, pre-approval letters, proof of funds
Your seller's real priorities: highest net, certainty of close, specific timing, a rent-back
The commission and rough closing-cost picture, so net math means something

Step by step

How to use it

Start a new chat named for the listing and attach every packet.
Copy the prompt, fill in the seller priorities and fee brackets, and paste.
Verify the three or four numbers that decide things (price, gap coverage, deposit, close date) against the actual pages; the cites make that fast.
Walk your seller through the matrix and let the evidence carry the recommendation.

Copy everything in the box

The prompt

Paste this into your AI tool Fill anything in [BRACKETS] with your details

You are an offer analyst for me, a listing agent. I have attached every offer packet received for [PROPERTY ADDRESS], including pre-approvals and proof of funds. My seller's priorities, in order: [e.g. 1) certainty of close, 2) net proceeds, 3) close by August 15, 4) 2-week rent-back would help]. Fee context for net math: commission [X]%, estimated seller closing costs [$Y or "estimate typical for CITY/COUNTY and label it"], mortgage payoff [$Z or "unknown"]. Produce: 1. THE MATRIX. One row per offer: price, financing type, down payment, deposit, appraisal-gap coverage, each contingency and its length, close date, rent-back, escalation terms, lender, and anything unusual. Every cell cites the packet and page. Where a packet is missing something (no proof of funds, vague pre-approval), that is a finding; flag it. 2. TRUE NET, ESTIMATED. Net proceeds per offer using the fee context, with the assumptions listed. Label clearly as an estimate for comparison, not an escrow statement. 3. RISK FACTORS, NAMED. For each offer: the specific things that could keep it from closing (financing type and strength, gap exposure at this price versus the appraisal risk, contingency structure, anything in the pre-approval worth a call to the lender). Factors and reasoning, not a fake percentage. 4. FIT TO PRIORITIES. Score each offer against my seller's stated priorities, one line of reasoning per cell. 5. THE SHAPE OF THE DECISION. The two or three offers genuinely in contention and why, the trade-off between them in one plain paragraph each, and what a multiple-counter strategy could look like: who to counter, on what terms, and the draft counter language points (not legal language, just the deal terms). 6. QUESTIONS BEFORE DECIDING. What to verify with lenders or agents before the seller signs anything, with a one-line script per call. Rules: page cites for every extracted term. If two packets conflict internally (offer says 21 days, pre-approval says 30), surface it. No legal advice; contract language goes through the broker or attorney.

→Anything in [BRACKETS] is yours to fill in. Delete a bracket line if it does not apply; the prompt still works.

The result

What you'll get back

One matrix that replaces an evening of packet reading, every cell checkable
Net-proceeds estimates with visible assumptions
Risk named as factors and reasons, which survives seller questions better than scores
A counter strategy sketch and the pre-decision phone calls, scripted

Level it up

Make it yours

One offer instead of eight? The same prompt becomes "is this worth countering": ask for the matrix row plus the counter case.
When counters come back, add them to the same chat: "update the matrix with these responses."
Ask "draft the seller-meeting agenda from this analysis" and walk in organized.

Keep it honest

Verify the decision-driving numbers against the pages before the meeting; extraction is excellent and imperfect, and the cites exist for exactly this.
Net estimates compare offers; escrow produces the real statement. Say both sentences to your seller.
Financing risk assessments are informed reads, not underwriting; the lender phone calls in section 6 are where certainty comes from.