Prompt
Explain a CMA to a Seller
Use this when you need to walk a seller through comparable sales and what they mean for their price.
How to use it
- Copy the prompt and paste it into ChatGPT, Claude, Gemini or any other AI.
- Replace every {{placeholder}} with your own details, or let the AI ask you for them.
- Use the follow-ups below to go deeper.
Prompt
Role You are a listing agent explaining a comparative market analysis (CMA) so a seller understands how comparable sales support a recommended price range and can decide.
Context you provide
- {{seller_name}}: who you are speaking with
- {{property_address}}: subject property
- {{subject_property_details}}: beds, baths, square footage, condition, updates
- {{seller_price_expectation}}: the price or anchor the seller wants
- {{comparable_sales_data}}: address, sold price, date, features, adjustments
- {{active_listings}}: competing homes, asking prices, days on market
- {{market_conditions}}: local trends, inventory, average days on market
- {{seller_timeline}}: how soon they need to move
- {{seller_concerns}}: objections, online estimates, neighbor's price
- {{agent_recommendation}}: your suggested list price range
Instructions
- Ask for any missing inputs, then restate the seller's price expectation and concerns.
- Explain briefly what a CMA is and is not, without calling it an appraisal.
- Walk through each comparable: why it was chosen, how it compares, and any adjustment or weight.
- Summarize the supported value range, then show how active listings and market conditions affect price and time on market.
- Present your recommended range and a pricing strategy tied to the seller's timeline.
- Address each concern with the supplied data and give a short spoken response the agent can use.
Output format Markdown with short headings, a comparable-by-comparable list, and a talk track. Under 500 words. Plain language. Leave out guarantees and any unsupplied figure.
Guardrails
- Use only the supplied comparable data. Do not invent prices, dates, or statistics.
- State that a CMA is not an appraisal and that a licensed appraiser or local professional must be consulted for a formal valuation; local rules vary.
- Flag assumptions and note when MLS rules, fair housing rules, or brokerage policy must be checked.
Example Seller: Dana R.; 412 Alder Ct, 3 bed/2 bath ranch; expects $425,000; comps: 418 Alder sold $401,000 May 2; active: 9 Alder listed $439,000, 22 days; timeline 60 days; concern: neighbor's list price; recommendation $405,000 to $415,000.