{"id":"res-re-comps-shortlist","audience":"real-estate","category":"research","technique":"constraints","title":"Pick comparable sales that meet your comp rules","free":false,"task":"You're pricing 14 Hazel Street (3 bedrooms, 1,650 sq ft, Elmwood neighborhood). You want exactly 3 numbered comps that are in Elmwood, sold (not pending) within the last 6 months (today is Nov 6, 2026), have 3 or 4 bedrooms, and are within 200 sq ft of 1,650. Give each with its sale price and a reason under 12 words, using only your list, plain text, nothing else.","materialLabel":"Recent sales and listings near the subject property (attached to your prompt automatically)","material":"POSSIBLE COMPS - for 14 Hazel Street (3 bd, 1,650 sq ft, Elmwood)\n\n1. 22 Hazel St, Elmwood - sold Sept 2026, $338,000. 3 bd, 1,700 sq ft.\n2. 9 Birch Ave, Elmwood - sold Feb 2026, $325,000. 3 bd, 1,600 sq ft.\n3. 140 Oak Lane, Elmwood - sold Aug 2026, $352,000. 4 bd, 1,800 sq ft.\n4. 61 Pine St, Westgate - sold Oct 2026, $310,000. 3 bd, 1,640 sq ft.\n5. 5 Cedar Ct, Elmwood - PENDING, list $345,000. 3 bd, 1,660 sq ft.\n6. 88 Maple Dr, Elmwood - sold July 2026, $329,000. 3 bd, 1,550 sq ft.\n7. 17 Ash Way, Elmwood - sold Oct 2026, $398,000. 4 bd, 2,300 sq ft.\n\nSeller says the neighbor \"sold for $400k\" (that's 17 Ash Way).","rules":[{"type":"numberedItems","count":3},{"type":"plainText"}],"mistakes":[{"title":"Not giving every rule","why":"The AI picks the closest-looking homes, including a pending sale or one from the next neighborhood.","fix":"Say: \"Must meet all rules: Elmwood, sold in the last 6 months, 3-4 bd, within 200 sq ft.\"","checks":["r0","r1"]},{"title":"Leaving out today's date","why":"Without it, the AI can't tell which sales are within 6 months.","fix":"Add: \"Today is Nov 6, 2026.\"","checks":["r1"]},{"title":"Pricing the home for you","why":"The AI jumps to a suggested list price based on the comps.","fix":"Say: \"Output only the 3 comps.\"","checks":["r2"]},{"title":"Not saying how many","why":"The AI decides the length itself and usually returns more comps than you can use.","fix":"Be exact: \"exactly 3 numbered comps.\"","checks":["numberedItems"]},{"title":"Getting markdown back","why":"AI defaults to bold labels and headings, which show up as stray symbols in your CMA notes.","fix":"Ask for \"plain text, no bold, no headings.\"","checks":["plainText"]}],"promptHints":[{"label":"Lists the comp rules","patterns":["elmwood","6 months","200 sq","3 or 4 b","sold"]},{"label":"Gives today's date","patterns":["nov(ember)?\\.? 6","today"]},{"label":"Says exactly how many","patterns":["\\b(3|three)\\b.{0,25}(comp|line|sale)","exactly \\d+"]},{"label":"Limits each reason","patterns":["\\d+\\s*words","one (short )?(sentence|line|reason)"]},{"label":"Asks for plain text","patterns":["plain","no bold","no markdown","no formatting","no headings"]}],"hint":"Comps only work if they're truly comparable. Give the AI every rule, today's date, and keep it from pricing the home.","rubricLabels":["The 3 comps are exactly 22 Hazel St ($338,000), 140 Oak Lane ($352,000) and 88 Maple Dr ($329,000), the only ones meeting every rule","Does not include 9 Birch (sold more than 6 months ago), 61 Pine (Westgate), 5 Cedar (pending) or 17 Ash (too large), and each sale price matches the list","Outputs only the 3 numbered comps with price and a short reason: no intro, no suggested list price, no comment on the seller's claim"]}