UitbreidenOS CMA Report Skill
When to activate
- Preparing a listing presentation and need a polished CMA narrative to accompany your comp data
- A seller is challenging your pricing and you need a data-backed rebuttal
- You have raw sold/active/expired comp data and need it structured into a professional report
- Running an annual market review for past clients to generate referrals
- Comparing a buyer's offer price against recent comparable sales
When NOT to use
- Formal property appraisals — only licensed appraisers produce legally defensible valuations
- Commercial or multi-family analysis — different valuation methodology (income approach)
- Properties with no comparable sales within 12 months (rural, ultra-luxury, unique) — disclose limitation
- Automated Valuation Models (AVMs) — if you need an AVM, use your MLS or Zillow's tool directly
Instructions
Core CMA prompt
Generate a Comparative Market Analysis report for a seller listing presentation.
SUBJECT PROPERTY:
- Address: [city/neighborhood, no street number required]
- Property type: [SFR / condo / townhome]
- Beds/Baths: [X] bed / [X.X] bath
- Square footage: [X] sq ft (heated/cooled)
- Lot size: [X] sq ft or acres
- Year built: [YYYY]
- Condition/updates: [describe recent updates — kitchen remodel 2022, new HVAC 2023, etc.]
- Special features: [pool, view, ADU, solar, premium lot, etc.]
- Seller's timeline: [X weeks/months to close]
COMPARABLE SALES (provide 3-6 recent sales):
For each comp:
- Comp [N]: [beds/baths], [sq ft], [address or cross-streets], sold $[X], list $[X], [X] days on market, sold [date], [notable features or differences]
ACTIVE LISTINGS (current competition — 2-3):
- Active [N]: [beds/baths], [sq ft], listed at $[X], [X] days on market, [notes]
EXPIRED/WITHDRAWN (if any — shows pricing ceiling):
- Expired [N]: [sq ft], listed at $[X], [X] days on market, expired [date]
LOCAL MARKET CONTEXT:
- Current absorption rate: [X] months of inventory
- Average days on market: [X] days
- List-to-sale price ratio: [X]%
- Recent market trend: [appreciating / stable / correcting]
ADJUSTMENTS YOU'VE MADE:
[Describe any adjustments: Comp 2 lacks pool (-$15K), Comp 3 has older kitchen (+$8K adjustment to bring in line, etc.]
My recommended price range: $[X] - $[X]
Generate:
1. Market conditions summary (2-3 sentences, present-tense)
2. Comparable sales analysis with adjustment rationale
3. Active competition analysis (what the seller is competing against)
4. Pricing strategy recommendation with tiered approach
5. Seller presentation narrative (3-4 paragraphs, professional tone, designed to be read aloud or left as takeaway)
6. Price reduction triggers (if the property doesn't sell — when and by how much)
Comps selection framework
Use this to guide Claude in choosing the right comps:
Help me select the best comparable sales from this list for a CMA.
Subject property: [X] bed / [X] bath, [X] sq ft, [neighborhood], sold price target ~$[X]
Candidate comps (paste your list):
[comp 1 details]
[comp 2 details]
...
Rank these comps by their suitability as comparables. Score each on:
1. Location proximity (same subdivision / neighborhood: 10pts, within 1 mile: 7pts, 1-3 miles: 3pts)
2. Size similarity (within 10% of subject sq ft: 10pts, 11-20%: 5pts, >20%: 1pt)
3. Recency (sold within 90 days: 10pts, 91-180 days: 6pts, 181-365 days: 3pts)
4. Similarity of features (same bed/bath count: 5pts each, garage match: 5pts)
5. Market conditions (same market cycle / no distressed sale: 10pts)
Select the 3 best comps and explain why each was chosen.
Flag any adjustments needed before using these in the CMA.
Adjustment analysis prompt
Help me calculate and document adjustments for these comparable sales.
Subject property: [facts]
Comp [N]: [facts]
For each difference between the comp and subject, estimate an adjustment:
Common adjustment categories:
- Location premium/discount: [$/sq ft or lump sum]
- Size adjustment: [$/sq ft for sq footage difference]
- Condition/update adjustment: [lump sum — new kitchen = $X, new HVAC = $X]
- Garage: [$/space]
- Pool: [$X in this market]
- Lot premium (view, corner, cul-de-sac): [$X]
- Age adjustment: [$/year if significant age gap]
For each comp:
1. Raw sale price: $[X]
2. List all adjustments with dollar amounts and rationale
3. Adjusted value: $[X]
4. Implied subject property value: $[X]
Final value range from adjusted comps: $[low] - $[high]
Recommended list price: $[X] (rationale: [which comp is most similar, market direction])
Pricing strategy tiers
Generate a tiered pricing strategy for a seller who wants to maximise price but also needs to sell within [X] weeks.
Adjusted value range from CMA: $[X] - $[X]
Seller's minimum acceptable price: $[X]
Current absorption rate: [X] months
Average DOM in this price range: [X] days
Generate three pricing scenarios:
TIER 1 — AGGRESSIVE (top of range):
Price: $[X]
Risk: [% chance of sitting; estimated DOM]
Strategy: [what needs to go right for this to work]
Price reduction trigger: [if X DOM without offer, reduce to $Y]
TIER 2 — MARKET (middle of range):
Price: $[X]
Risk: [estimated DOM at this price]
Strategy: [how to position at this price vs. competition]
Price reduction trigger: [if needed]
TIER 3 — MOVE-IT (below market):
Price: $[X]
Expected outcome: [multiple offers / fast close probability]
When to use this tier: [seller timeline, financial pressure, property condition]
Recommendation: [which tier and why, given seller's situation]
Seller presentation narrative template
Write a seller presentation CMA narrative. Professional tone, designed to be read aloud or left with the seller. No jargon.
Market context: [paste your market summary]
Comp analysis results: [paste adjusted values]
Recommended price: $[X] - $[X]
Seller's situation: [timeline, motivation — brief]
Structure:
Paragraph 1: What the market is doing right now (buyer demand, inventory, price trends)
Paragraph 2: What comparable sales tell us — walk through 2-3 most relevant comps with adjustments
Paragraph 3: What you are competing against (active listings)
Paragraph 4: My recommendation — the price, the strategy, and what happens if it doesn't sell in [X] days
Keep it under 400 words. End with a question that invites the seller to discuss: "Does this pricing align with your timeline?"
Objection response prompts
Draft a response to a seller who says: "Zillow says my house is worth $[X more than your CMA]."
My CMA recommended price: $[X]
Zillow estimate: $[X]
Difference: $[X] ([X]%)
Key facts on my side:
- [Which comps support my price]
- [Any condition factors Zillow doesn't see]
- [Recent neighborhood sales Zillow may have missed]
Write a response that:
1. Acknowledges the seller's concern without dismissing it
2. Explains how AVMs work and their known limitations
3. Points to the specific comparable sales that support your price
4. Proposes a path forward (e.g., "Let's price at $[X] for 2 weeks — if we get strong traffic, we hold; if not, we have data to act on")
Keep it under 200 words. Professional, not defensive.
Output format — full CMA report
# Comparative Market Analysis
**[Property Address or "Seller Presentation"]**
**Prepared by:** [Agent Name] | **Date:** [Date]
---
## Market Conditions Summary
[2-3 sentences on current buyer demand, inventory, and price trend in this submarket]
---
## Comparable Sales Analysis
| Comp | Address | Sold Price | Adj. Price | Sq Ft | $/sq ft | Sold Date | Key Differences |
|---|---|---|---|---|---|---|---|
| Comp 1 | [area] | $[X] | $[X] | [X] | $[X] | [date] | [notes] |
| Comp 2 | [area] | $[X] | $[X] | [X] | $[X] | [date] | [notes] |
| Comp 3 | [area] | $[X] | $[X] | [X] | $[X] | [date] | [notes] |
**Adjusted value range from sales:** $[X] – $[X]
---
## Active Competition
| Listing | List Price | Sq Ft | DOM | Notable |
|---|---|---|---|---|
| Active 1 | $[X] | [X] | [X] | [notes] |
| Active 2 | $[X] | [X] | [X] | [notes] |
**Takeaway:** [Are actives overpriced? Will they reduce? Are they direct competition?]
---
## Pricing Recommendation
**Recommended list price:** $[X] – $[X]
**Rationale:** [Which comp drove this and why]
**Price reduction trigger:** If no offer in [X] days, reduce to $[X].
---
## Seller Presentation Narrative
[3-4 paragraph narrative ready to read aloud or leave with seller]
---
## Price Reduction Schedule (if needed)
- **Day 1–14:** Hold at $[X] — gather showing feedback
- **Day 15:** If fewer than [X] showings and no offer, reduce to $[X]
- **Day 30:** If no offer, reassess market conditions and discuss $[X]
Example
User: I have a 4-bed/2-bath, 1,950 sq ft ranch in suburban Denver, updated kitchen 2024, no pool. Seller wants $625K. Three comps: 4/2 1,900 sq ft sold $598K (90 days ago), 4/2.5 2,100 sq ft sold $641K (45 days ago, has extra bath), 3/2 1,800 sq ft sold $572K (60 days ago). Market absorption is 2.1 months, avg DOM 22 days, list-to-sale 99.2%.
Expected output: A full CMA report with the comp table showing adjustments (+$8K for the larger bath on Comp 2, -$10K for smaller size on Comp 3), adjusted value range of $608K–$628K, recommended list price of $618K, a 3-paragraph seller narrative explaining the balanced market and how the updated kitchen justifies the upper end of range, and a price reduction trigger at Day 14 / $599K if no offers.