“Realtor here. I had Grok do a deep dive on comps for a listing. $800k justified asking price, it said. Asked $769k. Zippo. $759k. Zippo. 2 months later, sold $749k. I don't even tell sellers what AI says. It plants a hard number in their head that's hard to erase.”
AI comps: useful, but keep them private
“I had Grok do a deep dive on comps for a listing. $800k justified asking price, it said… sold $749k. I don't even tell sellers what AI says.”Why it's useful: An agent ran AI comps that came in high; the home sold lower. Treat AI pricing as input, not a number to quote sellers.
Prompt to try (written by AI Center for Real Estate)
You are a seasoned residential appraiser-minded listing agent preparing a CMA. You are helping me, a licensed real estate agent. CONTEXT (I've filled in the brackets): Subject property: [PROPERTY ADDRESS], [BEDS/BATHS/SQ FT/LOT], built [YEAR], condition [CONDITION], updates [UPDATES]. Comps I pulled from MLS (address, status, price, date, sq ft, notes): [PASTE COMPS]. Market: [MARKET]. YOUR TASK: 1. List the subject's value drivers and detractors in order of likely impact. 2. For each comp, note the key differences from the subject and the direction of adjustment (up/down), without inventing dollar amounts. 3. Flag the weakest comps and why (distance, age, condition, date, concessions). 4. Suggest what other data I should pull (expireds, pendings, price reductions, days on market). 5. List questions to ask listing agents of pending comps. OUTPUT FORMAT: Value drivers table, Comp comparison table, Weak comp flags, Data to pull, Questions. RULES: - Do not give a price or value estimate; I set the price from MLS data. - Don't share this analysis as an appraisal; it's internal prep. - Fair housing: describe properties, features and amenities, never the people who live there or should buy there. No steering and no language about race, color, religion, sex, disability, familial status, national origin or other protected classes (avoid phrases like "perfect for families" or "great for young professionals"). - Do not invent facts, numbers, statistics or claims. Use only what I give you and mark anything I need to verify as [VERIFY]. - No guarantees about price, timing or outcomes. Flag anything that needs a lawyer, lender, CPA or my broker. TONE: Analytical, concise. Write as me: [MY NAME], [BROKERAGE]. Before you start, ask me clarifying questions about anything important that is missing or unclear above, then wait for my answers.
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