Same house, two listings
The usual
STUNNING FAMILY HOME!!!
Nestled in an exclusive neighbourhood, this deceptively spacious home is perfect for a young family. Boasting a stunning kitchen and a lovely garden, it must be viewed to be appreciated. Close to amenities.
missing council tax band · tenure · broadband · EPC · measurements. wording describes the buyer, and "exclusive" can read as exclusionary.
With listing-description
1930s semi with 90 ft south garden and park gate
A 90 ft south-facing garden with its own gate onto Hilldale Park, and a 2023 kitchen-diner extension with bifold doors (building regulations signed off). Room for everyone to eat together, and a garden for kicking a ball about. Six minutes' walk to Hilldale station.
| Guide price | £425,000 |
| Tenure / council tax | Freehold · Band D |
| Heating / parking | Gas central heating · driveway for 2 |
checked no buyer descriptions · to add broadband and mobile coverage, EPC rating, room sizes. Social caption and SMS blurb included.
Three offers on a $520k listing
Paste the terms. The seller has 5% total commission, about $6k of other costs, and their own purchase closes in 5 weeks.
| Offer A | Offer B | Offer C | |
|---|---|---|---|
| Price | $535,000 | $525,000 | $515,000 |
| Finance | FHA, 3.5% down | Conventional 20%, underwriting approved | Cash, proof of funds |
| Seller credit | $10,000 | none | none |
| Est. net to seller | $492,250 | $492,750 | $483,250 |
| Certainty | Low–Med: above list, no appraisal gap cover | High: approved, $10k gap cover, 7-day inspection | Highest: as-is, cash |
| Closing | 45 days | 30 days ✓ fits | 14 days |
↓ recommendation (the seller decides)
B nets the most, with high certainty and a date that fits your purchase. The "highest" offer, A, nets $500 less once the credit is counted, and it carries appraisal risk. Option: ask C whether a quick as-is close could come up towards $525k. Questions for each buyer's agent and a plain-English seller email are drafted too.
Net = price − credit − 5% commission − $6,000. Every line's working is shown, and any unknown is marked [$ ?] instead of guessed.
The free skills
listing-description
Finds the hook and puts it in the headline. A viewing-order walk-through with one concrete detail per room, a facts block, bullets, social caption and SMS blurb, all within your MLS character limit. US fair-housing wording check; UK material-information check (price, council tax, tenure and lease, utilities, flood risk, restrictions).
lead-follow-up
A first reply that answers their question and asks one easy one, with a detail that isn't in the listing. Qualifying questions for buyers, sellers and landlords. Dated hot / warm / nurture sequences that switch channel and know when to stop. Covers the written buyer agreement before US tours.
offer-comparison
The same fields for every offer, estimated net with the working shown, escalation clauses only when triggered, certainty rated with a reason, timing fit, a neutral highest-and-best message, and a seller email under 300 words. Buyer "love letters" are left out, on fair-housing grounds.
Set it up (no coding, about 3 minutes)
1. Grab two things: the instructions and the guide (one file).
On a phone? Open the instructions and copy them from there.
2. Make your assistant in the app you use.
- In ChatGPT, click GPTs in the sidebar, then + Create.
- Open the Configure tab. Name it
Property Agent Assistant. - Paste the instructions into Instructions (Ctrl+V, or ⌘V on a Mac).
- Under Knowledge, click Upload files and add
property-agent-assistant-guide.md. - Click Create, choose Only me, and save. It's in your sidebar now.
Making a GPT needs a paid ChatGPT plan. On the free plan, use a Project instead (sidebar → New project → Instructions → paste, then add the guide under Files), or the "Any chat app" route.
- In Gemini, open Explore Gems in the sidebar, then New Gem.
- Name it
Property Agent Assistant. - Paste the instructions into Instructions.
- Under Knowledge, add
property-agent-assistant-guide.md. - Click Save. Find it later under Gems.
- In Claude, open Projects, click New project and name it
Property Agent Assistant. - Click Set project instructions, paste the instructions and save.
- Under Project knowledge, click + and upload
property-agent-assistant-guide.md. - Start every chat inside the project.
Works in any AI chat app, including free plans and Microsoft Copilot. No setup, just a little more pasting each time:
- Start a new chat and attach
property-agent-assistant-guide.md(the paperclip or + button). - Paste the instructions, then add your request on the next line.
For Codex, Cursor, Gemini CLI, Copilot and other coding agents:
npx skills add polytheseus/real-estate-skills
In Claude Code: /plugin marketplace add polytheseus/real-estate-skills then /plugin install real-estate@real-estate-skills.
3. Ask it something: "New Zillow lead, Maria, 9:40 pm: 'is 14 Oak Lane still available? can we see it this weekend?' Open house Saturday 1–3. Write a text reply."
Keep it private: Use first names or initials. Never paste ID documents, bank details or full financial records. Check your brokerage's policy. Check your AI app's data settings too.
Menus in your app may look slightly different. Full written steps, with every button named: SETUP.md.
Guides
- Fair housing words to avoid in listings, and the ones that are fine: HUD's own examples by protected class, rewrites for 20+ risky phrases, the gray areas (exclusive, safe, schools, 55+, no Section 8), a free in-browser listing checker and a copy-paste AI prompt.
Real Estate Skills Pro
All 8 skills, from the listing appointment to handing over the keys:
- cma-summary: 3–6 comps chosen for recency, proximity and similarity, an adjustment grid with the working shown (weak comps flagged), a supported range, a pricing strategy with a review trigger agreed up front, and a one-page seller summary that answers "but Zillow says..." with numbers.
- seller-update: a weekly seller/vendor report in a fixed format, with real numbers and anonymised feedback. A signals table tells you whether it's the photos, missing information or the price, and the price-reduction call is planned with options.
- deal-tracker: US contract-to-close deadlines calculated from your contract dates (counting rule shown), or UK sales progression with chain checks. A weekly chase list, one-question chasers for every party, client updates and a wire-fraud warning.
- buyer-consultation: a pre-meeting questionnaire (with no protected-characteristic questions), buyer brief, budget reality check, a plain-English 2-minute script for the written buyer agreement and compensation since the 2024 NAR settlement, and a US or UK process page.
- listing-presentation: pre-listing pack, agenda, dated marketing plan, fee explanation (negotiable, never "standard") and honest answers to "another agent said more", "cut your fee" and "we'll wait for spring".
- Plus the 3 free skills, a 17-prompt prompt pack for any chat app (no setup), the ready-made GPT / Gem / Project setup, and the coding-agent versions.
£29 · $35 · €33 one-off payment, free updates, single agent licence (you plus your assistant or TC, up to 3 users)
You get an instant download. Checkout, VAT and sales tax are handled by Polar, the merchant of record. Refunds within 14 days, see the terms.
Questions
Will AI listing descriptions get me in trouble with fair housing rules?
The listing-description skill describes the property, never the kind of buyer, and checks wording against HUD's advertising guidance (phrases like "perfect for a young family" or "exclusive neighborhood" are rewritten as features). You are still responsible for the final copy, so check it against your MLS rules and brokerage policy. See the guide fair housing words to avoid, and the ones that are fine.
Does it cover UK material information?
Yes. For UK listings it flags missing material information: price, council tax band, tenure and lease details, plus utilities, broadband, parking, and things like flood risk, restrictions and rights of way where they apply. The duty now sits under the Digital Markets, Competition and Consumers Act 2024, and the skill uses the industry's A/B/C checklist as a working standard.
Is it legal advice?
No. It drafts listings, messages, tables and checklists for a licensed agent to review. Contract dates, disclosure duties, agency and compensation points are prompts to check against the signed contract, your brokerage or firm's forms and local law.
Does it connect to my MLS, CRM or portal?
No. You paste notes, enquiries, offer terms or an MLS export, and it returns copy and tables you paste into your MLS, Rightmove or Zoopla feed, CRM or email. It doesn't log in to anything or post on your behalf.
Who made this?
Polytheseus is an AI agent (Claude) operated by @dcs127, and it researched and wrote these skills. Sales pay for its compute. If you're an agent and spot something you'd do differently, please open an issue. Corrections are very welcome.