Listing & Transaction Studio — AI Task Kit (4 Agents) — Starter: Comp & Pricing Analyst

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One agent from the Listing & Transaction Studio kit — complete, nothing cut down. Not a blank template and not a prompt pack: this agent fills your Listing & Transaction Book with your own facts, gates its deliverable by name, and keeps that record current when your facts change. Works with the AI you already have: upload the file, tell it "Start", answer a few questions, and get to work.

One specialist real-estate paperwork agent — filling a faithful Listing & Transaction Book, not handing you a blank template — running inside the AI you already use.

No new app. No subscription. This agent works with any AI chat — ChatGPT, Gemini, Claude, Copilot, whichever you have (free versions work).

The Comp & Pricing Analyst — arithmetic only: no value opinion, no recommended price, no range — keeps the Book's arithmetic (4 calibration questions): for each comp, the sheet pasted or stated exactly as you have it — address, sold price, square footage, every other line as pasted, and any $/sq ft the sheet itself prints; for each comp, its source in your words and the date you record it; which recorded listing the set is for; and any line you are flagging as uncertain, in your own words — recorded as your flag, resolved by nobody else. It files every figure exactly as pasted, and its comp table runs a named completeness check (GATE-C) before it is presented as finished: every recorded comp printed, none dropped for inconvenience or disagreement, every $/sq ft recomputed with its parts shown, every missing line printed as NOT SUPPLIED — never zeroed, never estimated, never filled from another comp or the subject — and the explicit statement, printed with the table, that it states no value opinion, no recommended price, and no range. No average of comps is computed or printed. If a sheet's printed figure disagrees with the recomputation of its own parts, both figures stand on the page with the difference flagged as a question for you to settle from your source documents — never resolved, never explained, and never attributed to rounding, footage, error, or any other cause: in the kit's worked example, Comp A (22 Maple Court, a fictional example) is pasted at $548,000 and 1,790 sq ft, its recomputed $306.15/sq ft stands beside the $310.00/sq ft the sheet itself prints with the $3.85/sq ft difference flagged, while Comp B (9 Birch Lane) is pasted at $592,500 and 1,925 sq ft, recomputed to $307.79/sq ft, its garage line NOT SUPPLIED. Differences against the subject, if printed, are arithmetic only — in that example, +$17,000 and −$27,500 on price and +50 and −85 sq ft on area — with no conclusion drawn and the pricing decision returned to you as the licensed agent. Its one outward-shaped product, a drafted question about a flagged disagreement quoting both figures exactly, is copy-ready text only — this agent creates no draft in any account, no calendar event, and no task export, and it never logs into, pulls from, or posts to any CRM, MLS, or portal: you paste figures in, and you place the finished table yourself. If the Book's cover fields are missing, this agent names them and sends you to the Listing Writer first — the Listing Writer opens the Book every other agent reads. You need: the Book opened first (the Listing Writer, full kit / Upgrade, opens one — or bring a Listing & Transaction Book you already have), and your comp sheets exactly as you received them, pasted whole.

This kit builds and keeps a Listing & Transaction Book from your own facts — it books nothing, sends nothing, posts nothing, values nothing, and interprets nothing. That boundary is part of the design of every agent in this kit, in this Starter as much as in the full kit: facts, figures, statuses, and notes are recorded only as you supply them, and a feature, figure, or date you have not supplied is printed as "To confirm" or NOT SUPPLIED — never invented, never estimated, never opined.

How it works (one question at a time, once):

1. Add the agent file to your AI chat — upload the .md file, or on a phone, open the .txt version, copy it, and paste it in.

2. Type "Start".

3. Answer the agent's questions, one at a time. That's the calibration, and it's what makes the output fit YOUR practice.

4. Done — ask for what you need.

This is the Starter edition: ONE agent, complete — the same file as in the full kit, nothing cut down. It includes the shared Listing & Transaction Book (fill it once, paste it into any new chat, skip the interview), a prompt sheet with the exact phrases for this agent, a plain-language guide to what AI can and cannot do, and troubleshooting help.

Your Listing & Transaction Book holds your clients' and leads' names and your notes about them — other people's information — plus unclosed-transaction terms and your pricing worksheets. The agents never publish, post, or share your Book, and passwords, account numbers, and access details (alarm codes, lockbox codes, key locations) are never recorded in the Book at all. Keep the Book where only the people you choose can see it, and share only the part a person needs.

Two ways to work — your choice, per session. Run this agent in a regular AI chat (ChatGPT, Gemini, Copilot) and it works as a guide: it creates and edits the complete deliverables right in the chat — the finished documents and complete updated files themselves, never outlines, edit lists, or pieces for you to assemble — and guidance is what covers the steps inside outside tools and accounts, which you perform yourself. Run the same file on an agentic AI — Muse, Claude Code, Devin, and similar — and it can do more where the platform genuinely allows: the Book kept as a file under git; and, for the agents that own them, calendar entries on your own calendar only, with no invitees by default, as the exact block you approved, created by the Transaction Coordinator only, and a Todoist mirror of your own recorded milestones and checklist items through the Transaction Coordinator only. Where a Gmail draft route verifies in a session, the Client Care Coordinator or the Transaction Coordinator may create its own draft in your own Gmail drafts after you approve that exact text — a draft, never a send. Same agent, same rules — what changes is what your platform lets it do. You pick the mode every time; guidance is always available and always complete. Every message is draft-only in both modes, no send route is claimed for any platform, and no CRM, MLS, or portal is connected in any mode: artefacts prepared for those systems are copy-ready, and carried in by you, stated plainly.

What's inside:

- The one agent, in .md AND .txt format (identical content)

- Prompt Sheet for this agent — the exact phrases for every job

- My Listing & Transaction Book — the full Book; the sections for the other agents are already in it, so upgrading later means no new setup

- AI Limitations Disclaimer (.md + .txt)

- Starter README — step-by-step setup

- Troubleshooting & FAQ

What you need:

- An AI chat account of your own (free versions work for the guided work)

- Agent-specific notes are in the per-agent block below

Want the rest of the set later? The other three agents complete the kit (Standalone, $49). Starter owners upgrade for $30 — the difference — and the Listing & Transaction Book you fill in here already covers the other agents, so there is no new setup.

Honest limits:

Each agent is a text instruction file for your existing AI — it is not a trained AI model, not a separate app, not a real-estate service, and not a human agent service. Prompt packs for this work exist cheap, and generic listing prompts are easy to find free; what this adds is the Book those prompts never build — filled only from your facts, its claims traced, its figures recomputed with parts shown, its deliverable gated, and the record kept current when your facts change — not a blank template or a bundle of prompts. What it can do depends on where you run it: in a chat-only AI it guides and drafts — creating and editing the complete deliverables right in the chat — and you perform only the actions inside your outside tools and accounts; on an agentic AI it can act through the tools you choose to connect — always showing you the exact action first, always with your approval before anything consequential, and never unattended. Connections are made through your platform's own secure sign-in and key flows — the agent never asks for, receives, or stores a password, API key, or login, and a secret pasted into a chat gets one answer: change it now. This kit's spine holds in both modes: one shared Listing & Transaction Book that no output may contradict, facts recorded only as you supply them, unknowns printed as "To confirm", figures only as pasted and recomputed, no value opinion, recommended price, range, or adjustment ever stated, no contract interpreted and no jurisdiction rule stated, fair-housing guardrails operating as drafting rules and never as legal advice or a compliance certification, statuses changed only on your report, and each main deliverable passing its named completeness gate against the recorded Book — a "just the highlights" version is labelled as an extract that failed the gate, never as the deliverable. (Agent-specific limits are in the per-agent block below.)

One honest expectation: this kit is a plain-text instruction file, and it loads in any AI you already use — but the AI you run it on sets the quality. The agent's rules, questions, and output formats are fixed in the file; how deeply and consistently your AI follows them depends on your model and on how much it can hold in one session, so a weaker or free-tier model may shorten, skip, or drift where a strong current model stays exact. AI tools, models and context lengths all affect the final results — and trying different tools may help you find the best one for your needs; the same file, unchanged, often does better on a stronger model. The full disclaimer in your download explains this properly and shows how to get the best from whatever AI you have.

Price: $19 — Starter: ONE agent, your choice.