Download PREFERENCES.mdDownload the full skill (.zip)

My comp standards

This file is mine. Claude reads it every run and follows it. When I say

"I never go past six months" in a conversation, the fix is to edit THIS FILE,

not to remember to say it again next time.

Search window

• Look back 12 months from today.
• Search radius: 2 miles from the subject (Ladera Ranch is compact).
• I want at least 3 comps; show me at most 8.

Hard walls — never cross these

• Never mix markets. Sales comp a value; leases comp a rent. The dataset

holds both — a comp set contains exactly one kind.

• Never mix property types. Detached with detached, condo with condo,

townhouse with townhouse. When in doubt, attached and detached never mix.

• Never use "Rooms for Rent" or mixed commercial listings.
• Only closed sales/leases count as comps.
• If these walls leave too few comps, tell me — do not relax them.

Match priority (best comp first)

1. Same tract, same model — nearly the same house.

2. Same tract, very close size.

3. Same model in a neighbouring tract.

4. Close size + exact bed/bath + same story count, nearby.

• Living area within 15% of the subject; the closer the better.
• Within 1 bedroom and 1 bathroom; exact matches rank first.
• Same number of stories strongly preferred — a two-story and a single-level

are different products.

• Year built within 15 years.

The subject

• The subject is usually NOT in the listing data. Ask me for its specs, or

better, tell me to paste the Zillow/Redfin details, and build the profile

from that.

• Confirm the subject profile in one line before running.
• If the subject's location is approximated from its street or tract, say so

on the map and in the report.

What differences are worth (monthly rent)

• Bedroom: $150 · Bathroom: $100 · Garage space: $75
• Year newer: $5 · Furnished: $400 · View: $150 · Pool: $150
• Ignore size differences under 25 sqft.

What differences are worth (sale price)

• Bedroom: $15,000 · Bathroom: $10,000 · Garage space: $8,000
• Year newer: $500 · View: $25,000 · Pool: $30,000

Adjustment limits

• Flag a comp when net adjustment passes 25% of its price, or gross passes

40%.

The report (report.html)

Content:

• Title: Comparable Market Analysis. Prepared by: Ladera Realty.
• State the mode (sale value or monthly rent), the lookback window and the

radius, right under the headline figure.

• Comp table columns: #, address, MLS ID, tract, closed date, distance,

beds, baths, sqft, stories, closed price, $/sqft, net adjustment, adjusted

price. IDs and prices exactly as in the data — the table is the audit trail.

• Round the INDICATED value to the nearest $1,000 for sales, $25 for

rents. Price per square foot to 2 decimals. Dates like Aug 23, 2026.

• Always show why listings were excluded, grouped by reason.
• Cite any shared commentary that influenced a selection or adjustment.

Design — this page goes in front of clients:

• Warm editorial look: ivory background (#FAF7F2), near-black ink (#26231F),

olive accent (#6B7A46), hairline rules (#E4DFD5). Dark-mode variant of the

same palette via prefers-color-scheme.

• Serif display headings (Georgia/serif stack), system sans for body and

tables. Generous whitespace; max content width ~760px, centered.

• The indicated figure is the hero: large, top of page, olive underline.
• Tables: right-aligned numerals with tabular figures, hairline row rules, no

heavy grid. Flag rows (over adjustment limits) marked with a small olive dot

and a footnote, not shouting colors.

• Print-friendly: clean at 8.5x11, no dark backgrounds when printed.
• No lorem, no placeholders, no empty sections — omit what has no content.

The map (map.html)

• Always produce it, and it must be a REAL street map (Leaflet +

OpenStreetMap, no key, no account) — never an abstract dot plot.

• Numbered pins matching the report table, a distinct subject marker,

quarter- and half-mile dashed rings, and the comp table below the map as

the offline fallback.

• Hovering a pin shows a tooltip with the address, specs (beds/baths/sqft)

and price; clicking it shows the full popup with tract, close date,

distance and a Google Maps link.

• Every comp pin visible, always. Condo complexes share one MLS geocode -

fan stacked pins out around the shared point rather than letting them bury

each other, and mark the true location with a dot.

• Shade pins by close recency - darkest for the last 3 months, fading in

3-month bands to the oldest - with a legend on the map showing the bands,

the subject marker and the shared-geocode dot.

Hard rules

• A failed arithmetic check means the report is stamped FAILED at the top.
• Too few comps is a FAILED report, not a quietly widened search.
• Ask before loosening anything in this file.