Workshop docs

The documents that ARE the process

The whole comp process is three plain-English files. Download them, read them, rewrite them — that is the workshop.

The documents

SKILL.md
The method — how comps get done		ReadDownload
PREFERENCES.md
The standards — what you personalise		ReadDownload
field-map.md
The data — which columns matter		ReadDownload
The full skill
All three docs, zipped, ready to upload to claude.ai		Download .zip

Docs only — the MLS dataset is permissioned and distributed in the room, not here.

The three demo versions, with their edits highlighted

Each version changes ONLY PREFERENCES.md. The viewer shows that version's full document: lines it changed or addeddefault lines it removed.

alt-b — The PROCESS: 6-month lookback, 0.75-mile radius, stay in the subject's tract, 10% size band, top 5 comps only.

Download this version

1# My comp standards
2 
3This file is mine. Claude reads it every run and follows it. When I say
4"I never go past six months" in a conversation, the fix is to edit THIS FILE,
5not to remember to say it again next time.
6 
7## Search window
8 
- 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**.
9- Look back **6 months** from today. Older closes are history, not market.
10- Search radius: **0.75 miles** from the subject. Walkable or it is not my comp.
11- I want **at least 3** comps; show me **at most 5**. Five good ones beat eight loose ones.
12 
13## Hard walls — never cross these
14 
15- **Never mix markets.** Sales comp a value; leases comp a rent. The dataset
16 holds both — a comp set contains exactly one kind.
17- **Never mix property types.** Detached with detached, condo with condo,
18 townhouse with townhouse. When in doubt, attached and detached never mix.
19- Never use "Rooms for Rent" or mixed commercial listings.
20- Only closed sales/leases count as comps.
21- If these walls leave too few comps, tell me — do not relax them.
22 
23## Match priority (best comp first)
24 
25- **Stay inside the subject's tract** whenever it has any qualifying closes;
26 leave the tract only when it has none, and say so.
27 
281. Same tract, same model — nearly the same house.
292. Same tract, very close size.
303. Same model in a neighbouring tract.
314. Close size + exact bed/bath + same story count, nearby.
32 
- Living area within **15%** of the subject; the closer the better.
33- Living area within **10%** of the subject; the closer the better.
34- Within **1 bedroom** and **1 bathroom**; exact matches rank first.
35- Same number of stories strongly preferred — a two-story and a single-level
36 are different products.
37- Year built within **15 years**.
38 
39## The subject
40 
41- The subject is usually NOT in the listing data. Ask me for its specs, or
42 better, tell me to paste the Zillow/Redfin details, and build the profile
43 from that.
44- Confirm the subject profile in one line before running.
45- If the subject's location is approximated from its street or tract, say so
46 on the map and in the report.
47 
48## What differences are worth (monthly rent)
49 
50- Bedroom: **$150** · Bathroom: **$100** · Garage space: **$75**
51- Year newer: **$5** · Furnished: **$400** · View: **$150** · Pool: **$150**
52- Ignore size differences under **25 sqft**.
53 
54## What differences are worth (sale price)
55 
56- Bedroom: **$15,000** · Bathroom: **$10,000** · Garage space: **$8,000**
57- Year newer: **$500** · View: **$25,000** · Pool: **$30,000**
58 
59## Adjustment limits
60 
61- Flag a comp when net adjustment passes **25%** of its price, or gross passes
62 **40%**.
63 
64## The report (report.html)
65 
66Content:
67- Title: **Comparable Market Analysis**. Prepared by: **Ladera Realty**.
68- State the mode (sale value or monthly rent), the lookback window and the
69 radius, right under the headline figure.
70- Comp table columns: #, address, **MLS ID**, tract, closed date, distance,
71 beds, baths, sqft, stories, closed price, $/sqft, net adjustment, adjusted
72 price. IDs and prices exactly as in the data — the table is the audit trail.
73- Round the INDICATED value to the nearest **$1,000** for sales, **$25** for
74 rents. Price per square foot to **2 decimals**. Dates like **Aug 23, 2026**.
75- Always show why listings were excluded, grouped by reason.
76- Cite any shared commentary that influenced a selection or adjustment.
77 
78Design — this page goes in front of clients:
79- Warm editorial look: ivory background (#FAF7F2), near-black ink (#26231F),
80 olive accent (#6B7A46), hairline rules (#E4DFD5). Dark-mode variant of the
81 same palette via prefers-color-scheme.
82- Serif display headings (Georgia/serif stack), system sans for body and
83 tables. Generous whitespace; max content width ~760px, centered.
84- The indicated figure is the hero: large, top of page, olive underline.
85- Tables: right-aligned numerals with tabular figures, hairline row rules, no
86 heavy grid. Flag rows (over adjustment limits) marked with a small olive dot
87 and a footnote, not shouting colors.
88- Print-friendly: clean at 8.5x11, no dark backgrounds when printed.
89- No lorem, no placeholders, no empty sections — omit what has no content.
90 
91## The map (map.html)
92 
93- Always produce it, and it must be a REAL street map (Leaflet +
94 OpenStreetMap, no key, no account) — never an abstract dot plot.
95- Numbered pins matching the report table, a distinct subject marker,
96 quarter- and half-mile dashed rings, and the comp table below the map as
97 the offline fallback.
98- Hovering a pin shows a tooltip with the address, specs (beds/baths/sqft)
99 and price; clicking it shows the full popup with tract, close date,
100 distance and a Google Maps link.
101- **Every comp pin visible, always.** Condo complexes share one MLS geocode -
102 fan stacked pins out around the shared point rather than letting them bury
103 each other, and mark the true location with a dot.
104- **Shade pins by close recency** - darkest for the last 3 months, fading in
105 3-month bands to the oldest - with a legend on the map showing the bands,
106 the subject marker and the shared-geocode dot.
107 
108## Hard rules
109 
110- A failed arithmetic check means the report is stamped FAILED at the top.
111- Too few comps is a FAILED report, not a quietly widened search.
112- Ask before loosening anything in this file.
alt-c — The MATH: straight median instead of weighted reconciliation, much bigger bed/bath adjustments, coarser honest rounding.

Download this version

1# My comp standards
2 
3This file is mine. Claude reads it every run and follows it. When I say
4"I never go past six months" in a conversation, the fix is to edit THIS FILE,
5not to remember to say it again next time.
6 
7## Search window
8 
9- Look back **12 months** from today.
10- Search radius: **2 miles** from the subject (Ladera Ranch is compact).
11- I want **at least 3** comps; show me **at most 8**.
12 
13## Hard walls — never cross these
14 
15- **Never mix markets.** Sales comp a value; leases comp a rent. The dataset
16 holds both — a comp set contains exactly one kind.
17- **Never mix property types.** Detached with detached, condo with condo,
18 townhouse with townhouse. When in doubt, attached and detached never mix.
19- Never use "Rooms for Rent" or mixed commercial listings.
20- Only closed sales/leases count as comps.
21- If these walls leave too few comps, tell me — do not relax them.
22 
23## Match priority (best comp first)
24 
251. Same tract, same model — nearly the same house.
262. Same tract, very close size.
273. Same model in a neighbouring tract.
284. Close size + exact bed/bath + same story count, nearby.
29 
30- Living area within **15%** of the subject; the closer the better.
31- Within **1 bedroom** and **1 bathroom**; exact matches rank first.
32- Same number of stories strongly preferred — a two-story and a single-level
33 are different products.
34- Year built within **15 years**.
35 
36## The subject
37 
38- The subject is usually NOT in the listing data. Ask me for its specs, or
39 better, tell me to paste the Zillow/Redfin details, and build the profile
40 from that.
41- Confirm the subject profile in one line before running.
42- If the subject's location is approximated from its street or tract, say so
43 on the map and in the report.
44 
45## What differences are worth (monthly rent)
46 
- Bedroom: **$150** · Bathroom: **$100** · Garage space: **$75**
47- Bedroom: **$400** · Bathroom: **$250** · Garage space: **$75**
48- Year newer: **$5** · Furnished: **$400** · View: **$150** · Pool: **$150**
- Ignore size differences under **25 sqft**.
49- Ignore size differences under **100 sqft** - below that it is noise.
50 
51## What differences are worth (sale price)
52 
- Bedroom: **$15,000** · Bathroom: **$10,000** · Garage space: **$8,000**
53- Bedroom: **$40,000** · Bathroom: **$25,000** · Garage space: **$8,000**
54- Year newer: **$500** · View: **$25,000** · Pool: **$30,000**
55 
56## Reconciliation
57 
58- **Straight median of the adjusted comps. Do not weight.** I would rather
59 read an honest middle than a clever average.
60 
61## Adjustment limits
62 
63- Flag a comp when net adjustment passes **25%** of its price, or gross passes
64 **40%**.
65 
66## The report (report.html)
67 
68Content:
69- Title: **Comparable Market Analysis**. Prepared by: **Ladera Realty**.
70- State the mode (sale value or monthly rent), the lookback window and the
71 radius, right under the headline figure.
72- Comp table columns: #, address, **MLS ID**, tract, closed date, distance,
73 beds, baths, sqft, stories, closed price, $/sqft, net adjustment, adjusted
74 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**.
75- Round the INDICATED value to the nearest **$5,000** for sales, **$50** for
76 rents. Precision I cannot defend is theater. Price per square foot to **2 decimals**. Dates like **Aug 23, 2026**.
77- Always show why listings were excluded, grouped by reason.
78- Cite any shared commentary that influenced a selection or adjustment.
79 
80Design — this page goes in front of clients:
81- Warm editorial look: ivory background (#FAF7F2), near-black ink (#26231F),
82 olive accent (#6B7A46), hairline rules (#E4DFD5). Dark-mode variant of the
83 same palette via prefers-color-scheme.
84- Serif display headings (Georgia/serif stack), system sans for body and
85 tables. Generous whitespace; max content width ~760px, centered.
86- The indicated figure is the hero: large, top of page, olive underline.
87- Tables: right-aligned numerals with tabular figures, hairline row rules, no
88 heavy grid. Flag rows (over adjustment limits) marked with a small olive dot
89 and a footnote, not shouting colors.
90- Print-friendly: clean at 8.5x11, no dark backgrounds when printed.
91- No lorem, no placeholders, no empty sections — omit what has no content.
92 
93## The map (map.html)
94 
95- Always produce it, and it must be a REAL street map (Leaflet +
96 OpenStreetMap, no key, no account) — never an abstract dot plot.
97- Numbered pins matching the report table, a distinct subject marker,
98 quarter- and half-mile dashed rings, and the comp table below the map as
99 the offline fallback.
100- Hovering a pin shows a tooltip with the address, specs (beds/baths/sqft)
101 and price; clicking it shows the full popup with tract, close date,
102 distance and a Google Maps link.
103- **Every comp pin visible, always.** Condo complexes share one MLS geocode -
104 fan stacked pins out around the shared point rather than letting them bury
105 each other, and mark the true location with a dot.
106- **Shade pins by close recency** - darkest for the last 3 months, fading in
107 3-month bands to the oldest - with a legend on the map showing the bands,
108 the subject marker and the shared-geocode dot.
109 
110## Hard rules
111 
112- A failed arithmetic check means the report is stamped FAILED at the top.
113- Too few comps is a FAILED report, not a quietly widened search.
114- Ask before loosening anything in this file.
alt-d — The DELIVERABLE: same analysis, executive one-page report - navy and gold, summary first, detail in an appendix.

Download this version

1# My comp standards
2 
3This file is mine. Claude reads it every run and follows it. When I say
4"I never go past six months" in a conversation, the fix is to edit THIS FILE,
5not to remember to say it again next time.
6 
7## Search window
8 
9- Look back **12 months** from today.
10- Search radius: **2 miles** from the subject (Ladera Ranch is compact).
11- I want **at least 3** comps; show me **at most 8**.
12 
13## Hard walls — never cross these
14 
15- **Never mix markets.** Sales comp a value; leases comp a rent. The dataset
16 holds both — a comp set contains exactly one kind.
17- **Never mix property types.** Detached with detached, condo with condo,
18 townhouse with townhouse. When in doubt, attached and detached never mix.
19- Never use "Rooms for Rent" or mixed commercial listings.
20- Only closed sales/leases count as comps.
21- If these walls leave too few comps, tell me — do not relax them.
22 
23## Match priority (best comp first)
24 
251. Same tract, same model — nearly the same house.
262. Same tract, very close size.
273. Same model in a neighbouring tract.
284. Close size + exact bed/bath + same story count, nearby.
29 
30- Living area within **15%** of the subject; the closer the better.
31- Within **1 bedroom** and **1 bathroom**; exact matches rank first.
32- Same number of stories strongly preferred — a two-story and a single-level
33 are different products.
34- Year built within **15 years**.
35 
36## The subject
37 
38- The subject is usually NOT in the listing data. Ask me for its specs, or
39 better, tell me to paste the Zillow/Redfin details, and build the profile
40 from that.
41- Confirm the subject profile in one line before running.
42- If the subject's location is approximated from its street or tract, say so
43 on the map and in the report.
44 
45## What differences are worth (monthly rent)
46 
47- Bedroom: **$150** · Bathroom: **$100** · Garage space: **$75**
48- Year newer: **$5** · Furnished: **$400** · View: **$150** · Pool: **$150**
49- Ignore size differences under **25 sqft**.
50 
51## What differences are worth (sale price)
52 
53- Bedroom: **$15,000** · Bathroom: **$10,000** · Garage space: **$8,000**
54- Year newer: **$500** · View: **$25,000** · Pool: **$30,000**
55 
56## Adjustment limits
57 
58- Flag a comp when net adjustment passes **25%** of its price, or gross passes
59 **40%**.
60 
61## The report (report.html)
62 
63Content:
64- Title: **Comparable Market Analysis**. Prepared by: **Ladera Realty**.
65- State the mode (sale value or monthly rent), the lookback window and the
66 radius, right under the headline figure.
67- Comp table columns: #, address, **MLS ID**, tract, closed date, distance,
68 beds, baths, sqft, stories, closed price, $/sqft, net adjustment, adjusted
69 price. IDs and prices exactly as in the data — the table is the audit trail.
70- Round the INDICATED value to the nearest **$1,000** for sales, **$25** for
71 rents. Price per square foot to **2 decimals**. Dates like **Aug 23, 2026**.
72- Always show why listings were excluded, grouped by reason.
73- Cite any shared commentary that influenced a selection or adjustment.
74 
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.
75Design — an EXECUTIVE ONE-PAGER, built to be skimmed in ten seconds:
76- Modern boardroom look: white page, deep navy band across the top (#0F1B2D)
77 carrying the title and the indicated figure in gold (#C9A227), sans-serif
78 throughout (system-ui stack), tight and confident.
79- Page one is a summary, not a document: the hero figure, a five-line
80 executive summary (mode, window, radius, comp count, QA verdict), and a
81 compact comp strip - address, closed price, adjusted price. Nothing else.
82- Everything deeper - adjustment line items, exclusions, commentary citations -
83 goes in an APPENDIX section below a page break, clearly labeled.
84- Numerals right-aligned and tabular; gold used only for the hero figure and
85 flags; never more than two colors on the page.
86- Print-friendly: the navy band may print, everything else stays white.
87- No lorem, no placeholders, no empty sections — omit what has no content.
88 
89## The map (map.html)
90 
91- Always produce it, and it must be a REAL street map (Leaflet +
92 OpenStreetMap, no key, no account) — never an abstract dot plot.
93- Numbered pins matching the report table, a distinct subject marker,
94 quarter- and half-mile dashed rings, and the comp table below the map as
95 the offline fallback.
96- Hovering a pin shows a tooltip with the address, specs (beds/baths/sqft)
97 and price; clicking it shows the full popup with tract, close date,
98 distance and a Google Maps link.
99- **Every comp pin visible, always.** Condo complexes share one MLS geocode -
100 fan stacked pins out around the shared point rather than letting them bury
101 each other, and mark the true location with a dot.
102- **Shade pins by close recency** - darkest for the last 3 months, fading in
103 3-month bands to the oldest - with a legend on the map showing the bands,
104 the subject marker and the shared-geocode dot.
105 
106## Hard rules
107 
108- A failed arithmetic check means the report is stamped FAILED at the top.
109- Too few comps is a FAILED report, not a quietly widened search.
110- Ask before loosening anything in this file.