You know, as real estate agents, we’ve all been there — staring at a property, trying to find the right comps, making pricing adjustments, and thinking “there has got to be a better way.” Whether you’re about to list a home or helping a buyer craft a smart offer, nailing the numbers is crucial.

If either of those situations sounds familiar, hang tight. I’m going to show you how to use ChatGPT to streamline your CMA process, pull better comps, and create a full pricing justification in minutes — not hours.

I posted a short teaser video on this yesterday, and you all flooded me with DMs asking for a deeper dive. So here it is — slow, detailed, and step-by-step.

What You’ll Need

• ChatGPT
• RPR® (Realtors Property Resource at narrpr.com)
• Your MLS

Step 1: Gather Your Data

First, head over to RPR. We’re going to pull two specific reports:

1. Property Report for your subject property
2. Market Activity Report for the surrounding area

Then hop into your MLS and do a basic search for comps.

Download all three reports as PDFs — we’ll need them in the next step.

Step 2: Feed the Beast (ChatGPT)

Upload your three PDFs into ChatGPT and use this prompt:

Subject: [address] 5 beds 3.5 baths 3500 square feet built in 2006 3 levels, in ground pool, exterior shed, 4 car garage, upgraded kitchen.


 

Based on the uploaded PDF of sold properties in this [neighborhood], please help me identify the top three most comparable homes to [subject property. Explain why these are the best comps and suggest appropriate pricing adjustments if needed. Use SBA/CBS logic to make pricing adjustments. If the comparable is better, subtract value from it (CBS). If the comparable is worse, add value to it (CIA). Summarize the results in a table.

ChatGPT will analyze the data, pick the best comps, suggest adjustments, and even create a table you can export to Excel.

Step 3: Get a Pricing Recommendation

ChatGPT will also recommend a price range based on the comps and adjustments. In my example, AI suggested $850,000 to $865,000. When I did it manually, I came up with $861,000 — pretty spot on!

Step 4: Dig Into Market Trends

Want even deeper insights? Ask ChatGPT:

Analyze the PDFs and summarize market trends — average/median sale prices, price per square foot, and listing trends over the last 180 days.

ChatGPT will create a handy market trend snapshot with talking points you can use in consultations.

Step 5: Build a Full Report

Ask ChatGPT:

Create a Word document summarizing all findings, including charts, graphs, and a pricing strategy recommendation.

You’ll get a polished, ready-to-send CMA report that you can attach to your listing packages or appraisal packets.

Final Thoughts

This process isn’t about replacing your expertise — it’s about enhancing it. ChatGPT is the research assistant we’ve all dreamed of having.

Using ChatGPT for your CMA work helps you:

• Build trust with sellers
• Strengthen offers for buyers
• Streamline appraisals
• Save hours of work

If you found this walkthrough helpful, leave a comment below or shoot me a message. 

Now go build a CMA that wows! 🚀