A Claude prompt for listing agents juggling multiple offers. Fill in the listing details and your seller's priorities, copy the prompt, paste it to Claude along with every offer PDF. Claude returns a side-by-side comparison matrix, a risk-flagged ranking with reasoning, and a seller-facing PDF you can walk into the kitchen with.
Step 1 — Fill in the listing & seller info
Seller priorities
Your info (listing agent)
Step 2 — Copy the prompt and paste it to Claude
Yellow = unfilled placeholder. Green = your value.
Important: when you paste the prompt to Claude, attach every offer PDF in the same message. Include any cover letters, pre-approval letters, proof of funds, and escalation addenda — Claude will sort and label them. Optional: attach the listing's MLS sheet, recent comps, and any seller-instruction email so Claude can weigh against actual market context.
Step 3 — What you'll need, where to run it, what you'll get back
Where to run it
Open Claude in Cowork mode (desktop app), or use claude.ai with file uploads enabled, or any Claude environment with file tools.
Start a new conversation. Paste the prompt as your first message.
Attach every offer PDF in the same message — full executed offer packages with riders, pre-approval letters, proof of funds, and any escalation addenda. Claude will identify and label each offer.
What Claude will do
Open each offer PDF and identify it (Buyer A, Buyer B, etc.) based on buyer names — confirm the count matches what you said in the fields.
Extract structured terms from every offer: purchase price, escalation clause (cap, increment, trigger), earnest money deposit, financing type, down payment, loan amount, lender, pre-approval strength, appraisal contingency, appraisal gap coverage, inspection contingency (full / informational / waived), attorney review status, mortgage commitment date, closing date, possession / rent-back, included & excluded fixtures, home-sale contingency, seller concessions / credits, special terms.
Ask 1–3 clarifying questions if anything is materially ambiguous (e.g., escalation clause cap not clear, pre-approval letter missing, attorney review status unclear).
Build a side-by-side comparison matrix — every offer in its own column, every term as a row, color-coded by strength.
Run a risk-flag pass on each offer: financing risk, appraisal risk, contingency drag, timing risk, buyer-strength signals, escalation-clause gotchas.
Compute a net-to-seller estimate for each offer (price − typical seller costs − concessions, with assumptions stated).
Rank the offers with explicit reasoning grounded in the seller's stated priority — not just price.
Produce a seller-facing PDF you can hand the seller in the kitchen.
Verify every number, name, and date against the source PDFs before declaring done.
What you'll get back
A 10–18 page PDF — cover, table of contents, executive summary, side-by-side matrix, per-offer deep dives, risk flags, ranked recommendation with reasoning, net-to-seller table, response strategy options, attorney-review disclaimer, back cover with your contact info.
A structured analysis in chat — the same data with citations to specific paragraphs in each offer ("Offer B, Section 12, page 4 of the executed contract").
A seller talk-track in Markdown — short script for the kitchen conversation, with the recommended call and the two strongest fallbacks.
A response-template pack — accept / counter / multiple-counter / highest-and-best language drafts for each offer, ready for attorney review.
Tips that materially improve the output
Attach the full offer packages, not just the price summary cover sheets. Escalation language, financing terms, and contingency carve-outs hide in the body of the contract and the riders.
Include each buyer's pre-approval letter and proof of funds if you have them. Buyer financial strength is a huge ranking input.
If you have a cover letter from the buyer's agent ("we'll waive appraisal up to $X"), include it — those promises only count when they're in writing.
If the seller has any specific written instruction ("I won't take any offer with a home-sale contingency"), put it in the Special seller circumstances field. Claude will honor it as a filter.
Don't fill in "balanced" by default — pick the priority that actually matches the seller. The ranking changes meaningfully based on this single field.
Quick troubleshooting
Claude can't read one of the PDFs → it'll tell you which one. Re-upload that single PDF and ask Claude to re-do just that offer's extraction.
An offer's terms are all blanks in the matrix → the PDF is likely a flattened scan with no extractable text. Claude will say so and tell you which fields to fill in manually.
The ranking looks off → confirm the Top priority field actually matches the seller. The single biggest factor in the ranking is which dimension you said matters most.
Escalation clauses confuse the comparison → ask Claude to show the "if everyone escalates to cap" scenario as a second matrix column per offer. It will run that and flag which offers win that race.
Legal note: nothing this prompt produces is legal advice. The seller's attorney is the only one who interprets contract language, attorney-review clauses, escalation enforceability, and any rider. Every output includes a disclaimer reminding the seller of that. Don't strip it.
Step 4 — Before you paste, run this checklist
Three things have to be in the message you send to Claude. Miss any of them and you'll get a worse comparison or have to re-do it.
1. The prompt (copied from Step 2)
All fields filled in — property, list price, seller name(s), DOM, state, region, offer count, review date, top priority, appraisal sensitivity, closing flexibility, your name, brokerage, email, phone.
No yellow placeholders left in the prompt preview. Yellow means unfilled; everything should be green.
Copied with the Copy entire prompt button (captures the full text, not just the visible portion).
2. Every offer PDF
The full executed offer package for each buyer — contract, riders, addenda, escalation clauses, pre-approval, proof of funds, cover letter.
Native PDFs preferred. Flattened scans work but Claude has to OCR; less reliable on dollar amounts and dates.
All offers in the same message as the prompt, not follow-up messages.
3. Optional but high-value
The MLS listing sheet (so Claude can pull list price, year built, square footage, lot, fixtures included).
Two or three recent closed comps (so the appraisal-risk analysis is grounded in actual data, not generic ranges).
Any written seller instruction email ("no home-sale contingencies," "I want a rent-back through June 30," etc.).
The order, in one sentence
Fill in the fields → click Copy entire prompt → open Claude → paste the prompt → attach every offer PDF (plus optional comps and seller instructions) in the same message → hit send → answer any clarifying questions Claude asks → review the comparison PDF, ranking, talk-track, and response templates.
What to do with the output
Print the PDF and walk it into the kitchen meeting. It's the seller-facing artifact — color-coded matrix, ranked recommendation, clean enough to hand the seller's spouse or attorney without explanation.
Use the talk-track to lead the conversation. Don't read it — use it as a spine.
If the seller picks "highest and best," send the templates to your attorney for formalization before any goes back to the buyer-side agents.
Keep the structured chat output in your file. It has citations to specific pages of every offer if anything gets disputed later.