This Free Claude Skill Turns Two MLS Exports Into a Colorado CMA

Jerad Larkin

1 hour ago

9 min read

Can Claude build a CMA for a Colorado listing appointment?

Yes. You download two exports from your MLS, and the free skill below has Claude run the numbers, interview you about the home, and build a seller CMA plus a private agent brief, each as an HTML file and a PDF.

Download the CMA prep skill

It is one .md file. Grab it here, then keep reading for what it builds and exactly how to pull the two MLS exports it needs.

The skill (one .md file): Click here to download the Colorado CMA Prep skill

Open Claude, start a new chat, attach the file and type "Prep my CMA for" plus the address. Claude takes it from there and tells you what to download and when.

Why I built this

Sellers walk into a listing appointment with their own number now. It came from Zillow, a neighbor's sale, or what they paid plus what they put into it. I wrote about that shift in Sellers Bring Their Own Number Now. Denver Agents, Rebuild the CMA.

The agents in my Claude classes kept asking the same follow-up: how do I actually get Claude to build that CMA without it making things up?

This skill is my answer. It is built for Colorado brokers, it runs on data you download yourself, and it never lets Claude pick the comps or decide the price for you. You stay the expert in the room. Claude does the math, checks your work, and builds the pages.

What you walk out with

Every run produces three things:

A seller CMA. Twelve short sections: the home, the market right now, your competition, the ceiling buyers rejected, one page per comp, where the price lands, and what the seller has seen online. Light on words, heavy on data.
A private agent brief. Marked "Private prep: not for the seller." The verdict, the price-gap conversation with word-for-word language, threats, tailwinds, likely objections with data-backed answers, the one thing most likely to blow up the appointment, and a 45-minute agenda.
An optional content pack for Claude Design. Page-by-page content and figures so Claude Design can lay out a polished presentation in your own design system.

The CMA and the brief each come as an HTML file (sharp on a tablet at the kitchen table, easy to edit) and a PDF (the one you email, text, or print). The fonts are embedded in the HTML, so it looks right even with no internet.

What makes it different from a one-click CMA

Most AI CMA tools try to do everything for you. That is exactly the problem. A CMA is a set of judgment calls, and the seller is hiring you for those calls.

So the skill is built around a few rules:

Claude never finds comps. You download them from the MLS. Claude can flag a comp or recommend a short list, but you approve the final set.
Every number is computed in code from your export, never estimated by reading the rows.
Every researched fact shows its source, and nothing goes into a seller document until you confirm it. It will not guess a subdivision, HOA, or metro district.
The interview is required. Claude asks what a sharp buyer's agent would point to, what the photos will not show, and why this home would sit.
You walk every comp. One honest sentence from you per comp ("Same floor plan, but they redid the kitchen in 2023 and ours is original"), and it goes on that comp's page in your words.

Plan on 20 to 30 minutes the first time. That time is the point. It is what lets you defend the price when the seller pushes back.

The numbers it runs on your market

Your second export is the wider market, every status, 24 months. From it, Claude calculates:

Close price vs. original list price, not just final list price, so price cuts do not hide.
Months of inventory two ways: the last 90 days and the last 6 months. A slow fall can make the 90-day number spike, so it shows both and explains why.
Sell-through by first asking price. How many homes that started in each price band actually sold. This is often the single most persuasive number in the CMA.
Failed listings: expired, withdrawn, and canceled homes, plus the ones that came back at a lower price.
Your competition today: the closest active, coming soon, and pending homes by size.
Concessions and price cuts: the share of sales with seller-paid concessions and the share that took a reduction.
Outliers set aside, not deleted. Odd sales are pulled out of the medians and listed with the reason.
A search cutoff check. If your price lands just over a common search point like $725,000, it tells you, because $5,000 over a cutoff hides the home from every buyer searching under it.

All of that rolls into a market gauge (buyer's market to seller's market) and a pricing stance that tells the seller, in one line, how aggressive or conservative to be and why. One caveat I always give: these are patterns in your local data, not predictions. The skill says so in the brief when the data is thin.

How to run it, step by step

Download the skill above and save it where you will find it.
Set up a Claude Cowork project called "CMA Prep" and add the skill file. Your brand details and past appointments stay in one place, so you only answer the brand questions once. A regular Claude chat works too.
Turn on Claude in Chrome if you have it. Zillow, Redfin, and Homes.com estimates load with JavaScript, so this is how Claude reads them. No Chrome? Claude asks you to paste the three numbers.
Give Claude the address, the appointment date, and whether the home is listed now, expired, or not on the market yet.
Confirm the facts. Claude researches the subject home only and shows you a confirm-or-correct list with sources. Paste or screenshot the MLS sheet or tax record if you have it, since portals often mix up total and finished square feet.
Run the comp search Claude hands you. It writes out a filled-in search for this exact home, field by field, that you type into your MLS. Download the results as my-comps.csv.
Run the market search and download it as my-market.csv (settings below).
Upload both files. Claude tells them apart by size, shows you which column it is using for each field, and waits for your OK before computing anything.
Answer the interview and walk the comps. One question at a time.
Review every page of the CMA and brief before anything goes to the seller.

The two MLS exports, explained

This is where most agents get stuck, so the skill builds the search for you. Here is what it will ask for. Menu names vary by MLS. In REcolorado Matrix, for example, square footage shows up as "Above Grade Finished Area."

Export 1: my-comps.csv (your hand-picked comps)

Status: Closed, last 6 months (90 days in a busy neighborhood)
Area: the subdivision if it has enough sales, otherwise about a half-mile radius, staying on the same side of any major road or rail line
Property type: exact match. Never mix detached, townhome, and condo.
Above-grade finished square feet: within about 250 of the subject. Match above-grade first, because buyers and appraisers do not value basement space the same way.
Year built, levels, basement, bedrooms, garage: close to the subject

Too many results? Narrow the close date first, then the size. Too few? Widen one setting at a time and write down what you changed. Not sure which homes to keep? Download the whole short list (up to about 20) and let Claude rank them. It recommends 3 to 6 with a reason for each, then waits for you to approve or swap.

Export 2: my-market.csv (the wider market)

Area: same subdivision, or a wider radius or ZIP if it is small
Status: check every one: active, coming soon, pending, closed, expired, withdrawn, canceled
Dates: the last 24 months on closed, expired, withdrawn, and canceled. Leave active, coming soon, and pending open. In Matrix there is a date box next to each status for this.
Subdivision name: use a wildcard (like Midtown*) to catch filing names. Claude removes any same-named subdivisions from other cities and tells you what it dropped.
Everything else: blank. No size, bedroom, or price filters, so the trend is real.

Use the export with every field (often called Full, All Fields, or Agent Full). Before you start, check your MLS rules and your employing broker's policy on using MLS data with AI tools.

Built around Colorado rules

In Colorado, a broker can give an opinion of value as long as it is not presented as an appraisal and is not used to get financing. The skill builds that in:

The broker's opinion of value statement goes on every page that shows a price, at 12 point or larger. If your brokerage has its own required wording, it uses yours.
It never uses "appraisal," "appraised value," "fair market value," or "will appraise for."
Your brokerage firm name goes on every seller-facing page.
If the purpose is a loan, refinance, divorce, estate, litigation, or a property tax appeal, it stops and recommends a licensed appraiser.
Fair housing is built in. No demographics, crime, "safe," "family-friendly," or school quality. Schools are named only as they appear in the MLS or public record.
Known material defects belong on the Colorado Seller's Property Disclosure. The brief helps you get ahead of issues, never hide them.

This is a training tool, not legal advice. Your employing broker's policies come first, and current rules are always on the Colorado Division of Real Estate site.

It looks like your brand, not mine

On the first run, Claude looks for a brand skill or brand guide. If there is not one, it asks once for your name, brokerage, colors, headshot, a couple of sentences about you, and the tone you want (Warm and Reassuring, Direct and Confident, and so on).

No brand yet? It uses a clean default: serif headings, navy cover, teal for good-for-seller signals and burnt orange for bad ones, which is easier to read than red and green, including for color-blind sellers.

One thing I want to be clear on: the seller materials carry only your name and your brokerage. My credit line sits at the bottom of the skill file for you, the broker. It never shows up in anything the seller sees.

What you need before you start

A paid Claude plan. Sign up at claude.ai. Claude Cowork is the best place to run it, and a regular chat works too.
Claude in Chrome for the online estimates (optional). Here is Anthropic's setup guide.
MLS access with a full-field export.
About 30 minutes for your first run.

Want it available every time without attaching the file? Upload it as a skill in your Claude settings (Anthropic's guide to using skills), and it kicks in whenever you say "prep my CMA."

Frequently asked questions

Does Claude pull the comps from the MLS for me?

No, and that is on purpose. You run the search and download the export. Claude analyzes what you give it, flags comps that look off, and never adds a home on its own. That keeps you inside your MLS rules and keeps the judgment calls yours.

Can I hand the CMA straight to my seller?

Only after you review it. Every number comes from your export, but you approve every number and word before it goes out. The skill is built so you can defend each page, which means you need to know each page.

Will it work outside Colorado?

The analysis works anywhere you can export MLS data. The compliance section is written for Colorado, so a broker in another state should swap in their own state's rules and disclosure language.

Do I need listing photos?

No. A pre-listing CMA usually has no professional photos yet, so the default cover is clean and branded with no photo. If you snap your own exterior shot, Claude will offer to use it. It never pulls photos from a prior listing or a portal.

Can I use it for past clients who are not selling?

Yes. At the end, Claude offers to turn it into an equity review: the same document minus the pricing page. It is a useful reason to reach out to your sphere.

Grab the skill before your next listing appointment

As an Account Executive with Chicago Title of Colorado, I spend a lot of my time showing agents across Denver Metro and the Front Range how to use AI to prepare faster and walk in more confident. This skill is one of a growing set of Claude tools I share.

Ready to try it? Download the Colorado CMA Prep skill here, then run it on your next appointment before you print anything.

If you have a listing sitting and you want an analysis run on it, or you are looking for marketing ideas to get it in front of the right people, reach out to me.

Want more tools, tactics, and resources like this? Subscribe to my weekly emails at milehightitleguy.com. I share real estate marketing ideas, AI tools, and exclusive invites to upcoming classes and events across Colorado.