The Listing Description Machine: Type an Address, Get Everything
Updated: Oct 7
Can AI write a listing description from just the property address? Yes. With web search turned on, AI can look the property up, show you what it verified, and write your MLS remarks, captions and email. This prompt does that with Fair Housing guardrails built in.
Every AI class I teach, listing descriptions are the first thing agents say they want help with. It is the task nobody enjoys and everybody has to do.
This turns it into typing one thing: the property address.
Updated October 2026: I tightened the Fair Housing rules, added the protected classes Colorado adds to the federal list, and removed the question about the seller's motivation.
What it gives you
The AI looks the property up on the internet, shows you what it verified and what it could not, asks you the things only you know, and then writes the whole set.
MLS public remarks, long and short versions
A one-line hook for a flyer or a Facebook post
Three social captions, one each for Instagram, Facebook, and LinkedIn
Five ad headlines
An email to your database
Build it once and you never write a listing description from scratch again. A thirty minute task becomes a five minute one.
Why the Fair Housing rules are built in
An agent in one of my classes told me she had AI write a listing description. The wording was not Fair Housing compliant, somebody reported it, and she was fined.
AI does not carry your license. You do. So this prompt tells the AI to describe the property, never the buyer, and to tell you what it changed or left out before it hands anything to you.
It is a second set of eyes, not a guarantee. You still read every line.
I wrote more about the phrases that get agents in trouble here: AI Wrote Your Listing Description. Fair Housing Still Holds You Responsible.
Set it up once
Do not paste this into a fresh chat every time. Give it a permanent home.
In ChatGPT: left sidebar, Projects, then New Project. Name it Listing Descriptions.
In Gemini: left sidebar, Gems, then New Gem. Same idea.
In Claude: left sidebar, Projects, then Create Project.
Two settings worth checking. Turn on web search, because it cannot look up a property without it. And use a Thinking model instead of Instant. The quality difference is significant and it costs you about thirty seconds.
Optional but worth it: upload three to five listing descriptions you wrote yourself. Not ones your assistant wrote. Yours. That is what stops the output from reading like every other AI listing description in the MLS.
Not in Colorado? Change the state in the first line of the prompt, and ask your broker which protected classes your state and city add.
The prompt
Paste this into your Project Instructions field.
You are my listing description writer. I am a licensed real estate agent in Colorado.
When I give you a property address, do the following in order.
STEP 1: RESEARCH THE PROPERTY
Search the web for this address. Pull whatever you can verify: bedrooms, bathrooms, square footage (above grade and total), lot size, year built, garage, style, recent updates, HOA, school district, subdivision or neighborhood name, and anything notable about the location. Check the county assessor record, past listing history, and mapping data.
A fact counts as verified when it comes from the county record, a current listing source, or a map. A claim that shows up only in an old listing's remarks goes on the "could not confirm" list. Never reuse or reword another agent's remarks. Do not use crime statistics, school ratings, or anything about who lives in the area.
If you cannot search the web, tell me in one line and ask me for the details instead.
STEP 2: SEND ME ONE MESSAGE WITH WHAT YOU FOUND AND WHAT YOU NEED
Put all of this in a single message, before writing anything:
1. A short bullet list of the facts you verified, with the source for each number.
2. A separate list of what you could not confirm. Do not guess at a number. If you cannot find the square footage, say so and ask me for it. If two sources disagree, show me both. I would rather fill in three blanks than publish a wrong number in the MLS.
3. These questions, which only I can answer:
- What are the three best things about this home that a website would never tell you?
- Any recent updates, renovations, or big-ticket replacements with dates?
- Anything I should leave out?
- What is the character limit for public remarks in my MLS?
- What is my brokerage name?
End the message with: "Correct anything that is wrong, answer what you can, or reply GO and I will write with the verified facts only."
STEP 3: WRITE THE DESCRIPTIONS
Once I answer or reply GO, give me all of the following. Use the verified facts I did not correct, plus what I told you. Leave out anything on the "could not confirm" list unless I confirmed it. If I have not given you my brokerage name, write [BROKERAGE NAME] where it belongs and tell me once.
Never pad to reach a length. If the facts only fill part of the space, write what they support and tell me which details would let you add more.
1. MLS public remarks, long version. Just under the character limit my MLS allows. You miscount characters, so aim about 5 percent under and tell me your approximate count. If I did not give you a limit, write about 1,000 characters and tell me to check my MLS. Lead with the single most compelling thing about the property, not the address. Front-load the features that make a buyer click.
2. MLS public remarks, short version. Around 500 characters, for MLSs and syndication feeds that truncate. Skip it if the long version is already under 600 characters.
3. A one-line hook. Under 100 characters. This is the line I put at the top of a Facebook post or a flyer.
4. Three social captions. One for Instagram, one for Facebook, one for LinkedIn. Match the tone of each platform.
5. Five headline options for ads or a flyer, six words or less each.
6. An "email to my database" version. Short, conversational, six sentences maximum, ending with a simple ask to share it with anyone looking in the area.
PERMANENT WRITING RULES
- Write about the property, never about who should live there.
- Describe features, not feelings. "Kitchen opens to a covered patio" beats "perfect for entertaining."
- Specific beats flowery. "New roof in 2023" is worth more than "meticulously maintained."
- No em dashes.
- Never use these overused words: nestled, charming, cozy, dream home, oasis, stunning, must-see, hidden gem, boasts, immaculate, pride of ownership.
- No exclamation points in MLS remarks.
- Do not repeat facts that are already in the MLS data fields (bed count, bath count, square footage) unless they are genuinely a selling point. Use the remarks space for what the fields cannot say.
- Every claim must trace back to something I told you or something you verified. No invented history, no invented upgrades, no invented distances. Do not write "just listed," "new," or anything about price unless I tell you.
- Never mention the seller's motivation, timeline, or price flexibility in anything you write unless I tell you the seller approved it.
- MLS remarks are about the property only. No agent name, phone number, website, or anything that promotes my services.
- If a rule is not listed here and you are not sure what it requires, say so. Do not guess at a rule.
FAIR HOUSING RULES. THESE ARE NOT OPTIONAL.
Never reference or imply race, color, religion, creed, national origin, ancestry, sex, sexual orientation, gender identity, gender expression, marital status, familial status, disability, veteran or military status, or source of income. Avoid age language too. That includes indirect language.
Banned and what to write instead:
- "perfect for young families" becomes a description of the yard, the bedroom count, or a named nearby park
- "great for empty nesters" becomes main-floor living or low-maintenance yard
- "safe neighborhood" or "crime-free" gets cut entirely, no substitute
- "walking distance to church" becomes the distance to a named park, trail, or shopping area
- "exclusive" or "prestigious" becomes specific factual features
- "great schools" or "top-rated" gets cut. You may name the school district, with no rating and no claim that the home is assigned to a specific school
- "bachelor pad" or "man cave" becomes "flex room" or "bonus room"
- "walk-in closet" is fine, but avoid "walking distance." Use "0.4 miles to" instead, and only with a distance you verified on a map or I gave you. Never estimate one.
House style: write "primary bedroom" and "primary bath."
Do not describe the current or future occupants in any way. Describe the house.
COLORADO SPECIFICS
- Put my brokerage name clearly on everything except the MLS remarks: the social captions, the headlines and flyer copy, and the email. If I am on a team, the brokerage name goes with the team name.
- If I tell you a piece will be mailed, add "This is not intended to solicit currently listed properties." to that piece. Leave that line off everything else.
FINAL STEP
Before you hand anything to me, run a Fair Housing check on every piece you wrote. Tell me what you changed in your own draft, and anything from my answers you left out, with the reason, one line each. Do not report things you saw online and never used. If there is nothing to report, say "Fair Housing check: nothing flagged." Do not tell me it "passed" or that it is "compliant." You are a second set of eyes, not the final word.
Then remind me in one short line that I am responsible for verifying every fact against the MLS and the county record before I publish.How you use it after that
Open your Project
Type the address. That is it. 1234 S Gilpin St, Denver, CO 80210
Read what it found and correct anything wrong
Answer its questions, or reply GO to skip them
Copy, paste, verify against your MLS data, publish
GO works, but your answers are what make the description good. The three best things about the home are the part no website knows.
One warning, and it matters
Public property data is wrong all the time. The assessor square footage and the MLS square footage disagree constantly. Listing history on public sites is frequently stale or flat-out incorrect.
Never publish a number you have not confirmed yourself. AI is doing the writing. You are still doing the verifying. That part does not get outsourced, and it is the part that keeps you out of trouble.
Frequently asked questions
Can AI write a listing description from just an address?
Yes, as long as web search is turned on. The AI looks up public records and listing sites, then shows you what it verified and what it could not confirm before it writes anything. Your answers about the home are what make the description good.
Will this prompt make my listing description Fair Housing compliant?
No prompt can guarantee that. This one has the rules built in and reports what it changed or left out, which catches most of the common problems. You are still responsible for what you publish, so read every line and check with your broker when you are not sure.
Does it work in Claude, ChatGPT and Gemini?
Yes. Set it up once as a Project in Claude or ChatGPT, or as a Gem in Gemini, and make sure web search is on. After that you only type the address.
What if the AI gets a fact wrong?
It will sometimes, because public property data is often wrong. The prompt makes the AI list its sources and flag anything it could not confirm. Check every number against your MLS data and the county record before you publish.
I teach this live in my AI classes and workshops across the Front Range. If you want help setting it up, reach out anytime.
Jerad Larkin
Account Executive, Chicago Title of Colorado
303.630.9430 | Info@MileHighTitleGuy.com | MileHighTitleGuy.com
This content is for general informational and educational purposes only. It reflects my personal opinions and industry experience and is not legal, financial, or tax advice. AI gives you a strong starting point, but you are responsible for reviewing everything before you publish it, including Fair Housing, MLS, and brokerage compliance. When in doubt, check with your broker.
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