Lay out the sales-comparison grid from your own verified comps
Lesson 2 of 6 · Value land you mean to hold
1 · Learn the move · Comparison matrix
A comparison grid is where an invented figure hides best, because a plus-ten on access looks exactly like a plus-ten you can defend. On land the grid hides a second error too: comparing across classifications. A tract that sold inside a district allowing lots half the size, or sold out of a use-assessment program your tract is still in, is not the same asset with a small adjustment. So fix the matrix before any content goes in. The rows are fixed. Every sale figure traces to the deed or transfer declaration you pulled. Every adjustment cell is yours, from your own support, or reads [YOUR ADJUSTMENT]. And a comp in a different zoning district or use status is flagged as a classification mismatch rather than adjusted, because a zoning difference is not a percentage and the grid is not the place to assume a rezone. The grid ends without a value. It is the working file you think with, and later hand to the appraiser you hire.
Build a comparison matrix from only the land sales I paste: one column per sale, rows for recording date, price as recorded, acreage per deed and per assessor, access, frontage, utilities at the line, zoning district, use-assessment status. Adjustment rows stay [YOUR ADJUSTMENT]. Any comp in a different district or status is a CLASSIFICATION MISMATCH, not adjusted. No value indication.
2 · Your turn. You write the prompt
You hold a tract of 22.0 acres per your deed in Brennock County and want to see how three recent nearby sales line up against it before you decide whether to keep holding. You pulled the deeds and transfer declarations yourself. One sale was in a different zoning district, one had public water at the road, and one sold out of an estate while the subject is still enrolled in the county's agricultural use program. Write the prompt that builds the grid honestly.
Write the prompt for this scenario as given, or swap in a real one from your own work. The score works the same either way.
Remember: the AI sees only your prompt, not this page. If the situation isn't in your prompt, it doesn't exist.
Optional. These shape the output when you run your prompt below, not your score.