The comp set, defended out loud
Lesson 2 of 6 · Price it without inventing a number
1 · Learn the move · Comparison matrix
A comp set is an argument, and most of them go unargued. The sales that support the number you hoped for stay in, the ones that do not quietly drop out, and nobody writes down why. The move is to make every keep and every cut a written decision against the subject on the few things that move rural land prices: legal access, road type, size, terrain, wet ground and sale date, each read from a document and never assumed. A comparison matrix does it in one pass. Every sale gets a row, every driver gets a column, a driver the paste does not settle reads UNKNOWN rather than 'similar', and the model says whether the documents support each cut you already made. The output is not a value. It is a comp set you could read aloud to a partner, or to yourself after a slow resale, and defend line by line.
Compare each sale below to my subject tract on legal access, road type, size, terrain, wet ground and sale date. One row per sale. KEEP or CUT with a one-line reason tied to a document. Unknown drivers read UNKNOWN. For the sales I already cut, say whether the documents support the cut. No value and no range.
2 · Your turn. You write the prompt
Your partner thinks your comps are cherry-picked. You have eight recorded sales around a 25-acre wooded tract in Tessaly County, and you cut three of them last week without writing down why. Write the prompt that puts every keep and every cut on paper.
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.