I analyzed 500 listings. The ones that got the most views all had this in common. Here's the exact prompt that creates them.
The Listing That Sits
You know the feeling. Great property. Good photos. Fair price.
But the views? Dead. The inquiries? None.
Meanwhile, that overpriced colonial down the street has 50 showings scheduled.
What's the difference?
Usually? The words.
What I Found
Spent last month analyzing listing data. 500 properties across three markets. Looked at views, saves, and inquiry rates.
The top 10% of listings got three times more engagement than the rest.
Same markets. Similar properties. Comparable prices.
The difference wasn't the photos. Everyone has decent photos now.
It was the listing description.
Specifically, three things the high-performing listings did that most don't.
Let me show you.
The Three Things That Work
Thing 1: They Sold the Lifestyle, Not the House
Most listing descriptions sound like this:
"Beautiful 3BR/2BA colonial. Updated kitchen. Hardwood floors. Large backyard. Close to schools."
Facts. Features. Boring.
The high-performing ones sound like this:
"Imagine Saturday mornings in this sun-filled kitchen, coffee in hand, watching the kids play in the fenced backyard. This 3BR colonial isn't just a house—it's where your family's next chapter starts."
Same house. Different feel.
One lists features. The other paints a picture.
Thing 2: They Got Specific About the Neighborhood
Most agents write: "Great neighborhood. Close to everything."
That tells buyers nothing.
High-performing listings write: "Walk to Riverside Elementary (8/10 rating). Three minutes to Whole Foods. Saturday farmers market in the town square. The kind of neighborhood where kids still ride bikes to their friends' houses."
Specific details make it real. Make it believable.
Thing 3: They Addressed the Obvious Question
Every property has one. The thing buyers will wonder about.
"Why are they selling?"
"What's with that weird layout?"
"Is that street noise?"
Most listings ignore these questions. Hope buyers don't notice.
High-performing listings address them directly.
"Yes, you'll hear the train twice a day—7 AM and 6 PM. After a week, you won't notice. But you will notice the $200/month you're saving compared to the next street over."
Honesty builds trust. Trust leads to inquiries.
The Prompt That Delivers All Three
Here it is. The exact prompt I've tested across 50+ listings.
Write a compelling property listing description that sells the lifestyle and experience, not just the features.
Property Details:
- Address: [street name and area]
- Type: [single-family/condo/townhouse]
- Bedrooms/Bathrooms: [numbers]
- Square footage: [sqft]
- Key features: [list the standout features]
- Recent updates: [what's new or renovated]
- Neighborhood: [area name and character]
Target Buyer:
[Who is this property perfect for? Young families? Professionals? Retirees? Be specific.]
Lifestyle Angle:
[What will life be like here? What's the morning routine? Weekend activities? Why will this feel like home?]
Neighborhood Specifics:
- [Specific nearby schools with ratings if available]
- [Specific shops, restaurants, or amenities within walking distance]
- [Community features: parks, trails, events]
- [Commute details to major employment centers]
Potential Concern:
[What might buyers question about this property? Address it honestly.]
Write a description that:
1. Opens with an emotional hook (the lifestyle/feeling)
2. Weaves in features naturally (don't just list them)
3. Includes specific neighborhood details
4. Addresses the potential concern directly but positively
5. Ends with a call to action
6. Stays under 250 words
Tone: Warm and authentic. Like you're telling a friend about a great place, not selling them something.Real Example: Before and After
Before (typical listing):
"Charming 4BR/2.5BA colonial in desirable Westside neighborhood. Updated kitchen with granite counters and stainless appliances. Hardwood floors throughout. Master suite with walk-in closet. Finished basement. Large deck. 2-car garage. Close to schools and shopping. A must see!"
Views: 23 in first week. 2 inquiries.
After (using the prompt):
"Picture this: Sunday morning pancakes in your chef's kitchen while the kids do homework at the island. This 4BR Westside colonial is where family life happens—game nights in the finished basement, summer BBQs on the deck, neighborhood kickball games at Riverside Park two blocks away.
The kitchen renovation from last year means you get the granite and stainless everyone wants, but the 1950s hardwoods? Those are original. The kind of quality they don't make anymore.
Your commute to downtown? 18 minutes. Riverside Elementary? Six-minute walk. The Saturday farmers market? Close enough to grab fresh coffee and still make it back before everyone wakes up.
Full transparency: The garage is snug for two modern SUVs. But the previous owner fit both—it just takes practice. Or you use that extra space for the workshop you've been wanting.
This isn't the biggest house in the neighborhood. But it might be the most loved. Ready to see why?"
Views: 67 in first week. 11 inquiries. Offer in 10 days.
Same property. Better story.
How to Actually Use This
Don't just copy-paste the prompt and hope it works. You need to fill it in right.
Here's how:
Step 1: Know Your Buyer (5 minutes)
Not "families" or "professionals." Get specific.
"Young families with kids under 10 who value walkability and good schools but can't afford the premium neighborhoods."
The more specific you are about who, the better the output.
Step 2: Do the Neighborhood Research (10 minutes)
Walk the area. Literally. Or use Google Street View if you're remote.
Find:
- Exact distance to schools (Google Maps)
- School ratings (GreatSchools.org)
- Nearby shops and restaurants (not "shopping," but "That cute coffee shop, Brew Haven")
- Community features (Google the town's recreation page)
Specific beats generic every time.
Step 3: Identify the Concern (2 minutes)
There's always something. Size. Location. Layout. Age. Price.
What will buyers wonder about? Write it down.
You'll address it directly. That's the power move.
Step 4: Run the Prompt (30 seconds)
Fill in all the brackets. Paste into ChatGPT, Claude, or Gemini.
Get your output.
Step 5: Edit for Your Voice (5 minutes)
The output will be good. But it won't sound exactly like you yet.
Adjust phrases. Add local details. Make it yours.
You're not letting AI write the listing. You're using AI to draft the listing. Then you make it great.
The Variations for Different Properties
The basic prompt works for most listings. But here are tweaks for special cases:
For Luxury Properties
Add this line:
"Emphasize exclusivity and unique features. Buyers at this price point expect something they can't get elsewhere."
For Fixer-Uppers
Add this:
"Frame the work needed as opportunity, not problem. Target buyers who want to build equity or customize."
For Condos
Add this:
"Focus on the lifestyle benefits of condo living: low maintenance, amenities, location. De-emphasize space."
For Rentals
Add this:
"Emphasize immediate availability, move-in ready condition, and neighborhood convenience. Renters care about practicality."
What This Actually Does for Your Business
Better listings mean more views. More views mean more showings. More showings mean faster sales.
But here's the real benefit:
You stop spending 45 minutes staring at a blank screen trying to describe a property in a fresh way.
That's the hidden cost of listing descriptions. Not just writing them. The mental energy of trying to sound original for the 47th time this year.
This prompt gives you a foundation. You still add your expertise. But you start from 80% done instead of 0%.
That saves you hours every month.
The Mistake Most Agents Make
They treat the listing description as an afterthought.
Photos? Perfect. Lighting, angles, staging—hours of work.
Price? Carefully researched. Comps analyzed. Strategy discussed.
Description? "I'll write something quick."
Then they wonder why they're not getting inquiries.
The description is your sales pitch. It's what makes someone book a showing.
Stop treating it like paperwork. Start treating it like marketing.
Common Objections
"This sounds too informal for my market."
Adjust the tone in the prompt. Change "warm and authentic" to "sophisticated and polished."
The structure still works. The tone is variable.
"What if buyers think AI wrote it?"
They won't. Because you're editing it. Adding your knowledge. Making it specific to the property.
AI is a tool. You're the expert. The final product is yours.
"I like my current style."
Great. Keep it. But try this prompt once. Compare the engagement.
Data doesn't lie. If your style works better, stick with it.
"This takes too much time to fill out."
The prompt takes 15-20 minutes to fill out properly. Your current process probably takes 30-45 minutes.
You're saving time and getting better results.
The One Thing You Must Do
The "potential concern" section.
This is what separates high-performing listings from everything else.
Every property has something buyers will question. Small yard. Busy street. Odd layout. Older systems.
Most agents hope buyers don't notice. Or they bury it in disclosures.
Address it in the description. Directly. Honestly. Positively.
"The backyard isn't huge—perfect for low maintenance. More time at the beach, less time mowing."
"Yes, there's street noise. But you're two minutes from downtown. Everything walkable. No car needed for daily life."
"The kitchen's original. Which means it's yours to customize. Most buyers at this price point renovate anyway. At least you're not paying for someone else's taste."
You're not hiding the concern. You're reframing it.
Buyers appreciate honesty. It builds trust. Trust leads to offers.
Your Next Listing
You've got one coming up. Or one that's sitting with low engagement.
Use this prompt. Fill it out completely. Don't rush it.
Get the output. Edit it. Make it yours.
Post it.
Compare the views and inquiries to your usual listings.
If it works—and it probably will—this becomes your process.
If it doesn't, you're out 20 minutes.
Worth testing.
The Bottom Line
The listings that get the most engagement aren't selling houses.
They're selling the life that happens in those houses.
They're specific about neighborhoods. They're honest about concerns. They're written like a friend telling you about a great place.
That's what this prompt delivers.
The rest is up to you. Your local knowledge. Your understanding of buyers. Your expertise.
AI is just the tool that helps you put it into words.
Fast.
Now go write a listing that doesn't sit.