This one is a departure from what I usually write about here. It has nothing to do with NetSuite. It's a digital product for homeowners, and it's built on the same idea as everything else I've released this year: a well-engineered prompt turns a general-purpose AI model into a specialist, and a specialist is what you need when the stakes are high and you're doing something for the first time.
Today I'm releasing the FSBO Prompt Library: 44 AI prompts that walk a homeowner through selling a house without a realtor, from the decision to list through the day after closing.
Why This Product
Selling a home yourself can save $15,000 to $30,000 or more in commission. The decision isn't the hard part. The hard part is knowing what to do at every step, because a listing agent isn't just a salesperson. They're a pricing analyst, a marketing department, a scheduler, a negotiator, a contract reader, and a project manager for the six weeks between an accepted offer and a closing. Most FSBO sellers have never done any of those jobs, and the advice they find online is generic.
The prompts in this library each take one of those jobs and do it properly. Paste one into ChatGPT, Claude, or Google Gemini, answer the questions it asks about your property and your market, and you get the kind of output a professional would produce: a comparative market analysis with adjustment tables, a room-by-room staging plan ranked by return, a listing description that stays inside Fair Housing rules, a word-for-word response to a lowball offer.
What's in It
The 44 prompts follow the order of a sale.
Before you list. A decision calculator for FSBO versus hiring an agent, a quick valuation, and a net proceeds calculator that shows what you'd actually walk away with.
Pricing and research. A comparative market analysis built on the Sales Comparison Approach that licensed appraisers use, with adjustment tables, weighted reconciliation, and a negotiating floor. A pre-listing market intelligence briefing. A pricing strategy tuned to whether your market favors buyers or sellers.
Preparing and marketing. Staging by ROI, curb appeal across three budget tiers, a photography plan with settings for the device you have, an MLS listing description, a multi-channel marketing plan with copy-ready templates, and a platform strategy that compares flat-fee MLS services.
Showings and buyers. An inquiry management system with response templates, a guide to what each buyer loan type means for you as the seller, showing scripts, open house planning with safety protocols, and a personal safety and fraud prevention guide.
Offers and negotiation. Offer analysis with net proceeds and risk, negotiation psychology that names the tactics buyers and their agents use and gives you the counter, a lowball response strategy, a buyer's agent tactics translator, and a system for managing multiple offers across nine dimensions.
Under contract. A purchase agreement explainer with seller-protective provisions, a contingency tracker with decision trees, an inspection response strategy, and appraisal preparation with a plan for closing an appraisal gap.
Legal and financial. A state-specific disclosure checklist, a fix-versus-disclose ROI analysis for known problems, HOA document requirements, mortgage payoff coordination, and tax implications including the Section 121 exclusion.
Closing and beyond. A contract-to-close timeline with a daily checklist, a document management system, a moving plan with cost comparison, a post-closing transition checklist, and an honest post-mortem on whether you'd do it again.
Special situations. Estate and probate sales, divorce, tenant-occupied homes, trusts and LLCs, condos and townhomes, land and vacant lots, and selling while you're still living in the house with kids and pets.
What Each Prompt Comes With
None of these are one-line prompts. Each one is a folder with six pieces:
A full prompt written for the paid tiers of ChatGPT, Claude, and Gemini, where the model has the depth to handle it. A lite prompt for the free tiers. A user guide that explains what the prompt does, what inputs it needs, and how to get the best result. A quick start cheat sheet. Sample output, so you can see what the prompt produces before you run it. And sample data, so you can try it before you've gathered your own information.
The prompts are engineered the same way I engineer the ones for NetSuite. Each one carries constraints against fabricating data, verification checklists, handling for edge cases, and a rule that the model prices honestly rather than telling you what you'd like to hear. That last one matters more here than almost anywhere. A pricing prompt that flatters you costs you weeks on the market and a price cut later.
Who It's For
Homeowners who've decided to sell FSBO and want expert-level guidance at every step. Homeowners who are considering it and want to understand what's involved before committing. And anyone who's sold with an agent and thought they could do it themselves next time.
It isn't for real estate agents, since these are seller tools rather than agent tools, and it isn't for commercial sellers or buyers, though one prompt does help a FSBO seller plan the purchase of their next home.
You don't need any technical background. If you can copy and paste, you can use it, and a beginner's guide to working with AI prompts is included.
Get the Library
The FSBO Prompt Library is available now on Gumroad as an instant download. It's 44 prompt folders plus an index page, a Start Here guide, a guide to using AI prompts, an FAQ, and terms of use. The prompts are plain text files, the guides and sample outputs are HTML, and the sample data is CSV, so everything opens on any device.
Get the FSBO Prompt Library on Gumroad
Against a typical commission on an average American home, the price is a rounding error. If it helps you handle one negotiation better, price the house more accurately, or avoid one disclosure mistake, it has paid for itself many times over.