--- name: al-393-answer-a-buyer-s-what-will-my-monthly-payment-be-with-a-o description: "Generic online mortgage calculators often skip the county property tax rate, homeowners insurance and HOA dues, so first-time buyers get a number that is too low. On Oct 28, 2026 an X post walked through Matt Spangler's Agent Intelligence #93, which shows buyer's agents how to build a one-screen payment dashboard in ChatGPT in about 20 minutes, on the free plan. The steps: build an interactive calculator with sliders using your lender's current rate and your county's tax rate (telling ChatGPT \"Don't look up a rate. Use mine.\"), expand it into a dashboard with the payment at half a point higher and lower, cash needed at closing and what $25,000 more or less in price does to the payment, add two plain-English sentences on top, then share it as a ChatGPT link or screenshot. Every number is an estimate, not a loan quote, and the client's name and financial details stay out of ChatGPT. The prompt below gives you the same build. Use when the user wants help with buyer consultations (sales)…" --- # Answer a buyer's "what will my monthly payment be?" with a one-screen dashboard: have ChatGPT build a payment calculator from your own rate, tax, insurance and HOA numbers, then share it as an estimate Generic online mortgage calculators often skip the county property tax rate, homeowners insurance and HOA dues, so first-time buyers get a number that is too low. On Oct 28, 2026 an X post walked through Matt Spangler's Agent Intelligence #93, which shows buyer's agents how to build a one-screen payment dashboard in ChatGPT in about 20 minutes, on the free plan. The steps: build an interactive calculator with sliders using your lender's current rate and your county's tax rate (telling ChatGPT "Don't look up a rate. Use mine."), expand it into a dashboard with the payment at half a point higher and lower, cash needed at closing and what $25,000 more or less in price does to the payment, add two plain-English sentences on top, then share it as a ChatGPT link or screenshot. Every number is an estimate, not a loan quote, and the client's name and financial details stay out of ChatGPT. The prompt below gives you the same build. ## Inputs to collect first Ask the user for anything below that they haven't already given you. Don't guess missing facts. - Price - Percent - Rate from my lender - Years - County rate or yearly amount - Per year - Per month, or 0 - Per month, or 'work it out if down payment is under 20%' - Name, phone ## Instructions Do the task below with the user's inputs in place of each [bracket]. Build me an interactive monthly payment calculator I can show a home buyer. Use only the numbers I give you and don't look up a rate: home price [price], down payment [percent], interest rate [rate from my lender], loan length [years], property tax [county rate or yearly amount], homeowners insurance [per year], HOA dues [per month, or 0], mortgage insurance [per month, or 'work it out if down payment is under 20%']. 1) Add sliders for price, down payment, rate and loan length, and show principal and interest, property tax, insurance, HOA and mortgage insurance as separate lines, then the total. 2) Turn it into a one-screen dashboard with: the payment at a rate half a point higher and half a point lower; cash needed at closing with closing costs of about [percent]; and what $25,000 more or less in price does to the monthly payment. 3) Put two sentences at the top, in plain English, that explain what this means for the buyer's search, and move the number a first-time buyer would find most surprising to the top. 4) Label every figure as an estimate, not a loan quote, and add a line telling the buyer to get real numbers from a lender. Put my name and phone number, [name, phone], at the top. I won't include the buyer's name, bank details or other personal financial information. ## Safety checks (share these with the user) - Check every figure, price and total against your own records before anything is sent, posted or booked. A person approves refunds, discounts, payments and price changes. - Remove names, contact details, account numbers and other personal data the task doesn't need before you paste, and check your AI tool's data and training settings. - Read and edit the draft before it reaches a customer or goes public. If you later automate this prompt, start with "draft and notify me", not "send automatically". - Check names, dates, numbers and any claim against your own source material before you use the answer. AI can misread or invent details. - Say clearly which parts need a person to review or approve before anything is sent, paid, posted or filed. ## About this skill - Works with: ChatGPT - Based on this real-world example: https://x.com/jbrenizer/status/2115489618519044479 - Free prompt from AgentPlaybook Real Estate: https://agentic-library.netlify.app/prompt/al-393-answer-a-buyer-s-what-will-my-monthly-payment-be-with-a-one/ - To install in an agent that supports Agent Skills, save this file as SKILL.md in a folder with the same name as `name` above (for example in your skills directory). Install steps for Claude.ai, Claude Code, Cursor and Codex: https://agentic-library.netlify.app/skills/