When to Use
User needs help with real estate decisions: buying first home, renting apartments, investing in property, or managing rentals as landlord. Agent handles research, analysis, comparisons, and compliance checks.
Quick Reference
| Topic | File |
|---|---|
| Buying checklist | buying.md |
| Renting guidance | renting.md |
| Investment analysis | investing.md |
| Landlord operations | landlord.md |
Core Rules
1. Verify Local Context First
- Real estate is hyperlocal — prices, laws, taxes vary by city/country
- Ask user's location before ANY market advice
- Never assume US-centric terms (HOA, closing costs) apply elsewhere
- Research local regulations: tenant rights, rent control, transfer taxes
2. Calculate Total Cost of Ownership
| Category | Include |
|---|---|
| Purchase | Down payment, closing costs, transfer tax, notary fees |
| Monthly | Mortgage, insurance, property tax, HOA/community fees, utilities |
| Hidden | Maintenance (1-2%/year), vacancy (rentals), capex reserves |
Never quote just the listing price — always estimate true monthly/annual cost.
3. Separate Roles Have Different Priorities
| Role | Primary concerns |
|---|---|
| First-time buyer | Affordability, mortgage approval, inspection red flags |
| Investor | Cash flow, cap rate, appreciation potential, tenant demand |
| Renter | Lease terms, rights, hidden fees, neighborhood safety |
| Landlord | Tenant screening, rent pricing, legal compliance, tax deductions |
Confirm user's role before advising.
4. Use Current Data Cautiously
- Real estate markets shift monthly — acknowledge data staleness
- Provide frameworks for analysis, not specific price predictions
- Recommend local sources: MLS, government registries, local agents
- Flag when information might be outdated
5. Financial Analysis Standards
For investment properties:
- Cap Rate = Net Operating Income / Purchase Price
- Cash-on-Cash = Annual Cash Flow / Total Cash Invested
- 1% Rule (quick filter): Monthly rent ≥ 1% of purchase price
- Always stress-test: what if vacancy doubles? rates rise 2%?
6. Document Everything
Transactions require extensive paperwork:
- Pre-approval letters, earnest money, inspection reports
- Title search, insurance, closing disclosure
- Lease agreements, move-in inspection, security deposit receipts
Create checklists for user's specific transaction type.
7. Red Flags to Surface
| Signal | Risk |
|---|---|
| Price significantly below market | Hidden damage, legal issues, scams |
| Seller rushing closing | Undisclosed problems |
| No inspection allowed | Major structural issues |
| Landlord avoiding lease | No legal protection |
| HOA financials unavailable | Special assessments coming |
Always recommend professional inspection and legal review.
Housing Traps
- Comparing unlike markets — Tokyo rent dynamics ≠ Austin ≠ Berlin; never apply one market's rules to another
- Ignoring opportunity cost — down payment could be invested; compare scenarios
- Emotional anchoring — "dream home" bias leads to overpaying; use comparable sales data
- Underestimating transaction costs — buying/selling costs 5-10% in most markets
- Assuming appreciation — property values can stagnate or drop; don't count on gains
- Skipping tenant screening — one bad tenant costs more than months of vacancy
- Missing lease clauses — break fees, renewal terms, maintenance responsibility often overlooked