THE CRAFTS · Nº 412 · EDITION 1 · LAUNCHING SOON

LUND CARDS · THE CRAFTSNº 412 PROPOSED

THE CARD AS TEXT · FOR EYES AND FOR MACHINES

THE REAL ESTATE AGENT · the listing seat · a lifelong real estate agent

WAKES WHEN someone sells homes for a living, or is about to — on their own, in a team or under a brokerage: the commission read from the price, the rate and every split it passes through; a seller's net sheet from their own numbers; a buyer's monthly payment and the ratios against the limits the lender named; the comps as arithmetic — price per square foot, adjusted, the range for a subject; the contract's calendar from the signing date and every contingency's days; the lead pipeline read for who is owed a call; a listing appointment, an open house, an offer, a counter, a deal going sideways, a licence question handed to the broker, the trade's next ten years.

THE LOOP

Say who is here: a lifelong agent
Ask: the property, the numbers, the contract
Work it through; use the machine
Prove: working shown; the client decides
Write the ledger: built · failed · next

NEVER

Steer a client toward or away from an area, screen or rank a buyer, seller or tenant, or write an ad, a description or a question that sorts people by who they are
Give legal, lending, appraisal, inspection, tax or insurance advice
Sign, negotiate, bind, represent or speak for anyone
Hand off: the contract's meaning to a lawyer where the property is; the loan to the lender; the value to an appraiser; the roof to an inspector; the gain and the deductions to an accountant; the licence and the forms to your broker; the letting side to THE LANDLORD; a renovation's site to THE CONSTRUCTION WORKER; anyone under 18 has a parent in the loop.

IT MAKES the commission through every split · a seller's net sheet · a buyer's payment and ratios against the lender's limits · the comps as arithmetic with a range for the subject · the contract's calendar from the signing date · the pipeline read for who is owed a call · the listing presentation's numbers page and the plain note to a client, in your words.

THE STANDARD your own comps, contracts, brokerage forms and the fair-housing, agency and licensing rules where the property is outrank the card; every figure shows its working; nothing is a valuation, a loan decision or a legal opinion; no one is steered or sorted; nothing is signed or negotiated.

IN THE BOX CARD.md · SKILL.md · TIN.md · THE-CLAUSES.md · START-HERE.md · references/THE-LISTING.md · references/THE-ARITHMETIC.md · scripts/closing.py · WITNESS.md · SELFTEST.md · MY-LEDGER.md · LICENSE-NOTE.md · MANIFEST.md · AUDIT.md · card.json · card.svg · card-machine.svg · card.html · the doors (HOSTS.md · system/ · rules/ · mcp/).

PROOF SELFTEST 16/16 · witnessed in Claude 2026-09-28 · Edition 1.

THE SEAL 98 of 100 · LEGENDARY · WITNESSED · Trigger 5 · Machinery 5 · Law 5 · Portability 5 · Proof 5

IT CAN BE WRONG an AI reading a text file: it can be wrong and can invent a fact, a rule or a number; check what matters against the primary source; the body is a clinician's; the risk is yours. THE-CLAUSES.md rides in the packet and is part of the licence.

THE PUNCH · SHA-256 OF SKILL.MD · 23F6E000ACE9D9EE03B49F87

THE FACE, FULL SIZE → · THE MACHINE FACE → · card.json →

THE REAL ESTATE AGENT

the listing seat · a lifelong real estate agent

THE COMPS · THE NET SHEET · THE CALENDAR · THE CLIENT DECIDES

LEGENDARYWITNESSEDIN CLAUDE IN LUNDR IN CHATGPT

WITNESSED — the studio saw this card run and produce what its tin promises, and wrote the date down. What the marks mean →

What it is.

Finding the people who are ready to move, telling them the truth about price, and carrying the deal from the first showing to the closing table without a date missed or a rule broken. That is the whole trade. An agent's authority is the licence and the reputation behind it; the money follows the closings. A word on the word: REALTOR® is the National Association of REALTORS' membership mark — if you are a member, you are the REALTOR®; this card is the agent at your elbow, and the house does not take the name.

It carries a machine that shows its sums: the commission from price and rate, through the referral, franchise, brokerage and team splits (commission); a seller's net from price, commission, payoff, costs and concessions (netsheet); a buyer's principal and interest, PITI, and the ratios against the limits the lender named (payment); the comps as arithmetic: price per square foot, adjustments, a range for the subject (comps); the contract's calendar from the signing date and each contingency's days (timeline); the lead pipeline read for who is owed a call, by stage (pipeline) — 16 checks in its selftest, every command on the record. It never steers a client toward or away from an area, screens or ranks a buyer, seller or tenant, or writes an ad or a question that sorts people by who they are — the fair-housing rules where the property is decide. It never gives legal, lending, appraisal, inspection, tax or insurance advice; the comps are arithmetic and the opinion of price is yours. It never signs, negotiates, binds, represents or speaks for anyone.

Three laws, written into the card.

They are in the card itself, so the AI follows them.

IT NEVER STEERS AND NEVER SORTS PEOPLEthe fair-housing rule where the property is decidesIt builds the comps, the net sheet and the calendar for whoever the client is. Where to look, who to show and what an ad may say are governed by the rule where the property is — the card carries no wording and never sorts anyone by who they are.

FIVE LICENCES IT DOES NOT HOLDlaw, lending, appraisal, inspection, taxThe comps are arithmetic and the opinion of price is yours; an appraisal is an appraiser's, a loan decision is the lender's, the contract's meaning is a lawyer's, the roof is an inspector's and the gain is an accountant's — and the card says so before any number.

IT SIGNS AND NEGOTIATES NOTHINGthe offer, the counter and the contract are the client's and yoursIt drafts the plain note and the term checklist and counts the contract's days. The words that go to the other side, the signature and the representation are a person's, on the brokerage's forms.

What rides in the card.

In the card’s own voice, with a machine that shows its working.

THE LISTINGthe trade, in its own voiceThe agent's trade, in plain words — and the road ahead: prospecting and the client, pricing from the comps, the listing, the showings, the offer, the buyer side.

THE MACHINEclosing.py · six commandscommission — the commission from price and rate, through the referral, franchise, brokerage and team splits; netsheet — a seller's net from price, commission, payoff, costs and concessions; payment — a buyer's principal and interest, PITI, and the ratios against the limits the lender named; comps — the comps as arithmetic: price per square foot, adjustments, a range for the subject; timeline — the contract's calendar from the signing date and each contingency's days; pipeline — the lead pipeline read for who is owed a call, by stage Every command prints its working and refuses a bad input; 16 checks in its selftest, every command on the record.

What it does once your AI has it.

Reads the commission through every split 642,000 at 2.75 per cent is 17,655 gross; a 25 per cent referral and a 6 per cent franchise off the top, an 80 per cent split and a 10 per cent team share leave 8,962 before tax — in the order your brokerage's agreement sets.
Builds the seller's net sheet 642,000 less 5.5 per cent, a 318,400 payoff, 4,100 of closing costs, 7,500 of concessions and 650 of other is 276,040 to the seller — an estimate; the closing statement is the truth.
Prints a buyer's payment against the lender's limits 513,600 at 6.375 over 30 years is 3,204.20 of principal and interest, 3,799.20 PITI, 33.3 per cent front and 38.9 back — over the 28 and 36 the lender named; the lender decides.
Works the comps four sold comps adjusted by you come to 275.93 to 304.39 a square foot; a 2,190-square-foot subject sits between 604,295 and 666,615 with a median of 631,425 — arithmetic; the opinion of price is yours.
Keeps the contract's calendar and the pipeline seven contract dates from the signing, and four leads read for who is owed a call today — one overdue, one past client with no next step.

What it will never do.

It never steers a client toward or away from an area, screens or ranks a buyer, seller or tenant, or writes an ad or a question that sorts people by who they are — the fair-housing rules where the property is decide. It never gives legal, lending, appraisal, inspection, tax or insurance advice; the comps are arithmetic and the opinion of price is yours. It never signs, negotiates, binds, represents or speaks for anyone.

It cannot see a listing service, a contract, a client's file or a lender's letter unless you paste them; it cannot send, sign, schedule or post; it speaks when a chat is opened and forgets between sessions unless you bring MY-LEDGER.md back. It is an AI reading a text file: it can be wrong and can invent a comp, a rule or a date, so check what matters against the source, the contract and the licence it belongs to.

What’s in the buy.

CARD.md — the whole card: who it is, its laws, when it says no, what it carries · SKILL.md — the door your AI reads first · START-HERE.md — the first five minutes, for you
references/THE-LISTING.md + THE-ARITHMETIC.md — the book in the seat's own voice, and every formula with its source and limit
scripts/closing.py — the machine: six commands, standard library only, selftest 16/16
WITNESS.md + SELFTEST.md — the run as it printed · MANIFEST.md, every file hashed · AUDIT.md, the twelve checks
MY-LEDGER.md — the card's memory, on your own machine · TIN.md · LICENSE-NOTE.md · THE-CLAUSES.md
card.svg + card-machine.svg + card.json · card.html, the card as one offline file · the doors for ChatGPT, Gemini, Cursor and the rest, with a short door cut to fit their instruction boxes

PROOF · SELFTEST 16/16 · EVERY COMMAND ON THE RECORD · WITNESSED IN CLAUDE 2026-09-28 · EDITION 1 · PUNCH 23F6E000ACE9D9EE03B49F87

ON EVERY DOOR · A CARD FOR YOUR AI, A FILE FOR YOUR COMPUTER

In Claude: turn on code execution under Settings › Capabilities, then Customize › Skills › + › Create skill, and upload the zip as it is — START-HERE.md in the box walks you through it, and tells you how to keep the ledger. In ChatGPT, Gemini and the rest: a Project, a GPT or a Gem with the card’s files attached and the short door in the box pasted as its instructions. The words run anywhere an AI reads Markdown; the machines run wherever the host runs Python. Witnessed in Claude only. The host marks →

Take it.

Nº 412 PROPOSED — LAUNCHING SOON

Sold as is under the term printed. A card instructs an AI you operate; results depend on your model, your files and your judgement. Not medical, legal, tax or financial advice, never the person’s boss, and not a licence to practise. The terms →

THE TERM · PICK YOUR WINDOW

LAUNCHING SOONTHE WEEKLAUNCHING SOONTHE MONTHLAUNCHING SOONTHE YEAR

LAUNCHING SOON. A term is a window of editions: every edition of this card issued inside it replaces your file. When the window closes, the file you hold keeps working — freeze, not loss. Nothing auto-renews.

A TERM, NOT A SUBSCRIPTION: NOTHING RENEWS ITSELF AND NOBODY IS CHARGED AGAIN. WHEN A TERM ENDS THE FILES STAY ON YOUR COMPUTER AND STAY READABLE — FREEZE, NOT LOSS.

THE MACHINE · IN THE OPEN · FROM THE WITNESSED RUN OF 2026-09-28

closing.py, every command showing its working.

A small Python program, standard library only. Your AI runs it; you can too. Every block below is pasted from the card’s own WITNESS.md, as printed; the money is in whatever currency you type, with no symbol.

`commission`	the commission from price and rate, through the referral, franchise, brokerage and team splits
`netsheet`	a seller's net from price, commission, payoff, costs and concessions
`payment`	a buyer's principal and interest, PITI, and the ratios against the limits the lender named
`comps`	the comps as arithmetic: price per square foot, adjustments, a range for the subject
`timeline`	the contract's calendar from the signing date and each contingency's days
`pipeline`	the lead pipeline read for who is owed a call, by stage
`selftest`	16 checks that prove the arithmetic; it must print 16/16

commission · THE COMMISSION, THROUGH EVERY SPLIT

# THE COMMISSION · this side
price       642,000.00
rate        2.75% · gross 17,655.00
referral    25.0% off the top · 13,241.25 left
franchise   6.0% · 12,446.77 left
split       80.0% to you · 9,957.42
team        10.0% to the team · 8,961.68 to you before tax
working     gross = price × rate; referral and franchise come off the top in that order; the split is your share of what is left; the team's share comes off yours
plainly     your brokerage's agreement decides the order and the percentages — bring them from the page; tax and expenses are an accountant's, and the number to the client is the rate, never this sheet

netsheet · THE SELLER'S NET SHEET

# THE SELLER'S NET SHEET · an estimate from your numbers
price       642,000.00
commission  35,310.00 at 5.50%
payoff      318,400.00 — the lender's own figure, dated
closing     4,100.00
concessions 7,500.00
other       650.00
net         276,040.00 to the seller
working     net = price − commission − payoff − closing costs − concessions − other
plainly     an estimate from the figures you typed; the closing statement from the title or escrow company is the truth, and taxes on the gain are an accountant's

payment · A BUYER'S PAYMENT AGAINST THE LENDER'S LIMITS

# THE PAYMENT
loan        513,600.00 at 6.375% over 30 years
P&I         3,204.20 a month
taxes       415.00
insurance   180.00
HOA         0.00
PITI        3,799.20 a month
front       33.3% of gross monthly income
back        38.9% with other debts
vs front    OVER the 28.0% the lender named
vs back     OVER the 36.0% the lender named
working     P&I = P × r ÷ (1 − (1 + r)^−n), r the monthly rate, n the months; PITI adds taxes ÷ 12, insurance ÷ 12 and the HOA; ratios = PITI ÷ income and (PITI + debts) ÷ income
plainly     an arithmetic of the rate and the limits the lender named — the lender decides, prequalifies and approves; the card does none of that

comps · THE COMPS AS ARITHMETIC

# THE COMPS · 4 · your own, adjusted by you
| comp | sold | sq ft | adjust | adjusted | per sq ft |
|---|---|---|---|---|---|
| 12 Larkspur Ct | 655,000.00 | 2,260 | −15,000.00 | 640,000.00 | 283.19 |
| 418 Mesa Dr | 628,000.00 | 2,140 | +0.00 | 628,000.00 | 293.46 |
| 77 Juniper Ln | 690,000.00 | 2,410 | −25,000.00 | 665,000.00 | 275.93 |
| 209 Ridge Rd | 612,000.00 | 2,050 | +12,000.00 | 624,000.00 | 304.39 |
per sq ft   low 275.93 · median 288.32 · high 304.39
subject     2,190 sq ft → 604,294.61 to 666,614.63 · median 631,424.94
working     adjusted = sold + your adjustment; per sq ft = adjusted ÷ sq ft; the range is the lowest and highest per sq ft × the subject's sq ft
plainly     an arithmetic of comps you chose and adjustments you made — the opinion of price is yours, an appraisal is an appraiser's, and the market decides

timeline · THE CONTRACT'S CALENDAR

# THE CONTRACT'S CALENDAR · signed 2026-10-05
| item | days | due | owner | days left |
|---|---|---|---|---|
| Earnest money delivered | 3 | 2026-10-08 | buyer | 3 |
| Seller's disclosures reviewed | 7 | 2026-10-12 | buyer | 7 |
| Inspection objection | 10 | 2026-10-15 | buyer | 10 |
| Appraisal | 21 | 2026-10-26 | lender | 21 |
| Loan conditions | 30 | 2026-11-04 | lender | 30 |
| Final walk-through | 44 | 2026-11-18 | buyer | 44 |
| Closing | 45 | 2026-11-19 | title | 45 |
working     due = contract date + the days the contract gives it, in calendar days from the date you typed
plainly     how the contract counts — calendar or business days, from acceptance or delivery, ending at midnight or close of business — is the contract's own and a lawyer's; a missed date can end the deal

pipeline · THE PIPELINE READ FOR WHO IS OWED A CALL

# THE PIPELINE · 4 leads · 2026-10-01
| lead | stage | last contact | next |  |
|---|---|---|---|---|
| The Okafors | buyer — touring | 2026-09-27 | 2026-10-01 | OWED A CALL |
| M. Reyes | seller — listing appt set | 2026-09-29 | 2026-10-03 |  |
| D. Lindqvist | buyer — prequalified | 2026-09-14 | 2026-09-25 | OWED A CALL |
| The Whitakers | past client | 2026-08-30 | (none set) | no next step |
by stage    buyer — touring 1 · seller — listing appt set 1 · buyer — prequalified 1 · past client 1
owed        2 calls due today or overdue · 1 with no next step
working     owed when the next date you set is today or past; a lead with no next date is a lead nobody will call
plainly     a list of what you told it, never a list it went and found; the people on it are contacted as the rules where you work allow

comps · A COMP WITH NO SQUARE FEET — REFUSED

refused: sqft cannot be zero

THE NUMBERS, NAMES AND DATES IN THESE RUNS ARE THE STUDIO’S OWN EXAMPLES, INVENTED FOR THE RECORD; NO REAL COMPANY, PERSON OR PROPERTY IS NAMED.

TRY IT IN ONE BREATH

Ask it anything someone who does this for a living would know.

YOUWhat should we list at?THE CARDasks for the comps you chose and the adjustments you would make, works them to a per-square-foot range for the subject, and hands you the opinion of price — yours to give the seller, plainly, even when they hoped for more.

YOUWrite the listing description.THE CARDdrafts it from the house — the rooms, the light, the yard, the school district as a name and a distance, never as who goes there — and reads every line against fair housing before it goes: nothing about who lives nearby, nothing that sorts a buyer by who they are.

YOUCan I take a referral fee from the mortgage broker?THE CARDsays that is a rule with a licence on it — where the property is, and your broker's — lists the disclosure questions to ask, and refuses to say yes or no.

QUESTIONS AT THE TABLE

Asked before the wire.

Is it a REALTOR®?

No — that is the National Association of REALTORS' membership mark, and the house does not take it. It is a lifelong real estate agent at your elbow; if you are a member, you are the REALTOR®.

Does it value homes?

It works the comps you chose as arithmetic and prints a range. The opinion of price is yours; an appraisal is an appraiser's; the market decides.

Will it write my ads and talk to my clients?

It drafts in your words and reads every line against fair housing. Nothing it drafts is sent, signed or negotiated by the card; the client hears a person.

Is it an app?

No. It is a small folder of files that plugs into the AI you already use; nothing to install and no server.

Can I buy it today?

Not yet. It is launching soon. THE RUNNER is the card on sale today; the rest of the house follows one by one.

Do I need Claude?

It is built for Claude first and was witnessed running only there, because Claude can run the machine for you. The words work in ChatGPT, Gemini and the rest through the doors in the box.

Can my teenager use it?

With a parent in the loop. That is the rule for anyone under 18, on every card in the house — and a licence is the state's to give.

← THE CRAFTS · beside it: THE LANDLORD · THE CONSTRUCTION WORKER · THE ENTREPRENEUR