Before & After: A real, line-by-line listing description edit

Some listing descriptions are bad, some are boring and some are barely there.

Many of us revert to default language when we’re under a time crunch or when we’ve simply gotten into some bad marketing habits: the same phrases, the same structure, the same attempt to cover everything instead of saying the most important things clearly.

So instead of talking about what makes a “good” listing description in theory, let’s look at what actually changes when the writing improves.

Below is a real-world edit: same home, same facts, completely different presentation.

A listing description starting point, courtesy of ChatGPT

I went back and pulled some agent-provided highlights for a listing description from a few years ago and fed them into ChatGPT. Here’s its version:

Set on a full acre with wide-open views of the mountains, this property offers space, separation, and a layout that adapts to how you actually live.

The main level is designed for everyday ease, with two secondary bedrooms and a flexible bonus space that can shift with your needs—whether that’s a playroom, media room, or something more work-focused. Upstairs, the primary suite is intentionally set apart, creating a quieter, more private retreat. It includes a dedicated office area, a generously sized bathroom, and its own balcony positioned to take in the views.

With three bedrooms, three bathrooms, and room to spread out both inside and out, this is a home that balances function with a sense of escape—close enough to what you need, but with the kind of setting that feels a little removed from it all.

Here’s my version

Now here’s the same listing, rewritten with a more intentional approach:

This gated showplace is nestled on one acre and offers spectacular views of the [NAME WITHHELD] Mountains along with generous indoor and outdoor living spaces. Design details include tile flooring, vaulted ceilings, custom fixtures and finishes. Kitchen features granite countertops and backsplash, stainless steel appliances, oversized passthrough plus cheerful adjoining dining room. Main floor flex space can be used as a home office, media room, den or guest room. Upstairs you’ll find a primary retreat featuring dedicated office space; large bath with double-sink vanity, jetted tub and separate shower; and private balcony. Outdoors, there are covered and open terraces, ideal for outdoor grilling, dining and entertaining. Enjoy a convenient triple-bay garage plus parking pad for boat or RV.

Here’s what I changed

I checked for fair housing violations.

ChatGPT doesn’t do what you do. It doesn’t fully understand the nuances of fair housing and how they impact property descriptions, so one of its ideas for the flex space is “playroom.” I took that out to avoid a violation related to family composition.

I counted the characters

ChatGPT struggles to count words or characters accurately, which can be a big drawback, especially if your local MLS has strict character count requirements. Its version is 810 characters — just over the limit for this client. Mine is exactly 800 characters.

I focused on the hook.

You know I think that the first line of a property description is the most important. It’s the hook that pulls people in or makes them want to click away. ChatGPT’s first line is vague:

Set on a full acre with wide-open views of the mountains, this property offers space, separation, and a layout that adapts to how you actually live.

By contrast, my first line is filled with juicy descriptions, specifics (including the specific mountain range name, which I took out here to protect client anonymity) and lifestyle language that sets the stage and draws the reader in.

This gated showplace is nestled on one acre and offers spectacular views of the [NAME WITHHELD] Mountains along with generous indoor and outdoor living spaces.

I cut out the vagueness.

ChatGPT’s property description is filled with generalities about the property, while my version includes more of the specific elements you’ll find in each room. That’s because I can look at photos and walkthroughs, research past descriptions and ask questions of the listing agent, something ChatGPT doesn’t do proactively.

I took readers on a tour.

ChatGPT defaults to more passive language in phrases like

• “is designed for everyday ease”

• “is intentionally set apart”

• “positioned to take in the views”

My version moves the reader through the house in a logical way, first throughout the main floor, then the upper level, then the outdoor spaces. (For coastal markets and Southern markets, I generally start with the outdoor spaces since they’re a big component of day-to-day living.)

There’s nothing wrong with using ChatGPT as a starting point for your property description. It’s very useful for turning a jotted down bullet list from your walkthrough into a cohesive narrative. But don’t just post its output; take the time to properly edit it and embellish with meaningful details.

Most listing descriptions fall flat because the language levels everything out. By adding specifics and translating livability for the reader, you’ll create a more impactful description and give buyers a reason to come see the home in person.