Weekly Market Intelligence Package — Team Workbook

1. Overview: What This Package Is

Every week, The Edmund Bogen Team publishes a Market Intelligence Package — a suite of synchronized content that goes out to our clients, prospects, and the 14,000+ members of Edmund's Mastermind community.

What Gets Published Each Week

Asset	What It Is	Where It Goes
Email HTML	The main weekly email with article preview, market stats, community data, featured listings, and CTAs	Uploaded to Constant Contact for email blast
Article Page	Full-length feature article on a market topic	Deployed to GitHub Pages at edmundbogen.github.io
Market Dashboard	Interactive dashboard with charts, all 21 community stats, and featured article	Deployed to GitHub Pages at edmundbogen.github.io/luxury-community-dashboard/
Community Listings Pages	Individual pages showing all active listings for specific communities (always St. Andrews, plus others as needed)	Deployed to GitHub Pages

Why Consistency Matters

How Long It Takes

Phase	Current Time (Manual)	Target Time (Automated)
MLS data collection	30-45 minutes	5 minutes (CSV export + script)
Article writing	30-60 minutes	30-60 minutes (stays manual — this is the creative work)
Featured listings gathering	15-20 minutes	5 minutes (with automation)
Hero image preparation	5-10 minutes	5-10 minutes (stays manual)
Template fill-out	10-15 minutes	5 minutes (with pre-populated data)
Running the AI pipeline	5-10 minutes	5-10 minutes
Review & deployment	10-15 minutes	5-10 minutes (agent handles deployment)
Total	~2 hours	~1 hour

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2. Team Roles & Responsibilities

Who Does What

Team Member	Primary Responsibility	When
Nicole Hudson	Pulls all MLS data for 21 communities from FlexMLS. Compiles active listings, sold YTD, and absorption rates. Provides featured St. Andrews listing data.	Monday or Tuesday
Edmund Bogen	Writes the featured article (or assigns it). Selects/approves hero image. Final review of all output before deployment. Makes the "go/no-go" call.	Tuesday or Wednesday
Samantha Gornstein	May write featured articles focused on Polo Club or her specialty communities. Provides her own listing data when her communities are featured.	As assigned
Dina Ulrich	May write featured articles focused on Seven Bridges or her specialty communities. Provides her own listing data when her communities are featured.	As assigned
Any Team Member	Can fill out the workflow template and run the Claude pipeline once all data is collected.	Wednesday (target send day)

RACI for Each Step

Step	Nicole	Edmund	Samantha/Dina	Any Team Member
MLS Data Collection	R (Responsible)	I	I	—
Article Writing	I	R or A (Approves)	R (if assigned)	—
Hero Image	I	R	—	—
Template Fill-Out	C (Consulted)	A (Approves)	C	R
Run AI Pipeline	—	A	—	R
Review Output	—	R (Final approval)	C	C
Deploy	—	A	—	R

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3. The Complete Weekly Timeline

Day	Time	Task	Who
Monday	Morning	Nicole begins pulling MLS data from FlexMLS	Nicole
Monday	Afternoon	Nicole delivers community stats (21 communities) + St. Andrews featured listings	Nicole
Tuesday	Morning	Edmund writes or finalizes the featured article	Edmund (or assigned author)
Tuesday	Afternoon	Hero image selected/created and uploaded to GitHub	Edmund
Tuesday	End of Day	All data collected — template can be filled out	Team
Wednesday	7:00 AM	Run Claude agent team pipeline	Any team member
Wednesday	7:30 AM	Review validation report + compliance report	Edmund
Wednesday	8:00 AM	Deploy to GitHub Pages + upload email to Constant Contact	Any team member
Wednesday	8:30 AM	Send test email to team	Any team member
Wednesday	9:00 AM	Email sends to full list	Constant Contact (scheduled)
Wednesday	9:30 AM	Post-deployment verification (check live URLs)	Any team member

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What Nicole Needs to Collect

Nicole must produce two deliverables:

Deliverable A: Community Stats Table
A table with all 21 communities showing Active listings, Sold YTD, and Absorption Rate.

Deliverable B: St. Andrews Featured Listings
The top 3 St. Andrews Country Club listings with full property details.

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Deliverable A: Community Stats Table

What You're Looking For (Per Community)

Data Point	Definition	Where to Find in FlexMLS
Active	Total number of currently active (for sale) listings in the community	Run a search filtered to the community name, Status = Active
Sold YTD	Number of properties sold (closed) since January 1 of the current year	Run a search filtered to the community name, Status = Closed, Close Date = Jan 1 [year] to today
Absorption Rate	How fast inventory is selling. Formula: (Sold in last 12 months / 12) / Active listings x 100	Calculate manually or use FlexMLS market stats if available

Step-by-Step: Pulling Community Stats from FlexMLS

For EACH of the 21 communities, do the following:

Getting Active Listings Count

1. Log into FlexMLS at fl.flexmls.com
2. Go to Search → Residential
3. Set these filters:
   • Status: Active
   • City: Boca Raton (for most communities) or Delray Beach (for some)
   • Subdivision/Community: [Enter the community name exactly]
   • Property Type: Residential (include single family + condos/townhomes if the community has both)
4. Run the search
5. Note the total count shown at the top of results — this is the Active number
6. Record it

Getting Sold YTD Count

1. In the same search, change the filters:
   • Status: Closed
   • Close Date: January 1, [current year] to [today's date]
   • Keep the same Subdivision/Community filter
2. Run the search
3. Note the total count — this is the Sold YTD number
4. Record it

Calculating Absorption Rate

Formula:

If the community has 0 active listings or 0 sold, enter N/A.

Shortcut: Saved Searches

1. Create the search with the filters above
2. Save it as: Weekly Email - [Community Name] - Active
3. Create a second saved search: Weekly Email - [Community Name] - Sold YTD
4. Each week, just run all 42 saved searches (21 x 2) and record the counts

Output Format

When done, Nicole's deliverable should look exactly like this:

Nicole must also provide the summary totals:

• Total Active (all 21 communities): [Sum of all Active columns]
• Total Sold YTD: [Sum of all Sold YTD columns]

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Deliverable B: St. Andrews Featured Listings

What to Pull

Select the top 3 most notable St. Andrews Country Club active listings. "Notable" means:

• Highest price (showcase the top of market)
• New construction
• Recently listed (freshest inventory)
• Price reduced (shows market activity)

For Each Listing, Collect

Field	Where to Find	Example
Address	Listing detail in FlexMLS	17119 Whitehaven Drive
Price	Listing detail	$16,160,000
Bedrooms	Listing detail	6
Bathrooms	Listing detail (use total, e.g., 7.2 = 7 full + 2 half)	7.2
Living SqFt	Listing detail — use "Living Area" not "Total Area"	10,229
Year Built	Listing detail	2026
Lot SqFt	Listing detail — "Lot Size Sq Ft"	23,958
MLS Number	Top of listing detail (starts with RX-)	RX-11150516
Days on Market	Listing detail or calculate from list date	7
Feature Badge	Your judgment based on the listing	New Construction 2026
Link	Find this on bogenhomes.com (see below)	https://bogenhomes.com/homes-for-sale-details/...

Finding the bogenhomes.com Link

1. Go to bogenhomes.com
2. Search for the property address or MLS number
3. Click into the listing
4. Copy the URL from your browser's address bar
5. It should look like: https://bogenhomes.com/homes-for-sale-details/[ADDRESS-SLUG]/[MLS-NUMBER]/[ID]/

St. Andrews Price Range

Also note the overall price range for the St. Andrews Executive Summary stat:

• Low: The lowest-priced active St. Andrews listing
• High: The highest-priced active St. Andrews listing
• Format: $1.9M–$16.16M

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Article Requirements

Element	Requirement	Example
Title	Compelling, specific, relevant to luxury South Florida market	"The Hidden Cost of Selling Your Home Off-Market: What St. Andrews Country Club Sellers Need to Know"
Author	Must be a team member: Edmund Bogen, Samantha Gornstein, Dina Ulrich, or Nicole Hudson	Edmund Bogen
Date	Publication date in format: Month DD, YYYY. Must match the market data date.	February 4, 2026
Summary	2-3 sentences for the email preview	"Research suggests off-market sales can cost sellers significantly..."
Full Content	Long-form article, typically 800-1500 words	Multiple sections with H2 headings
Article Slug	URL-friendly version of the title	hidden-cost-off-market

Topic Selection Guidelines

Good topics for the weekly article:

• Market trends affecting our 21 communities (interest rates, inventory shifts, price movements)
• Luxury buyer/seller behavior insights
• Regulatory changes impacting Florida real estate
• Community-specific deep dives (St. Andrews new construction, Boca West activity)
• Seasonal market analysis (snowbird season, summer slowdown)
• Data-driven analysis using the community stats we already track

Writing Standards

• Tone: Professional, data-driven, authoritative — not salesy
• Voice: Institutional market intelligence (think Goldman Sachs research note meets luxury real estate)
• Structure: Use H2 headings to break up sections. No bullet points in body text unless specifically needed.
• Data citations: If citing specific statistics, note the source. The Fact-Check agent will flag unverified claims.
• Legal awareness: Avoid guaranteed outcomes ("prices WILL rise"), discriminatory language, or solicitation of other brokers' clients. The Compliance agent checks for these, but it's better to avoid them in writing.

Delivering the Article

Write the article in any format (Google Doc, Word, Notes, plain text) and have it ready to paste into the workflow template. The article goes into the [PASTE FULL ARTICLE HERE] section of the template.

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What's Needed

For the St. Andrews Country Club section of the email, we feature the top 3 listings. For any additional community listings pages we're generating that week, we need ALL active listings for those communities.

For St. Andrews Featured Listings (Top 3)

See Deliverable B in Step 1 — this is collected at the same time as the community stats.

For Additional Community Listings Pages

If we're generating full listings pages for communities beyond St. Andrews (e.g., Polo Club, Seven Bridges), we need every active listing in that community.

For each listing, collect:

• Address
• Price
• Bedrooms, Bathrooms, Living SqFt, Year Built, Lot SqFt
• MLS Number
• Days on Market
• Feature Badge (if applicable)
• bogenhomes.com link

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Requirements

Spec	Value
Format	.png or .jpg
Minimum width	1200px (1920px preferred for article page)
Aspect ratio	Landscape (approximately 16:9)
Content	Related to the article topic — can be community photo, market graphic, headshot, editorial image
File naming	Descriptive, lowercase, hyphens: edmund-hero.png, off-market-cost-hero.jpg

Where to Upload

The hero image must be live on GitHub Pages before the email sends, because the email references it by URL.

Upload location: edmundbogen.github.io/luxury-community-dashboard/[filename]

How to upload (manual):

1. Copy the image to /Users/edmundbogen/Documents/GitHub/edmundbogen.github.io/luxury-community-dashboard/
2. Git add, commit, and push
3. Verify it's accessible at: https://edmundbogen.github.io/luxury-community-dashboard/[filename]

How to upload (via agent team):

The GitHub Manager agent handles this during deployment. Just include the image file in the drafts directory.

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The Template Sections

The template has 6 sections. Each must be complete before running the AI pipeline.

Section 1: Article Details

Fill in:

• Article Title — exact title, this appears everywhere
• Author — check one name
• Publication Date — must match market data date
• Hero Image Filename — exact filename including extension
• Article Slug — URL-friendly version (lowercase, hyphens, no spaces)
• Email Summary — 2-3 sentences for the email preview
• Full Article Content — paste the entire article with headings

Section 2: Market Data

Fill in:

• Market Data As Of — must match the Article Date
• St. Andrews Price Range — low and high
• St. Andrews Active Listings — number
• Total Active (all 21 communities) — sum
• Total Sold YTD — sum
• 2026 Status Label — a short descriptor (e.g., "Q1 Strong", "Spring Surge")

Section 3: All 21 Community Stats

Paste Nicole's community stats table here. Must include all 21 communities with Active, Sold YTD, and Absorption Rate.

Section 4: Featured St. Andrews Listings

Fill in all fields for each of the top 3 listings:

• Address, Price, Beds, Baths, SqFt, Year Built, Lot SqFt
• MLS Number
• Days on Market
• Feature Badge (or None)
• bogenhomes.com link

Section 5: Community Listings Pages to Generate

Check which communities need full listings pages this week. St. Andrews is always checked. Others are added when:

• A community has unusual activity (many new listings, price changes)
• A team member has a listing in that community
• Edmund wants to feature a specific community

Section 6: Full Listing Data for Checked Communities

For every community checked in Section 5, paste ALL active listings data. See format in the template.

Pre-Submission Checklist

Before pasting into Claude, verify:

• All dates match (Article Date = Market Data Date)
• Article title is finalized (no more edits after this point)
• Hero image file exists and filename is correct
• Author is selected
• All 21 community stats are present (count them!)
• Featured St. Andrews listings have all required fields
• Property links are from bogenhomes.com (NOT FlexMLS direct links)
• Full listing data provided for all checked communities

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What Happens Behind the Scenes

When you invoke the pipeline, a team of 6 AI agents coordinates automatically:

How to Run It

Option A: Using the team orchestrator

Option B: Using the skill directly

Option A uses the full agent team (with change detection, cloning, fact-check, and managed deployment). Option B uses the skill directly with just the validator.

What You'll Be Asked (Human Checkpoints)

The pipeline will pause 3 times for your input:

Checkpoint 1 — After Change Detection

Review the changes. If something looks wrong (e.g., the wrong previous week was found), say so. Otherwise, confirm to proceed.

Checkpoint 2 — After Validation & Compliance

Review any flagged items. Common flags:

• "Statistic on line 45 needs human verification" — check your source data
• "This claim is framed as a guarantee" — consider softening the language
• Compliance flags — review and approve or request changes

Checkpoint 3 — Before Deployment

This is the go/no-go decision. Once you confirm, files go live.

What Gets Created

File	Location	Purpose
email.html	~/Desktop/weekly-email-output/email.html	Upload to Constant Contact
[article-slug].html	Deployed to GitHub Pages	Live article page
index.html	Deployed to GitHub Pages	Updated dashboard
st-andrews-listings.html	Deployed to GitHub Pages	Updated listings page
Additional listings pages	Deployed to GitHub Pages	If other communities were requested

Drafts are archived in: ~/Desktop/weekly-email-output/deployed/YYYY-MM-DD/

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Validation Report

You'll see a report like this:

If anything says FAIL: The Content Writer agent will have already attempted to fix it. If it can't be fixed automatically, you'll be told what needs manual correction.

Compliance Report

What to do with fact-check flags:

• Review each flagged claim
• If you can verify it, approve to proceed
• If you can't verify it, ask the Content Writer to soften the language (e.g., "some studies suggest" instead of a hard number)

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What the Agent Handles Automatically

1. Pulls latest code from the GitHub repository
2. Copies hero image to the correct directory
3. Copies article page to the correct directory
4. Copies community listings pages to the correct directory
5. Updates the dashboard
6. Commits everything with a descriptive message
7. Pushes to GitHub (goes live on edmundbogen.github.io)
8. Copies email.html to the output directory
9. Archives the drafts

What You Do Manually

Upload email.html to Constant Contact:

1. Open Constant Contact
2. Create a new email campaign (or duplicate last week's)
3. Switch to the HTML editor / code view
4. Open ~/Desktop/weekly-email-output/email.html in a text editor
5. Copy the entire HTML content
6. Paste it into Constant Contact's HTML editor
7. Send a test email to the team first
8. Schedule for Wednesday 9:00 AM (or send immediately if past that time)

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After deployment, verify these URLs are live and correct:

URL	What to Check
edmundbogen.github.io/luxury-community-dashboard/	Dashboard loads, shows this week's date, correct stats
edmundbogen.github.io/luxury-community-dashboard/[article-slug].html	Article loads, correct title/author/date, images display
edmundbogen.github.io/luxury-community-dashboard/st-andrews-listings.html	Listings load, correct property count, links work
edmundbogen.github.io/luxury-community-dashboard/[hero-image]	Image loads (not broken)

Also Check the Test Email

• Hero image displays (not broken)
• "Read Full Article" button links to the correct article page
• "View All Listings" button links to the correct listings page
• "View Interactive Dashboard" links to the dashboard
• Community stats table shows all 21 communities
• Author bio shows the correct author
• Footer has the Douglas Elliman disclaimer
• Unsubscribe link works

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13. Where Everything Lives

Local File Locations (Edmund's Machine)

Location	What's There
~/Desktop/weekly-email-output/	Production email output (email.html for Constant Contact upload)
~/Desktop/weekly-email-output/drafts/YYYY-MM-DD/	Working drafts for current week (safe to experiment)
~/Desktop/weekly-email-output/deployed/YYYY-MM-DD/	Archived copies of deployed weeks
~/Documents/GitHub/edmundbogen.github.io/	Local clone of the GitHub Pages repo
~/Documents/GitHub/edmundbogen.github.io/luxury-community-dashboard/	Where all web assets live
~/.claude/skills/weekly-email-team-instructions/	The AI skill that drives generation
~/.claude/agents/	The 7 AI agents that form the team
~/.claude/settings.json	Claude Code settings (agent teams enabled)

GitHub Repositories

Repo	URL	Purpose
edmundbogen.github.io	github.com/edmundbogen/edmundbogen.github.io	Deployment target — GitHub Pages serves all web content
weekly-email-team-instructions	github.com/edmundbogen/weekly-email-team-instructions	The skill definition repo (instructions, not output)
samantha-gornstein-weekly-email	github.com/edmundbogen/samantha-gornstein-weekly-email	Samantha's version of the email package

Live URLs

URL	What It Is
edmundbogen.github.io/luxury-community-dashboard/	Main market dashboard
edmundbogen.github.io/luxury-community-dashboard/st-andrews-listings.html	St. Andrews listings
edmundbogen.github.io/luxury-community-dashboard/index.html	Dashboard (same as above)
edmundbogen.github.io/luxury-community-dashboard/[article-slug].html	Weekly articles

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14. The 21 Communities Reference

These are the 21 luxury communities we track every week. All 21 must appear in every email and dashboard.

#	Community Name	Typical Search Terms in FlexMLS	Notes
1	Addison Reserve	Addison Reserve	Delray Beach
2	Boca Bridges	Boca Bridges	Newer community
3	Boca Grove	Boca Grove	Boca Raton
4	Boca West Country Club	Boca West CC, Boca West Country Club	Largest community — usually highest active count
5	Bocaire Country Club	Bocaire CC, Bocaire Country Club	Boca Raton
6	Broken Sound	Broken Sound	Boca Raton, often high activity
7	Delaire Country Club	Delaire CC, Delaire Country Club	Smaller community
8	Le Lac	Le Lac	Very exclusive, often 0 active
9	Long Lake Estates	Long Lake Estates	Boca Raton
10	Lotus	Lotus	Boca Raton
11	Mizner Country Club	Mizner CC, Mizner Country Club	Delray Beach
12	Polo Club	Polo Club, Polo Club of Boca Raton	Samantha's specialty
13	Royal Palm Yacht Club	Royal Palm Yacht & CC, Royal Palm Yacht Club	Boca Raton, waterfront
14	Seasons	Seasons	Boca Raton
15	Seven Bridges	Seven Bridges	Dina's specialty
16	St. Andrews Country Club	St Andrews CC, St. Andrews Country Club	Edmund's primary farm — always gets featured listings
17	Stonebridge	Stonebridge	Samantha's specialty
18	The Bridges	The Bridges	Delray Beach
19	The Oaks	The Oaks	Boca Raton
20	The Sanctuary	The Sanctuary	Boca Raton
21	Woodfield	Woodfield, Woodfield Country Club	Boca Raton

Spelling Matters

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15. Troubleshooting & Common Issues

"I only have 19 communities, not 21"

Check against the full list of 21. The most commonly forgotten are:

• Le Lac (often has 0/0/N/A — still must be included)
• Long Lake Estates
• Seasons

"The hero image shows as broken in the email"

The image must be uploaded to GitHub Pages BEFORE the email sends. Verify:

1. The image exists at edmundbogen.github.io/luxury-community-dashboard/[filename]
2. The filename in the email HTML matches exactly (case-sensitive)
3. GitHub Pages has finished deploying (wait 1-5 minutes after push)

"The validator says links are broken"

• If the article page hasn't been deployed yet, its link will 404 — this is expected if you're running validation before deployment
• bogenhomes.com links may fail if the property was just listed and the IDX hasn't synced yet — wait and recheck
• If a link is genuinely wrong, check the MLS number and address slug

"FlexMLS shows different numbers than last week but I didn't expect changes"

This is normal. Listings go active, go under contract, close, or expire daily. The data is a snapshot of today, not a diff from last week. The Change Detector agent will show you exactly what changed.

"The article author changed but the bio still shows Edmund"

The Content Writer agent should handle this automatically if the Author field is set correctly in the template. If it doesn't, check that the Author checkbox in the template matches the intended author.

"I need to regenerate just one file, not all of them"

You can ask Claude directly: "Regenerate only the st-andrews-listings.html using the same data from this week." The agent team doesn't need to rerun the full pipeline for single-file fixes.

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16. Automation Roadmap

Current State (February 2026)

Step	Automation Level	What's Manual
MLS data collection	Fully manual	Nicole logs into FlexMLS, runs searches for each community, records counts
Featured listings gathering	Fully manual	Nicole pulls property details and finds bogenhomes.com links
Article writing	Manual (intentional)	This is creative/strategic work — should stay human
Hero image	Manual	Selection and basic editing
Template fill-out	Manual	Pasting data into the template
HTML generation	Fully automated	—
Validation	Fully automated	—
Legal compliance	Fully automated	—
GitHub deployment	Fully automated	—
Constant Contact upload	Manual	Copy/paste HTML into Constant Contact

Phase 1: CSV Processor (Next to Build)

What it does: A Python script that reads FlexMLS CSV exports and produces the formatted community stats table and featured listings data, ready to paste into the template.

Nicole's new workflow:

1. Log into FlexMLS
2. Run saved searches (already set up)
3. Export results as CSV
4. Run the Python script
5. Copy the formatted output into the template

Time savings: Cuts data collection from 30-45 minutes to ~5 minutes.

Status: Ready to build. Needs a sample FlexMLS CSV export to build against.

Phase 2: Spark API Integration (Pending Douglas Elliman)

What it does: Directly queries the FlexMLS database via the Spark API. No manual export needed. The script pulls all 21 communities' data automatically.

Nicole's new workflow:

1. Run the script (or it runs on a schedule)
2. Review the output
3. Approve and paste into template (or it auto-populates the template)

Time savings: Eliminates manual FlexMLS work entirely.

Status: Requires Douglas Elliman to request Spark API production credentials from BeachesMLS. Edmund to initiate this conversation.

Phase 3: MCP Server for Live MLS Data (Future)

What it does: An MCP server that connects Claude Code directly to your MLS data. You'd be able to say: "Pull this week's stats for all 21 communities" and Claude would query the MLS live.

Status: The MLS industry is moving toward offering MCP servers, but BeachesMLS hasn't deployed one yet. The UNLOCK MLS RESO MCP Server is a working example. Check back in 6-12 months.

Phase 4: End-to-End Automation (Vision)

The ultimate workflow:

1. Edmund writes the article (the only manual creative step)
2. Everything else happens automatically:
   • MLS data pulled via API
   • Template auto-populated
   • Agent team generates, validates, and deploys
   • Email uploaded to Constant Contact via API
3. Edmund reviews and hits "send"

Estimated timeline: Achievable within 2026 if Spark API access is granted.

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