Free calculator · Updated
Real Estate Commission Calculator
Your take-home after brokerage split, cap, royalty and fees, compared across 12 US brokerages.
Take-home at eXp Realty
$102,200
You keep 85.2% of $120,000; brokerage costs total $17,800. Ranks #4 of 12 at these numbers.
- You keep85%
- Brokerage split13%
- Fees2%
Line by line
Before self-employment tax, MLS and association dues, marketing and transaction-coordinator costs.
All 12 brokerages at $120,000 GCI and 12 transactions
| Brokerage | Model | Split | Take-home |
|---|---|---|---|
| flat-fee | 100/0 | $116,160 | |
| 100-commission | 100/0 | $115,824 | |
| cap | 85/15 · cap $12,000 | $106,920 | |
| cap | 80/20 · cap $16,000 | $102,200 | |
| cap | 70/30 · cap $21,000 | $96,000 | |
| split | 80/20 | $96,000 | |
| 100-commission | 95/5 | $90,000 | |
| split | 70/30 | $84,000 | |
| split | 70/30 | $81,000 | |
| split | 60/40 | $72,000 | |
| split | 60/40 | $72,000 | |
| split | 50/50 | $57,000 |
The highest take-home isn’t always the best fit: lead programs, training, tools and brand matter too. Side-by-side brokerage comparisons
How the calculator works
- Pick a brokerage and enter your annual GCI and number of transactions.
- The calculator applies that brokerage’s split, annual cap, franchise royalty and monthly and per-deal fees.
- The table re-runs the same numbers for all 12 brokerages, best take-home first.
Assumptions to check
- Splits and caps are each brokerage’s commonly published default; your office may differ.
- Royalties are charged on your share and capped at $3,000 a year where they apply.
- Revenue share, stock awards and profit share are not included.
How brokerage commission models work
When a deal closes, the buyer’s and seller’s firms split the gross commission first. The part that lands at your brokerage is your GCI. Your brokerage then keeps a share based on its model:
- Split-based (Coldwell Banker, Century 21, Sotheby’s): the brokerage keeps a fixed percentage, often in exchange for training, leads and brand.
- Cap-based (eXp Realty, Keller Williams, Real Brokerage): the brokerage keeps a percentage until you reach an annual cap, then you keep 100% for the rest of the year.
- High-split or flat-fee (RE/MAX, Realty ONE, HomeSmart): you keep nearly all of the commission but pay monthly and per-transaction fees, which weigh more at low volume.
- Long-term programs: revenue share, stock and profit-share plans can change the long-run math; they are not modeled here.
Commission after the NAR settlement
Since August 17, 2024, offers of buyer-broker compensation can no longer be communicated through an MLS, and MLS participants working with buyers use written agreements that state how they will be paid before touring a home. Sellers may still offer compensation off-MLS. There is no fixed or standard rate: compensation is negotiable.
Once your side’s commission is earned, your brokerage’s terms decide how much you keep, which is what this calculator models. Preparing a listing appointment instead? Start with the seller net sheet, or read the buyer agreement rules by state.
Frequently asked questions
Who pays the real estate commission after the NAR settlement?
It's negotiated deal by deal. Since the 2024 NAR practice changes took effect, offers of buyer-broker compensation cannot be communicated through an MLS, but they may still be negotiated off-MLS. A buyer may pay their broker directly, a seller or listing broker may offer compensation off-MLS, or the parties may negotiate another lawful arrangement. MLS participants working with buyers generally need a written buyer agreement before an in-person or live virtual tour, subject to the rule's stated exceptions.
Are real estate commission rates negotiable?
Yes. Commissions have always been negotiable, and there is no legal or "standard" rate. The listing fee and any buyer-broker compensation are negotiated separately, so effective rates vary by market, price point and service level. This calculator covers the next step: how much of the commission you earn reaches you after your brokerage’s split, cap, royalty and fees.
What's the difference between a split brokerage and a cap brokerage?
A split brokerage keeps a fixed share of every commission (Coldwell Banker offices vary; the calculator uses a 60/40 default). A cap brokerage takes its share only until you reach an annual cap (the calculator uses $16,000 for eXp Realty), then you keep 100% until your anniversary date. Higher-volume agents tend to benefit from caps; at lower volume, fees can matter more than the split.
Why does RE/MAX show as 95/5 instead of 100/0?
RE/MAX is known as a high-split model, but many offices keep a small share on top of a monthly desk fee. The calculator models 95/5 plus a monthly fee; check your office’s actual terms.
Does this include the split between the buyer’s and seller’s brokers?
No. "Annual GCI" is the gross commission income that reaches your brokerage, after any split between the two firms. The calculator only models what your own brokerage takes from your side.
What about MLS dues, marketing and self-employment tax?
Excluded. This calculator models brokerage costs only. Budget separately for MLS and association dues, lockbox fees, marketing, and self-employment tax (15.3% Social Security and Medicare on net self-employment earnings, per the IRS).
How accurate is the data?
Splits and fees come from public recruiting pages, SEC filings for public brokerages, and industry comparison reports. Where splits vary by office or market center, the calculator uses the most commonly published default. Verify with the brokerage before you sign.
Sources
More for agents: compare brokerages head to head on the brokerage comparisons, or see how agents turn listing photos into listing videos.
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Estimates for planning and illustration only. Not financial, tax, legal or appraisal advice: confirm figures with the lender, title or escrow company, or other professional handling the transaction.