Real Estate Commission Calculator
Compare your net take-home across 12 major US brokerages. Real 2026 splits, caps, royalties, and fees — free, instant, and no email required to see your results.
Your numbers at eXp Realty
Total brokerage costs: $0. Excludes self-employment tax, MLS dues, marketing budget, transaction coordinator fees, and per-deal lender/title splits.
Compare across all brokerages — same $120,000 GCI / 12 transactions
| Brokerage | Model | Split | Estimated net |
|---|---|---|---|
| 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 |
Best-fit isn't always highest take-home. Consider lead programs, training quality, tech stack, and brand recognition. Side-by-side brokerage comparisons →
How this calculator works
Pick a brokerage, enter your annual GCI (gross commission income) and transaction count, and the calculator applies that brokerage's published split, annual cap, franchise royalty, and monthly/per-deal fees to show your net take-home — then re-runs the same numbers across all 12 brokerages in a side-by-side comparison table. Everything runs instantly in your browser.
How brokerage commission models work
When you close a deal, the buyer-broker and seller-broker firms split the gross commission first. The cut that lands at your brokerage is what we call Annual GCI in this calculator — gross commission income. Your brokerage then keeps a slice of that GCI based on its commission model. The slice can be a fixed split, a split with an annual cap, a flat per-transaction fee, or some hybrid of all three.
The big differentiators between brokerages:
- Split-based(Coldwell Banker, Century 21, Sotheby's): brokerage keeps a fixed percentage for life. Best when you're lower-volume and value training/leads/brand over net take-home.
- Cap-based (eXp Realty, Keller Williams, Real Brokerage): brokerage keeps a percentage only until you hit an annual cap, then you keep 100% for the rest of your anniversary year. Best for productive agents — the cap effectively limits brokerage cost.
- 100% commission / flat-fee (Re/MAX, Realty ONE, HomeSmart): you keep nearly all commission but pay a monthly desk fee and per-transaction fee. Best for the highest-volume agents — at low volume the monthly fee eats your margin.
- Hybrid programs: revenue share (eXp), stock programs (eXp, Real Brokerage), profit share (Keller Williams), sponsorship residual (EXIT). These compound over time and can materially change the long-term math.
Commission rates in 2026, after the NAR settlement
The 2024 NAR settlement changed how the commission itself is put together before it ever reaches your brokerage split. Buyer-broker compensation offers can no longer be communicated through an MLS. MLS participants working with buyers generally use written agreements that state how their broker will be paid before an in-person or live virtual tour. Sellers may still authorize an offer of compensation off-MLS, while seller concessions shown on an MLS cannot be conditioned on paying a buyer broker. There is no fixed or "standard" rate — compensation remains negotiable and effective rates vary by market, price point, and service level.
What hasn't changed: once your side's commission is earned, your brokerage's split, cap, royalty, and fees decide how much of it you keep. That's the part this calculator models. If you're preparing a listing appointment instead, start with the seller net sheet calculator to show the seller their full cost picture.
FAQ
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 in 2026?+
Yes — commissions have always been negotiable, and there is no legal or "standard" rate. Post-settlement, the listing fee and any buyer-agent compensation are negotiated as separate line items, so effective rates vary by market, price point, and service level. This calculator covers the next step: how much of the commission you earn actually reaches you after your brokerage's split, cap, royalty, and fees.
What's the difference between a split-based brokerage and a cap brokerage?+
A split brokerage takes a fixed percentage of every commission for the life of your career (e.g. Coldwell Banker keeps 30-40%). A cap brokerage takes a percentage only until you hit an annual cap (e.g. eXp's $16,000 cap), after which you keep 100% until your anniversary. High-volume agents win with cap models; lower-volume agents often net more on traditional splits depending on fees.
Why does Re/MAX show as 95/5 instead of 100/0?+
Re/MAX advertises as a "100% commission" brokerage but most offices retain a small percentage to fund local operations on top of the monthly desk fee. The effective split is closer to 95/5 plus the desk fee. Treating it as 100/0 would understate the real cost.
Does this include the buyer-broker / seller-broker split?+
No. The "Annual GCI" input is the gross commission income that lands at your brokerage — already after the buyer-broker / seller-broker split between firms. This calculator only models the cut your brokerage takes from your half.
What about MLS dues, marketing, and self-employment tax?+
Excluded. This calculator models brokerage costs only. Plan to budget another $200-$500/mo for MLS dues + association fees + lockbox, plus 15.3% self-employment tax on net income, plus your marketing spend.
How accurate is the data?+
Splits and fees are sourced from public 2026 recruiting pages, 10-K filings (for publicly-traded brokerages), and 2025-2026 industry comparison reports. Where splits vary widely by office or market center, we use the most-commonly-published default and note the variability. Verify with the brokerage directly before signing.
Run the rest of the deal math
Free calculators for the other numbers agents get asked about, plus brokerage and salary deep-dives:
Selling a vacant listing? See virtual staging for realtors →
Sources
- eXp Realty Public Recruiting
- EXPI 10-K (2024)
- KW Public Recruiting
- COMP 10-K (2024)
- REAX Investor Relations
- NAR Member Profile (income statistics)
- NAR — What the settlement means for buyers and sellers
Data verified 2026-07-12. Calculator is for illustrative comparison only and is not financial advice.