Commission Split Calculator
Calculate real estate commission splits between listing and buyer agents, brokerages, and franchise fees to determine net agent take-home from a transaction.
% of total to listing side
Common splits: 50/50, 60/40, 70/30, 80/20, 90/10
RE/MAX, KW, etc. (0 if none)
Enter transaction details and click calculate.
What This Calculator Does
This commission split calculator breaks down a real estate transaction commission from gross to net agent take-home. It accounts for the total commission percentage, listing-side versus buyer-side split, agent-broker split, franchise fees (RE/MAX, Keller Williams, etc.), and per-transaction fees.
The Formula
The total commission (typically 4.5% to 6% of sale price) is first divided between listing and buyer sides. The listing side is then reduced by any franchise fee (typically 6% to 8% of the brokerage gross). The remainder is split between the agent and brokerage according to their agreement (50/50, 70/30, etc.). Finally, per-transaction administrative fees are deducted.
Step-by-Step Example
Set transaction details
Sale price: $450,000. Total commission: 5%. Listing side: 50% ($11,250).
Apply franchise fee
6% franchise fee on $11,250 = $675. Remaining: $10,575.
Calculate agent split
Agent takes 70%: $10,575 x 0.70 = $7,403. Brokerage retains: $3,173.
Deduct transaction fee
Transaction fee: $500. Net to agent: $6,903 (1.53% effective rate on sale price).
Real-World Use Cases
Brokerage Comparison
Compare net take-home across different brokerages with varying split structures, caps, and fees.
Income Projection
Project annual income based on expected transaction volume and average sale prices.
Listing Presentation
Show sellers a transparent breakdown of how the commission is distributed among all parties.
Common Mistakes to Avoid
Not factoring franchise fees. Agents at franchise brokerages pay 6% to 8% off the top before the agent-broker split.
Ignoring transaction fees, E&O insurance premiums, and MLS dues that further reduce net income.
Confusing agent split percentage with effective commission rate. A 70/30 split on a 2.5% listing-side commission is only 1.75% of the sale price before fees.
Not accounting for the post-NAR settlement changes. Since 2024, buyer agent compensation is negotiable and not guaranteed through MLS.
Frequently Asked Questions
Accuracy and Disclaimer
Commission structures vary by brokerage, market, and individual agent agreements. This calculator provides general estimates. Review your independent contractor agreement for your specific split and fee structure.
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