Brokerage Split Comparator
Which brokerage actually pays you more at your production level? Run the math before you sign.
| Item | A | B |
|---|
What is the Brokerage Commission Split Comparator?
The Brokerage Commission Split Comparator shows agents what they’d actually keep at different brokerages by modeling splits, caps, monthly desk fees, and per-transaction fees against their real production — because a ‘100% shop’ and an 80/20 with a cap can net out very differently.
How is it calculated?
Enter your expected annual GCI and transaction count, then each brokerage’s split percentage, annual cap, monthly fees, and per-deal fees. The calculator computes your true net income and effective split at each brokerage side-by-side.
Worked example: does a 70% split really pay less than an 80% split?
- Set your production
Use the defaults: $150,000 annual GCI across 20 closed deals. Every fee and split below is measured against that same $150,000.
- Apply Brokerage A’s cap (70% split, $18,000 cap)
Brokerage A’s cut is 150,000 x 30% = $45,000, which is more than the $18,000 cap. So you only pay the cap: 150,000 – 18,000 = $132,000 kept in commission.
- Subtract Brokerage A’s fees
Desk fee 500 x 12 = $6,000, plus transaction fees 300 x 20 = $6,000, totaling $12,000. Net = 132,000 – 12,000 = $120,000.
- Run Brokerage B (80% split, no cap, $600/deal)
You keep 150,000 x 80% = $120,000. Desk fee is $0, but transaction fees are 600 x 20 = $12,000. Net = 120,000 – 12,000 = $108,000.
- Verdict
Brokerage A wins by $12,000/year. The lower 70% split beats the 80% split because A’s cap means you actually keep 88% of GCI once you blow past it, while B’s $600-per-deal fee quietly eats the higher split.
How do Brokerage A and B stack up line by line at $150k GCI?
| Line item | Brokerage A | Brokerage B |
|---|---|---|
| Agent split | 70% | 80% |
| Commission kept (after cap) | $132,000 | $120,000 |
| Desk fee (annual) | $6,000 | $0 |
| Transaction fees (20 deals) | $6,000 | $12,000 |
| Net income | $120,000 | $108,000 |
| Effective take-home of GCI | 80% | 72% |
Frequently Asked Questions
Is a 100% commission brokerage actually better?
Only above a production threshold. 100% shops charge monthly desk fees and per-transaction fees that hit low producers hardest; a $99/month + $499/deal model beats an 80/20 split with a $16,000 cap only once GCI clears roughly $40,000–60,000. Model your own numbers — the break-even moves with production.
What is a commission cap at a brokerage?
A cap is the maximum the brokerage takes from your splits in an anniversary year. On an 80/20 with a $16,000 cap, you pay 20% of GCI until the brokerage has collected $16,000, then keep 100% for the rest of the year. High producers hit caps early, making capped models effectively cheaper than their headline split.
What is an effective split and why does it matter?
Effective split is what you actually keep after all splits, caps, and fees, divided by GCI. A ‘95%’ brokerage with heavy fees can net an 87% effective split, while an ’80/20′ with a low cap can exceed 90% for a top producer. Compare brokerages only on this number.
When should an agent switch brokerages for a better split?
Switch when the net-income difference at your realistic production level exceeds the value of what you’d leave behind — leads, brand, mentorship, and pipeline disruption. A 5-point effective-split gain on $150,000 GCI is $7,500; weigh that against any lead flow the current brokerage provides.
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