Commission Split Calculator
Work a commission down through the co-broke share, referral fee, brokerage split and transaction fees to what actually reaches the agent.
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The commission on a listing is not what an agent earns. It is split with the other side, reduced by any referral fee, split again with the brokerage, and then reduced by transaction or franchise fees. Each step is a percentage of what survived the last one, which is why the final figure is so much smaller than the headline.
This applies the deductions in order so you can see what each stage costs and what actually reaches you.
The order of deductions
Gross commission = price × commission rate. Take your side share of that, remove any referral fee, apply the brokerage split, then subtract flat transaction and franchise fees. Each deduction applies to the remainder, not to the original.
Worked example
A 400,000 sale at 5% produces 20,000 of commission. A 50% side share is 10,000. A 25% referral fee takes 2,500, leaving 7,500. A 70/30 brokerage split leaves 5,250, and a 400 transaction fee brings it to 4,850 — about 24% of the commission the sale generated.
Before tax and before costs
This figure is gross income to you. Self-employment tax, marketing, portal fees, vehicle costs and licensing all come out of it. When setting an income target, work from take-home commission and then subtract business costs, or the target will be badly wrong.
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Create your free property pageFrequently asked questions
Why is a referral fee taken before the brokerage split?
Because the referral is usually paid off the top of the side commission before the brokerage accounts for it. Agreements vary, so confirm the order in your own contract — it changes the final figure materially.
Are brokerage splits negotiable?
Frequently, and they often improve with production. Many brokerages operate tiers where your share rises once you pass a volume threshold, or a cap after which you keep everything for the rest of the year.
Should I count this as income?
Only as gross income. Tax, marketing, portal subscriptions, transport and licensing all come out of it, and in many markets those costs consume a quarter to a third of gross commission.
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