Real Estate Commission Split Calculator

Every closing, a piece of your commission goes to your brokerage, whether a split, a cap contribution, a franchise fee, a monthly desk charge. Most agents have never actually added it up. Enter your production and your current split below, and see exactly what your brokerage keeps compared to Texas Ally’s Platinum Plan: $99 a month plus low flat transaction fees.

How commission splits actually work

At a traditional brokerage, your commission is divided before it ever reaches you. On a 70/30 split, a $10,500 listing-side commission becomes $7,350, so the brokerage keeps $3,150 for a single transaction. Some brokerages soften this with an annual cap: once you’ve paid a set amount (often $16,000 to $25,000), you keep 100% for the rest of the year. Others layer on monthly technology, desk, or franchise fees that apply whether you close anything or not.

None of these models is dishonest, but they were designed for an era when the brokerage provided the office, the phones, the leads, and the brand. If you’re generating your own business, you’re often paying a percentage of everything you earn for services you no longer use.

What a split costs a producing agent

Take an agent closing 12 transactions a year at an average price of $350,000, earning 3% per side. That’s $126,000 in gross commission income. On a 70/30 split with no cap, the brokerage keeps $37,800. At Texas Ally, the same production costs under $4,000 all-in, which is a year of $99 monthly membership plus a low flat fee on each closed sale. The difference is a new car, a down payment, or a year of marketing budget, every single year.

Capped models narrow the gap but don’t close it. An agent who caps at $18,000 still pays five times what the same production costs on a flat-fee model, and starts over at zero every anniversary.

Splits vs. caps vs. flat fee

Percentage splits scale with your success: the more you sell, and the more expensive the homes you sell, the more you pay. Caps limit the damage but front-load it, since your first closings of the year are your most expensive. A flat fee per transaction is the only model where your cost is fully predictable and completely disconnected from your sale prices. You know on January 1 exactly what 20 closed sales will cost you, meaning a year of membership plus the same low flat fee on every closing, no matter the sale prices.

Frequently asked questions

Is 100% commission legitimate, or is there a catch?

It’s a real, established brokerage model. The trade-off is straightforward: flat-fee brokerages don’t provide the physical office infrastructure of a traditional franchise. If you run your own business and want to keep what you earn, the model works in your favor. If you rely on your brokerage for leads and office space, a split may still make sense for you.

What do Texas Ally’s fees cover?

The Platinum Plan’s $99 monthly membership covers your broker sponsorship and ongoing broker support. Each closed sale carries a low flat transaction fee (residential leases even less), which covers compliance review of your file. There are no franchise fees, no royalty percentages, and no split on top of it.

Does the calculator account for caps and monthly fees?

Yes. Enter your annual cap and any monthly fees, and the comparison reflects them. If your brokerage has a cap, the calculator limits the brokerage’s take to that amount, so the savings figure is a fair, apples-to-apples comparison, not a worst-case exaggeration.

Do I keep 100% on leases and referrals too?

Yes. The flat structure applies across transaction types. Closed sales carry a low flat fee and residential leases even less, with the same $99 monthly membership either way. No percentage split on any of it.

Related tools

Working a deal right now? Use our Texas real estate commission calculator to break down a specific transaction, or the property tax proration calculator for closing-day math.