Real Estate Commission Splits Compared
Every major brokerage, broken down by split structure, cap, fees, and who each model actually serves best -- from someone who has watched agents win and lose at every one of them
Commission splits are the first thing every new agent asks about and the last thing they truly understand. I get it. You just spent months studying for your exam, you are finally licensed, and now you want to know how much of each check you get to keep. That is a fair question. But after 25 years in this business -- hiring agents, training agents, and watching the math play out across thousands of transactions -- I can tell you that the split number on the recruiting flyer is almost never the number that matters most.
What matters is your effective take-home after all the fees, caps, desk charges, franchise royalties, and transaction costs are factored in. A brokerage advertising a 90/10 split that also charges you a monthly technology fee, a per-transaction fee, and an annual compliance fee might leave you with less than a brokerage offering 70/30 with no additional costs. The only way to compare brokerages honestly is to look at the complete picture, and that is exactly what this page is built to do.
Below you will find a side-by-side comparison of commission split structures at every major brokerage operating in the United States in 2026. I have broken down the starting split, cap structure, desk fees, franchise fees, and the type of agent each model is best suited for. Scroll past the table for a deeper explanation of how each component works and individual breakdowns for every brokerage listed.
Commission Split Comparison Table
| Brokerage | Starting Split | Cap | Desk Fees | Franchise Fee | Best For |
|---|---|---|---|---|---|
| Keller Williams | 64/36 | $22-35K | None | 6% (capped) | Training-focused new agents |
| eXp Realty | 80/20 | $16K | None | None | Remote/tech-savvy agents |
| RE/MAX | 95/5 | None | $1-3K/mo | Franchise fee | High producers |
| Compass | Negotiable (70/30-90/10) | Some offices | None | None | Luxury market agents |
| Coldwell Banker | 50/50 to 70/30 | Some offices | Varies | Franchise fee | Brand-conscious agents |
| Century 21 | 50/50 to 70/30 | Some offices | Varies | Franchise fee | New agents wanting mentorship |
| Sotheby's International Realty | Negotiable | None | Varies | None | Luxury specialists |
| Berkshire Hathaway HomeServices | 50/50 to 70/30 | Some offices | Varies | Franchise fee | Agents wanting trusted brand |
| REAL Brokerage | 85/15 | $12K | None | $750/yr | Tech-forward agents |
| LPT Realty | 85/15 | $12K | None | $100/mo | Cloud-based value agents |
| Windermere | Varies by office | Some offices | Varies | None | Pacific NW agents |
Split structures can vary by office, market, and individual negotiation. The figures above represent the most common starting arrangements reported across each brokerage's national footprint. Always confirm the exact terms with the specific office you are considering.
How Commission Splits Actually Work
Before you start comparing numbers, you need to understand what you are actually comparing. A commission split is not one number. It is a system made up of several components, and brokerages combine them in different ways. Here is what each piece means and how it affects your take-home pay.
The Split Itself
The split is the basic percentage division between you and your brokerage on every commission you earn. A 70/30 split means you keep 70% and the brokerage keeps 30%. This is the headline number that most brokerages lead with in recruiting, and it is the number that tells you the least about what you will actually take home. The split only tells you the starting ratio. It says nothing about the other costs layered on top.
The Cap
A cap is a ceiling on how much you will pay your brokerage in split contributions during a set period, usually a calendar year or your anniversary year. Once you hit the cap, you keep 100% of your commissions for the rest of that period. Keller Williams pioneered this model, and it has been adopted by eXp Realty, REAL Brokerage, LPT Realty, and others. The cap is what makes a 64/36 split at KW potentially more attractive than an 80/20 at a brokerage with no cap -- if you produce enough volume, you end up paying less overall. The cap resets each year, so you start paying into it again.
Desk Fees
Desk fees are fixed monthly charges you pay to the brokerage regardless of whether you close any deals. RE/MAX is the most well-known desk fee model. The trade-off is straightforward: you pay a predictable monthly cost and keep nearly all of your commissions. This model heavily favors high-producing agents because the fee stays the same whether you close two deals or twenty. For a new agent who might go months without a closing, desk fees can be a significant financial burden.
Franchise Fees
If your brokerage is a franchise (Keller Williams, RE/MAX, Coldwell Banker, Century 21, Berkshire Hathaway), a portion of every commission goes to the national franchisor. This is separate from your split with the local office. At Keller Williams, the franchise fee is 6% of your gross commission, capped at a set amount per year. At other franchises, the structure varies. Cloud-based brokerages like eXp Realty and Compass are not franchises and do not charge this fee, which is one reason their splits can appear more attractive on paper.
Transaction Fees
Many brokerages charge a flat fee on every transaction you close. This might be called a transaction fee, a compliance fee, or an administrative fee. It typically ranges from $100 to $500 per closing. Some brokerages charge it on every deal; others only charge it after you have capped. These fees add up over the course of a year, especially for high-volume agents, and they are easy to overlook when you are focused on the split percentage.
What Matters More Than Your Split
I have watched agents agonize over the difference between a 70/30 and an 80/20 split while completely ignoring the factors that actually determine whether they will succeed. Here is what I tell every agent I coach: the split is meaningless if you are not closing deals. And whether you close deals in your first year depends almost entirely on three things.
Training. The brokerages that invest the most in training -- structured programs, weekly skill-building sessions, role-playing, contract workshops -- produce agents who close more deals faster. Keller Williams and Century 21 are consistently strong in this area. A brokerage that takes 36% of your commission but teaches you how to generate 15 transactions a year is worth infinitely more than a brokerage that takes 15% but leaves you sitting at your kitchen table wondering where your next lead is coming from.
Production support. Leads, CRM tools, marketing resources, administrative support, and transaction coordination all contribute to how efficiently you can run your business. Some brokerages provide these as part of your split. Others charge for them separately. Others provide nothing at all. Ask what is included and what costs extra.
Accountability and culture. The agents who succeed in their first year almost always have someone holding them accountable -- a mentor, a team leader, an office culture that expects you to show up and do the work. If your brokerage does not provide that structure, you will need to create it yourself, and most new agents are not equipped to do that on day one. A great office culture is worth more than any split percentage, and it is the hardest thing to evaluate from the outside. Visit the office. Talk to the agents. Watch how they work.
Individual Brokerage Commission Split Breakdowns
Below is a summary of how commission splits work at each major brokerage, along with links to our full breakdowns and brokerage profiles.
Keller Williams Commission Split
Keller Williams uses a 64/36 split with a cap that varies by market center, typically ranging from $22,000 to $35,000 per year. Once you hit the cap, you keep 100% of your commissions for the remainder of your anniversary year. There is also a 6% franchise fee (called the "royalty fee") that is capped separately. KW's profit-sharing model means a portion of office profits is distributed back to agents who recruit other productive agents. The split structure is consistent across offices, which makes it easier to evaluate than brokerages where every office negotiates independently.
Read the full Keller Williams commission split breakdown →
Read our Keller Williams review →
eXp Realty Commission Split
eXp Realty offers an 80/20 split with a $16,000 annual cap. After you cap, you pay a small per-transaction fee on each additional closing. There are no desk fees, no franchise fees, and no monthly office charges. eXp operates entirely in the cloud -- there are no physical offices. The brokerage also offers a revenue-sharing program and the ability to earn company stock through production milestones and recruiting. The model is built for self-directed agents who do not need a physical office environment.
Read the full eXp Realty commission split breakdown →
RE/MAX Commission Split
RE/MAX operates on a desk fee model. Agents typically keep 95% of their commissions (with 5% going to the brokerage) and pay a monthly desk fee that ranges from $500 to $3,000 depending on the market and office. There are also franchise fees passed through on each transaction. This model is designed for established, high-producing agents who generate consistent volume and want to keep the maximum percentage of each check. For new agents without steady production, the monthly desk fee can be a financial strain.
Read the full RE/MAX commission split breakdown →
Compass Commission Split
Compass does not have a standardized national split. Splits are negotiated individually and typically range from 70/30 for newer agents to 90/10 for top producers. Some Compass offices offer caps; others do not. There are no franchise fees since Compass is not a franchise. The brokerage provides a proprietary technology platform, marketing tools, and a concierge program that fronts marketing costs (which are repaid from future commissions). Compass tends to attract experienced agents in luxury markets who can leverage the brand and technology.
Coldwell Banker Commission Split
Coldwell Banker splits vary by office and are typically negotiated between the agent and the local office owner. New agents generally start in the 50/50 to 60/40 range, with the opportunity to move to 70/30 or higher as production increases. Some offices offer cap programs. There are franchise fees passed through to the franchisor on each transaction. Desk fees and technology fees vary by location. Coldwell Banker's strength is brand recognition and a long track record of residential real estate leadership.
Read the full Coldwell Banker commission split breakdown →
Read our Coldwell Banker review →
Century 21 Commission Split
Century 21 operates on a franchise model with splits that vary by office. Most new agents start at 50/50 to 60/40, with higher splits available as production milestones are met. Franchise fees are charged on each transaction. Some offices charge desk fees or technology fees; others bundle these into the split. Century 21 is known for investing in new agent development, with structured training programs and a mentorship culture that varies by office but is generally stronger than average for franchise brokerages.
Read the full Century 21 commission split breakdown →
Sotheby's International Realty Commission Split
Sotheby's International Realty splits are negotiated individually and are not publicly standardized. The brokerage caters to the luxury market, and agents are typically experienced professionals with established client bases. There are no caps in the traditional sense. Desk fees and other costs vary by office. Sotheby's does not charge franchise fees in the same way as traditional franchises. The value proposition is the brand's association with luxury, global reach, and access to high-net-worth clientele. This is not a brokerage for new agents unless you already have deep connections in the luxury space.
Read the full Sotheby's International Realty commission split breakdown →
Berkshire Hathaway HomeServices Commission Split
Berkshire Hathaway HomeServices splits follow the traditional franchise model, with most new agents starting at 50/50 to 60/40 and progressing to 70/30 or higher based on production. Franchise fees apply. Desk fees and technology fees vary by office. The Berkshire Hathaway name carries significant brand trust with consumers, which some agents find helpful in competitive listing presentations. The training and support infrastructure varies significantly from office to office, so the experience depends heavily on your local managing broker.
Read the full Berkshire Hathaway HomeServices commission split breakdown →
REAL Brokerage Commission Split
REAL Brokerage offers an 85/15 split with a $12,000 annual cap. After you cap, there is a $285 per-transaction fee. Annual fees total $750 per year. There are no desk fees and no franchise fees. REAL also offers a revenue-sharing program and the ability to earn company stock. The model is similar to eXp Realty but with a lower cap and a slightly more favorable starting split. REAL operates as a cloud-based brokerage with no physical offices. It is a strong option for experienced agents who want maximum take-home with minimal overhead.
Read the full REAL Brokerage commission split breakdown →
LPT Realty Commission Split
LPT Realty offers an 85/15 split with a $12,000 annual cap. Monthly fees are $100, and there are no desk fees or traditional franchise fees. After capping, agents pay a small per-transaction fee. LPT is a cloud-based brokerage that markets itself as a low-cost alternative to eXp and REAL, with a revenue-sharing program and stock incentives. The brokerage is newer and smaller than its competitors, which means less brand recognition but potentially more personalized support as it scales.
Read the full LPT Realty commission split breakdown →
Windermere Commission Split
Windermere is a regional brokerage with a strong presence in the Pacific Northwest. Splits vary by office and are negotiated individually, as Windermere is not a franchise -- each office is independently owned. Some offices offer cap programs; others use traditional graduated splits. Desk fees and other costs depend on the specific office. Windermere is known for its community-focused culture, strong local brand recognition in Washington, Oregon, and surrounding states, and a supportive office environment. If you are practicing in the Pacific NW, Windermere deserves a serious look.
Ready to Get Licensed?
Understanding commission splits is important, but it only matters once you have your license in hand. If you are still working toward your real estate license, start with your state's requirements. We have built detailed licensing guides for every state, including approved schools, exam prep strategies, and what to expect from the process.
Frequently Asked Questions
What is a commission split in real estate?
A commission split is the percentage of each commission check that goes to you versus your brokerage. If you are on a 70/30 split, you keep 70% and your brokerage keeps 30%. Splits vary widely depending on the brokerage model, your experience level, and your production volume.
What is a typical commission split for a new real estate agent?
Most new agents start at a 50/50 to 70/30 split. Some brokerages like Keller Williams start at 64/36 but offer a cap, meaning once you have paid a certain amount to the brokerage in a year, you keep 100% of every commission after that. Do not fixate on the starting split -- focus on what the effective split looks like over a full year of production.
What is a commission cap?
A cap is the maximum amount you will pay your brokerage in commission splits during a set period, usually one year. Once you hit the cap, you keep 100% of your commissions (minus any transaction fees). Keller Williams, eXp Realty, REAL Brokerage, and LPT Realty all use cap models. Caps typically range from $12,000 to $35,000 depending on the brokerage and your market.
What are desk fees in real estate?
Desk fees are monthly charges some brokerages collect to cover office space, technology, and administrative support. RE/MAX is the most well-known desk fee model, where agents pay a monthly fee and keep 95% or more of their commissions. Desk fees typically range from $500 to $3,000 per month depending on the market and the office.
What is a franchise fee?
A franchise fee is an additional percentage taken from your commission that goes to the national franchisor, not your local office. Keller Williams charges a 6% franchise fee (capped at a set amount per year). Coldwell Banker, Century 21, and Berkshire Hathaway also charge franchise fees. Cloud-based brokerages like eXp Realty and REAL Brokerage typically do not charge franchise fees.
Is a higher commission split always better?
No. A higher split at a brokerage that provides no training, no leads, and no support is often worse than a lower split at a brokerage that invests in your development. In your first year, the quality of training and mentorship will determine whether you close enough deals to make the split matter at all. A 50/50 split on 12 transactions beats a 90/10 split on zero transactions every time.
Can I negotiate my commission split?
At many brokerages, yes. Compass is known for negotiable splits. At franchise brokerages, individual office owners often have flexibility to adjust splits for experienced agents or high producers. If you have a track record of production, you have leverage. If you are brand new, you have less room to negotiate, but it never hurts to ask -- especially if you are choosing between two brokerages.
What is the difference between a split model and a flat-fee model?
In a split model, you pay a percentage of every commission to your brokerage. In a flat-fee model (like RE/MAX), you pay a fixed monthly desk fee and keep most or all of your commissions. Split models cost less when you are not producing, but cost more as your production grows. Flat-fee models cost the same regardless of production, which benefits high producers.
Do commission splits change over time?
At most brokerages, yes. Many traditional brokerages increase your split as your production grows -- you might start at 50/50 and move to 70/30 or 80/20 after hitting certain milestones. Cap-based brokerages reset your cap annually, so you start each year paying into the cap again. Some brokerages offer lifetime caps or reduced caps after your first year.
What other fees should I watch for beyond the split?
Beyond your commission split, watch for transaction fees (charged per closing), E&O insurance fees, technology fees, marketing fees, MLS dues, association dues, and franchise fees. Some brokerages bundle these into the split; others charge them separately. Always ask for a complete, written fee schedule before joining any brokerage. The split number means nothing without the full picture.