How is a real estate commission typically split?

The total commission (e.g. 5–6%) is first divided between the listing brokerage and the buyer's brokerage — often 50/50 but negotiable. Each brokerage then pays its agent according to that agent's individual split, such as 70% to the agent and 30% to the broker.

Who pays the real estate commission?

Traditionally the seller pays the full commission out of the sale proceeds at closing. Following NAR settlement changes effective 2024, buyer's agent compensation is increasingly negotiated separately, but the total cost often still comes from the seller side via the purchase price.

What is a typical agent/broker split?

New agents commonly start at a 50/50 or 60/40 (agent/broker) split. Experienced agents often negotiate 70/30, 80/20, or 90/10. Some brokerages offer a 100% model where agents pay a flat fee per transaction instead of a percentage split.

Can the listing side and buyer side take different commission percentages?

Yes. The listing agreement specifies the total commission and the amount offered to the buyer's agent (BAC). These do not have to be equal. This calculator lets you set the listing-side percentage directly so both sides can differ.

Does this calculator account for franchise fees or desk fees?

No. This tool shows the gross split before any additional brokerage deductions such as franchise royalties, E&O insurance, transaction fees, or desk fees. Subtract those from the agent's gross payout to arrive at net income.

What is a referral fee and how does it affect the split?

A referral fee is paid to a referring agent or brokerage before the commission is distributed. It is typically 25–35% of one side's gross commission. This calculator does not model referral fees; deduct them manually from the relevant agent's gross payout.

Real Estate Commission Split Calculator

Enter a sale price and total commission rate to see exactly how much each agent and brokerage earns after the split.

Commission Details

Sale Price

Total Commission Rate

Listing Side % of total commission

Buyer's side = remainder (shown below)

Agent / Broker Splits

Listing Agent keeps % of listing side

Listing broker keeps the rest

Buyer's Agent keeps % of buyer's side

Buyer's broker keeps the rest

Enter the sale price and commission details, then click Calculate Split.

Total Commission

—

Commission Flow

Listing Side —

Listing Agent

—

Listing Broker

—

Buyer's Side —

Buyer's Agent

—

Buyer's Broker

—

Payout Summary

Party	% of Total	Amount
Total	100%	—

Calculation Steps

Summary

When a home sells, the total commission is divided in several stages: first split equally between the listing brokerage and the buyer's brokerage, then each brokerage splits its share with the respective agent according to a negotiated percentage. This calculator shows the exact dollar amount each party receives — listing agent, listing broker, buyer's agent, and buyer's broker — based on the sale price, total commission rate, and each agent's individual split arrangement.

How it works

Enter the property sale price.
Enter the total commission rate (typically 5–6% of the sale price).
Set the listing-side commission percentage (default 50% of total, but adjustable).
Enter the listing agent's split with their brokerage (e.g. 70% to agent, 30% to broker).
Enter the buyer's agent split with their brokerage.
Review the payout breakdown showing gross and net earnings for each of the four parties.

Use cases

Estimate your take-home pay before closing on a listing.
Compare earnings under different brokerage split agreements.
Negotiate a commission structure by modeling outcomes side-by-side.
Explain the commission waterfall to a seller client.
Calculate how much a brokerage retains across multiple transactions.
Model the financial impact of moving from an 80/20 to a 90/10 split plan.
Prepare a financial projection for a new agent joining your team.
Verify a commission disbursement statement at closing.

Frequently Asked Questions

Last updated: 2026-10-05 · Reviewed by Nham Vu