DoorlarkHow the math works
Gross commission = sale price × your side % After referral = gross × (1 − referral %) Brokerage share = after referral × split %, but never more than what's left on your cap Team split = (after referral − brokerage share) × team % Take-home = after referral − brokerage share − team split − per-deal fees
Order matters. Referral fees usually come off the gross before your split. Team splits usually come after the brokerage takes its share. Some brokerages and teams do it differently, so check your independent contractor agreement and change the order in your head if yours runs another way.
Worked example (the default numbers)
| $400,000 × 2.5% | $10,000 gross |
| No referral fee | $10,000 |
| 30% to the brokerage | −$3,000 |
| No team split or fees | $7,000 take-home |
| Same deal with $1,200 left on your cap | $8,800 take-home |
Three questions to ask before you switch brokerages
- What's the cap, and what do I pay after I hit it? Many capped models still charge a per-transaction fee after the cap. Put that in "Per-deal fees" and run your last year of deals through this page.
- Are there monthly or annual fees on top of the split? Desk, tech and E&O fees don't show up per deal, but they come out of the same take-home. Divide the yearly total by your deal count and add it to per-deal fees.
- How are referral and team splits ordered? On a $10,000 gross with a 25% referral and a 30% split, taking the referral first leaves you $5,250. Taking the split first and the referral on the rest also leaves $5,250, but taking both off the full gross leaves $4,500. Ask which one your contract uses.
Use it to compare offers side by side
Open this page in two tabs, put brokerage A's terms in one and brokerage B's in the other, and run your average sale price through both. Then multiply by your expected deals for the year. If you don't know that number yet, the Income Goal Calculator works it out from your take-home goal.
Related free tools and guides
- Income Goal Calculator: turn a take-home goal into closings, appointments and leads per week.
- Lead Cost Calculator: what a closing from each lead source costs you, and what it nets after your split.
- Seller Net Sheet Calculator: estimate what a seller walks away with, line by line.
FAQ
How do I calculate my commission after the broker split?
Multiply the sale price by your side's commission percentage to get the gross. Subtract any referral fee, then subtract the brokerage's share (the split percentage times what's left, limited by any cap). Subtract team splits and per-deal fees. What's left is your take-home before taxes and expenses.
What is GCI in real estate?
GCI stands for gross commission income: the total commission paid for your side before your brokerage split, referral fees, team splits and fees. This calculator shows GCI as the gross commission line.
What does 'left on your cap' mean?
On a capped split, you pay the brokerage its share until you've paid a set yearly amount (the cap). Enter how much of that amount you still owe this year. If this deal's brokerage share is larger, you only pay what's left.
Is there a typical commission split?
We don't publish one. Splits vary a lot by brokerage, model and production level, and there's no neutral source for an average. Use the numbers in your own agreement.
Does Doorlark save my numbers?
No. The calculator runs in your browser and nothing is sent to us.
By Doorlark Editorial Team. For planning only, not legal, tax or financial advice.