Commission split calculator

A brokerage statement is a waterfall. Each stage works on what the stage before it left. The order matters because a fee taken from the gross costs the brokerage and the agent together, and the same fee taken from the agent share costs only the agent. The calculator runs five stages in the order the DeedSpring commission engine and the vendor help pages describe.

Gross commission. Sale price × the commission rate on your side. Pick listing or buyer side and enter that side's rate, so 2.5% for half of a 5% total. Pick both sides if you represent the buyer and the seller: the gross doubles.

Off the top → adjusted gross. A referral paid to another brokerage and a franchise royalty come out before anyone splits. The referral comes first because it is owed on the whole commission. BoldTrail's help says to handle referral fees first for that reason, and Paperless Pipeline lets an outside referral be a percent of the gross or a flat amount. The royalty is then taken on what is left. Vendors differ on where the royalty sits. SkySlope Books takes a referral from the gross and a royalty from the adjusted gross, and Paperless Pipeline treats both as off-the-top deductions without fixing which comes first. We apply the referral first and the royalty on the remainder, and say so on the royalty line. If your franchise agreement charges royalty on the full gross, your statement will show a slightly larger royalty than this page.

Split → agent share. The brokerage takes its percentage of the adjusted gross. Enter your side of the split: 70 means you keep 70%. The brokerage's share counts toward your annual cap. Once the cap is paid, the brokerage takes nothing and you keep 100% of the adjusted gross. On a deal that crosses the cap, only the remainder is taken and the rest stays with you. DeedSpring prorates the straddling deal the same way. Caps reset on the agent's anniversary, the calendar year, a rolling twelve months or never, depending on the plan. Paperless Pipeline resets its thresholds to $0 on the calendar year or the agent's start date. The calculator asks how much of the cap is left today, so the reset period does not change the arithmetic.

Team split. The team lead's percentage comes out of your share after the brokerage split, not out of the gross. BoldTrail's help puts team splits after the brokerage split and before transaction fees. DeedSpring treats the team lead's share as one of the shares taken at the split stage.

Agent deductions → agent net. Flat fees come last: the transaction fee and the E&O or desk fee. They are taken from your share after the team split. If they are more than the deal pays you, the net goes negative and the calculator says so rather than hiding it.

The result rows show agent net, what the brokerage keeps (its split plus the flat fees), company dollar (the brokerage's total before the franchisor is paid, following the DeedSpring statement), the referral paid out and the team lead's share. The effective split is agent net divided by gross. Every line is rounded to cents and the payee amounts add back to the gross.

This is arithmetic, not your brokerage's plan. A real plan can take a fee from the brokerage share instead of yours, charge a minimum or maximum on a line, switch the split by production tier, or cap on something other than company dollar. If a number here does not match your statement, the order or the basis of one line is different. Ask which.