What is a real estate commission split?

A commission split is the percentage of a transaction commission that the agent keeps versus what goes to the brokerage. For example, on a 70/30 split the agent keeps 70 percent and the brokerage keeps 30 percent of every commission earned.

What is a good commission split for a new real estate agent in South Florida?

For a new agent, a split in the 60 to 70 percent range with real mentorship and transaction support is often more valuable than a higher split with no guidance. The training and support you receive in your first two years determines your long-term earning potential more than the split percentage.

What fees reduce a real estate commission split?

Fees that reduce your real take-home include franchise fees (typically 5 to 8 percent at national brands), desk fees, transaction fees per closing, technology fees, and E&O insurance contributions. Always ask for the full fee schedule in writing before joining any brokerage.

What is the difference between a 100 percent commission and a traditional split?

A 100 percent commission model lets the agent keep the full commission but typically charges flat monthly fees, per-transaction fees, or both. A traditional split takes a percentage of each commission but usually includes more support, training, and brokerage resources. The right model depends on your production level and how much support you need.

How do I calculate my real take-home from a commission split?

Start with the gross commission on the transaction, subtract the brokerage split, then subtract any transaction fees, desk fees, franchise fees, and technology fees that apply. The result is your net take-home. A 90/10 split with a 7 percent franchise fee and a $500 transaction fee will often net less than a 70/30 split with no franchise fees.

How to Choose the Best Real Estate Brokerage in South Florida

Choosing a Brokerage 5 min read

Choosing a brokerage is one of the most consequential decisions in your real estate career. The right fit determines your income, your training, and whether you build something lasting or spend two years starting over somewhere else.

If you are a licensed real estate agent in South Florida, or close to earning your license, one question will follow you through every conversation with every brokerage you consider: is this actually the best place for my career to grow?

South Florida is not a generic market. It is international, bilingual, fast moving, and intensely competitive. The brokerage model that works for an agent in a mid-sized market somewhere else will not necessarily serve you here. This guide walks through how to evaluate your options honestly, what separates a good brokerage from a great one, and what to look for when searching for the best real estate brokerage to work for in South Florida.

What Makes a Brokerage Worth Joining?

Most agents focus on commission splits when evaluating a brokerage. That is understandable, but it is also one of the last things you should decide on, not the first.

A high split at a brokerage that offers no mentorship, no transaction support, and no real culture is a split you will rarely fully realize. You earn your commission by closing deals. You close deals by having guidance, systems, and someone in your corner when a transaction gets complicated. Without those things, the number on the paper does not matter much.

Before you look at the numbers, ask yourself four questions:

Will I be able to actually reach the broker when I need help?
Is there a real mentorship structure, or will I be on my own from day one?
Does this brokerage understand the specific South Florida market I am targeting?
What does it actually cost me after all fees are factored in?

The answers to those questions will tell you more about a brokerage than any commission chart will.

The Three Brokerage Models You Will Encounter in South Florida

Most brokerages in this market fall into one of three categories. Understanding the differences before you start your search saves you a significant amount of time and keeps you from making a decision based on marketing rather than reality.

The Large National Franchise

Companies like Keller Williams, Coldwell Banker, and RE/MAX offer brand recognition and structured training programs delivered at scale. For some agents, the brand carries weight with certain clients, and the large training libraries can be useful for self-directed learners.

The trade-offs are significant. The broker is typically a distant figure, training is delivered to large groups rather than individuals, and franchise fees of five to eight percent are often layered on top of the commission split. That layer quietly reduces what you actually take home on every transaction, even when the split looks competitive at first glance.

The Virtual or Cloud Brokerage

Fully remote brokerages operate with no physical office, which keeps overhead low and can translate into higher splits for experienced and entirely self-sufficient agents. For a seasoned producer who needs no hand holding, this model can maximize earnings.

For most agents, especially those earlier in their careers, the absence of in-person culture and direct mentorship is a real cost, not just a preference. In South Florida, where relationships and local knowledge carry unusual weight and where international transactions require nuanced guidance, being isolated from a team can meaningfully slow your growth.

The Broker Led Independent Team

An independent brokerage where the broker is directly and genuinely involved in the day to day work of the team. Smaller by design, with a real culture and direct access to the person at the top. This is the model where most South Florida agents who prioritize sustainable growth tend to find their footing.

For a side by side comparison of all three models across the things that actually matter, the Compare page lays it out honestly, including where each model wins and where each one falls short.

What to Ask Any Brokerage Before You Sign

Regardless of which model you are evaluating, these questions will reveal more about a brokerage than anything in a recruiting presentation.

What is the full fee schedule in writing?

Commission splits mean very little without knowing what desk fees, technology fees, transaction fees, and in the case of franchises, royalty fees reduce them. Any brokerage worth joining will give you the complete schedule in writing without hesitation. If there is resistance to that request, that is your answer.

How many agents left in the past year?

Retention is the most honest metric a brokerage has. High turnover is almost always a sign that what was promised during recruiting did not match what agents experienced after joining. A team that keeps its agents over time has earned their loyalty through results.

Can I actually reach the broker?

In South Florida, where deals are often complex, where international buyers require specific guidance, and where contract issues arise with regularity, you need someone who picks up the phone. Ask directly: how do agents reach you, and what is your typical response time? If the answer is vague, plan accordingly.

What does mentorship look like here?

Recorded videos and group webinars are training. They are not mentorship. Ask whether there is one on one guidance available, whether experienced agents are accessible to newer ones, and whether the broker is involved in actual transactions or primarily in administration. The Agent FAQ covers more of these questions in detail if you want to go deeper before a conversation.

Why the Broker Led Model Fits Most South Florida Agents

South Florida has characteristics that favor the broker led independent model in a way that is hard to replicate at scale. It is one of the most international real estate markets in the country, drawing buyers and investors from across Latin America, Europe, and beyond. Language, cultural fluency, and relationship trust matter here in ways that cannot be standardized into a training module.

At InvesTeam Realty, the broker has been working this specific market for more than 24 years. That is not a brochure number. It means that the agent who joins this team has direct access to someone who has navigated this market through multiple cycles, knows the neighborhoods, speaks to clients in English and Spanish, and has closed more than 3,000 transactions across residential and commercial real estate.

When a deal gets complicated, and in South Florida they do, that experience is available to every agent on the team.

Learn More

See how InvesTeam Realty compares to your other options

We put the comparison together ourselves, including where a franchise or virtual brokerage might be the better fit. Because the right answer depends on where you are in your career.

See the Comparison Why Agents Choose Us

The Right Fit Is the Best Brokerage

There is no single best real estate brokerage to work for in South Florida for every agent. What exists is the right fit for where you are in your career and what you need to grow from here.

If you are newly licensed and need structure, guidance, and a broker who is genuinely invested in your outcome rather than your production numbers, the broker led independent model is almost certainly the right answer. If you are a highly experienced, self-sufficient producer, a virtual model might serve your income better. If brand recognition is central to how your client base makes decisions, a franchise may be worth the fees.

What we can tell you is that every agent at InvesTeam Realty has direct access to a broker who takes calls, reviews contracts, and does not measure the health of the team by how many names are on the roster.

If that sounds like what you have been looking for, the conversation starts here.

Reinaldo Gonzalez Founder and Broker, InvesTeam Realty • 24+ years in South Florida real estate • CRS, CIPS • Published author