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.

Real Estate Commission Splits in South Florida Explained

Commission and Fees 5 min read

The commission split a brokerage advertises and the amount you actually take home are two very different numbers. Understanding how real estate commission splits in South Florida actually work is the first step toward choosing a brokerage that pays you what you are worth.

When an agent in South Florida evaluates a brokerage, the first number they usually ask about is the commission split. That is the right instinct. What you earn is what you keep, and the split is a central part of that equation.

The problem is that most agents stop at the split percentage without looking at the full picture. A 90/10 split sounds far better than a 70/30 split until you account for the franchise fee, the monthly desk fee, the per-transaction fee, and the technology charge that reduce the 90 to something closer to 70 anyway. Real estate commission splits in South Florida, like everywhere else, require a layer of math that most brokerages do not make easy to do.

This is how it actually works.

How Real Estate Commission Splits Work

When a property closes, the total commission is typically split between the listing brokerage and the buyer’s brokerage. Each brokerage then splits its share with the agent who worked the deal.

That agent-to-brokerage split is what is usually advertised. If your split is 70/30 and you earn a $15,000 commission on a transaction, you keep $10,500 and your brokerage keeps $4,500. Simple enough on paper.

What the advertised number does not include is everything that comes off before, during, or after that calculation. That is where the real comparison happens.

The Three Commission Models You Will See in South Florida

Traditional percentage split

The most common model. The brokerage takes a fixed percentage of every commission you earn, typically ranging from 10 to 40 percent depending on the brokerage and your production level. Some brokerages offer a graduated split that improves as you close more volume within a year. This model usually comes with more brokerage support included in the percentage.

High split or so-called 100 percent commission

The agent keeps most or all of each commission but pays flat fees to the brokerage instead. These fees may include a monthly desk fee (often $100 to $500 per month), a per-transaction fee ($200 to $600 per closing), and technology fees. This model can work well for high-volume, self-sufficient agents. For agents closing fewer deals or those who rely on brokerage support, the fixed fees can add up to more than a traditional split would cost.

Franchise model with layered fees

Agents at national franchise brokerages often pay a franchise royalty of five to eight percent on top of the brokerage split. This fee goes directly to the franchisor and is separate from what the brokerage takes. It is not always disclosed prominently in recruiting conversations, which is why asking for the full written fee schedule matters before you sign anything.

The number to ask for: your effective split after all fees on a typical transaction at your expected production volume. That single number tells you more than the headline split percentage.

What Fees Quietly Reduce Your Real Commission in South Florida

Beyond the split percentage itself, these are the fees that most commonly reduce what agents actually take home:

Fee Type	Typical Range	Who Charges It
Franchise royalty	5 to 8% of gross commission	National franchise brands
Monthly desk fee	$100 to $500 per month	High split and virtual brokerages
Transaction fee	$200 to $600 per closing	Most brokerage models
Technology fee	$30 to $150 per month	Many brokerages
E&O insurance contribution	$50 to $200 per transaction	Some brokerages

Not every brokerage charges all of these. Independent broker led teams, for example, carry no franchise royalty at all. But the only way to know the full picture is to ask for the complete fee schedule in writing before you make any decision.

How to Calculate Your Real Take-Home

Here is a simple way to compare any two brokerage offers honestly. Use a transaction at your expected average commission, say $12,000, and run both offers through this calculation:

Start with your gross commission on the deal
Subtract the brokerage split percentage
Subtract the franchise royalty if applicable
Subtract the per-transaction fee
Subtract your monthly fees divided by your expected closings per month

The result is your actual net on that deal. Run it for both brokerages side by side and the difference is often surprising. A brokerage advertising a 90 percent split with a 7 percent franchise fee, a $400 transaction fee, and a $300 monthly desk fee will frequently net less per closing than a brokerage offering 70 percent with no franchise fee and no desk fee.

Compare the numbers

See exactly how InvesTeam Realty compares on splits and fees

We put the comparison together ourselves, including commission structure, franchise fees, monthly costs, and what agents actually take home. No vague language.

See the Comparison What We Offer Agents

What Commission Splits Look Like at InvesTeam Realty

InvesTeam Realty is an independent brokerage, which means there are no franchise fees layered on top of your split. The commission structure, along with every fee that applies, is shared in writing before any agent joins. That is not a policy we added recently. It has been the standard since the beginning because agents deserve to make this decision with accurate information.

We are also aware that a commission split is not the only thing that determines what an agent earns. An agent who closes more deals, serves clients better, and builds a real referral base earns more regardless of the split percentage. The support, training, and mentorship that help an agent get there are worth factoring into the equation alongside the numbers.

If you want to have a real conversation about what your income could look like here, start with a conversation.

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