GetToolr

How to Use This Calculator

Enter the sale price and commission rates for listing and buyer agents. Add your broker split, team split, and any fees to see your net commission per deal. Use the annual projection section to model your yearly income based on deal volume and hours worked.

Agent Tool

Commission Calculator

Calculate commission splits, net to seller, and annual income projections.

Sale & Commission

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Post-NAR settlement: buyer-side commission is now negotiable and separate from listing agreement.

Agent Splits & Fees

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Net to Seller

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Annual Income Projection

Your Net Commission

$6,500

from $10,000 gross (2.5%)

Commission Breakdown

Total Commission$20,000

5% of sale

Listing Side (Gross)$10,000
Buyer Side (Gross)$10,000
Broker Cut-$3,000
Transaction Fee-$500
Net to You$6,500

Net to Seller

$92,000

Sale Price$400,000
Commission-$20,000
Closing Costs-$8,000
Mortgage Payoff-$280,000

Annual Projection

Gross Income$120,000
Net Income$78,000
Total Hours480
Effective Hourly Rate$163

Commissions After the NAR Settlement

The 2024 NAR settlement fundamentally changed how real estate commissions work in the United States. Previously, the listing agent set both sides of the commission (typically 5-6% total, split between listing and buyer agents). Now, buyer agent compensation is negotiated separately between the buyer and their agent.

This means listing commissions are trending toward 2-2.5% on the listing side, while buyer agent commissions are becoming more variable. Some buyers negotiate lower rates, while others pay their agent directly. The calculator accounts for this new structure by letting you set each side independently.

Understanding Commission Splits

Example: Commission on a $400,000 Sale

Sale Price
$400,000
Listing Commission (2.5%)
$10,000
Referral Fee (25%)

If applicable

-$2,500
Broker Split (30%)
-$2,250
Transaction Fee
-$500
Net to Agent
$4,750
Effective Rate

What you actually take home

1.19%

Planning Agent Income

Use the annual projection feature to set realistic income goals. If your average net commission per deal is $4,750 and you close 15 deals per year, your annual net income is $71,250. Divide by the hours per deal to see your effective hourly rate, and compare it against what you need to earn.

Keep in mind that agent income is gross. You still need to pay for self-employment tax (15.3%), health insurance, MLS dues, marketing costs, car expenses, and continuing education. Many agents find that their true take-home is 50-60% of their net commission income.

Frequently Asked Questions

What is the typical real estate commission rate in 2026?
After the 2024 NAR settlement, commission structures have changed. Listing agent commission is typically 2.5-3% of the sale price. Buyer agent commission is now negotiated separately and is no longer automatically included in the listing agreement. Total commission ranges from 4-6% depending on the market and agents involved.
What is the NAR settlement and how does it affect commissions?
The 2024 National Association of Realtors settlement changed how buyer agent commissions work. Sellers are no longer required to offer compensation to buyer agents through the MLS. Buyers now negotiate their agent's commission separately. This has led to more transparent and sometimes lower total commission rates.
How does the broker split work?
When an agent closes a deal, their brokerage takes a percentage of the commission. A 70/30 split means the agent keeps 70% and the broker takes 30%. Splits vary by experience and brokerage. New agents might start at 50/50, while top producers can negotiate 90/10 or even 100% with a flat desk fee.
How do I calculate net proceeds for the seller?
Net proceeds = Sale Price - Commission - Closing Costs - Mortgage Payoff. On a $400,000 sale with 5% commission, 2% closing costs, and a $280,000 mortgage balance, the seller nets $92,000.

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