Commission split calculator with cap
Enter your deals, your split, your brokerage's cap and fees. The calculator runs the year deal by deal, shows the deal where you hit the cap and what you keep from each one.
Brokerages define caps, royalties and fees differently (cap years often run from your anniversary date, and some charge fees after you cap). Use your independent contractor agreement's numbers. Estimate only, before taxes.
| # | Price | Gross | Royalty | To broker | Fees | You keep | Cap left |
|---|
A capped commission split works deal by deal: you pay your brokerage its share of each commission until the total reaches the annual cap, then keep your post-cap split. On a 70/30 split with an $18,000 cap and $10,000 per deal, you pay $3,000 a deal and cap on deal 6, then keep the full commission minus any fees.
How to use the commission split calculator
Enter your deals
A number of deals at an average price, or each sale price in order.
Add your plan
Your side's commission rate, split before and after the cap, the cap, royalty and fees.
Read the year
See the cap deal, the broker's total, fees, your take-home and your effective split.
What the commission split calculator covers
Annual cap
Company dollar stops at the cap; a deal that crosses it is split at both rates.
Post-cap split
Keep 100% after capping, or enter the split your plan uses after the cap.
Royalty with its own cap
A franchise or royalty percentage of gross, capped separately if your plan does.
Per-deal and yearly fees
Transaction, E&O and other fees per deal, plus yearly desk or tech fees.
Deal-by-deal table
Gross, royalty, broker share, fees, what you keep and the cap left after each deal.
- Deals
- Up to 200, as a count × average price or a list of prices in order
- Split base
- Gross commission or commission after royalty, your choice
- Cap
- Counts only the broker's split (company dollar), not fees or royalty
- Cost and privacy
- Free, no sign-up; runs in your browser
Questions about the commission split calculator
What is a commission cap?
A cap is the most an agent pays their brokerage in split each year. Once the agent's company dollar reaches the cap, they keep a higher share, often 100%, for the rest of their cap year. Fees may still apply after capping.
How is the deal that crosses the cap handled?
The calculator charges the pre-cap split until the cap is filled and the post-cap split on the rest of that deal's commission. Some brokerages handle the crossing deal differently, so check your agreement.
Does a royalty count toward the cap?
Usually not. Franchise royalties are often a separate percentage with their own annual cap. Enter it separately and choose whether your broker's split is figured on gross commission or on commission after the royalty.
When does the cap year start?
Many brokerages run the cap year from the agent's start or anniversary date rather than January 1. List your deals in the order they close within your cap year.
What is an effective split?
It's what you keep as a share of your total gross commission after the broker's split, royalties and fees. A 70/30 plan with a cap can work out to well above 70% in a busy year.
Can Closingbird track commission and fees per deal?
Yes. Closingbird keeps commission lines on each transaction and produces a CDA PDF, and TCs can invoice their fee from the file.
Guides and features for this step of the deal
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