Free tool
Enter the sale price, the total commission rate and the splits to see what each brokerage, broker and agent receives, with every step of the math shown.
Built for Texas real estate exam prepThe buyer's brokerage gets the rest. Use 100 if there is no cooperating brokerage.
Each agent's split is a percentage of their own brokerage's share, not of the total commission.
Enter the sale price, rate and splits to see each share.
Commission splits are one of the math question types on the national portion of the Texas real estate exam - Encodr turns the method into spaced-repetition practice so it holds until exam day.
Get started freeStart with commission = sale price × commission rate. When two brokerages share
a deal, split the total commission between the brokerages first. Then split each brokerage's share
between the sponsoring broker and the agent, using that agent's percentage.
Worked example: a $400,000 sale at 6% is a $24,000 commission. Split 50/50, each brokerage gets $12,000. A listing agent on a 70% split receives $12,000 × 0.70 = $8,400, and the listing broker keeps $3,600.
Two common traps: applying the agent's percentage to the total commission instead of to the brokerage's share, and forgetting that the formula works backward too. An $18,000 commission at a 6% rate means a sale price of $18,000 ÷ 0.06 = $300,000.
The rates and splits here are only examples. Commissions are negotiable and no rate is set by law. In Texas, the TREC resale contract (20-19, mandatory since July 1, 2026) says brokerage compensation is fully negotiable, each party pays its own broker under a separate written agreement, and the contract only records any contribution one party makes toward the other's broker. This calculator does the standard split math the exam uses; a real deal follows its own agreements. More prep: the Texas real estate exam course and the property tax proration calculator.
Area and acreage, commission splits, cap rate, a Texas property tax proration, LTV and points. The math on the Texas sales agent exam, worked step by step.
The Texas sales agent exam has a national and a state portion, and you need 70% on each. What the 2026 outlines cover and where candidates struggle.
A study plan for the Texas sales agent exam: split time by question count, give the state portion extra hours, drill the math, and use spaced review.
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