Printable cheat sheet

Texas commission split cheat sheet

Built for Texas sales agent exam prep. Follow the commission chain, keep each split attached to the right base, and stop at the exact number the question asks for.

Reviewed August 30, 2026 · TREC Rules 535.3 and 535.147 · Outline #094401

Use the calculator

Total commissionSale price x rate

Convert the commission rate to a decimal before multiplying.

Broker sideCommission x side

Use this when the commission is split between listing and selling brokers.

Agent grossBroker side x split

The agent split usually applies to that agent's broker side.

Referral feeBroker side x referral rate

Use the base and order stated in the question or agreement. This calculator deducts referral before the agent split.

Team shareAgent share x agent's team percentage

Use 100% when no team split applies, then subtract a stated flat fee at the end.

Agent netGross share - fee

Subtract a flat fee only when the problem says it comes out of the agent share.

Reverse commissionCommission / rate

Use this when the question gives commission and asks for sale price.

Reverse agent(Net + fee) / split / side / rate

Work backward through the same chain when the final agent share is given.

The exam setup rule

Name the final ask before calculating.
Convert every percentage to a decimal.
Find total commission unless the stem already gives it.
Apply the broker side before the agent split.
Subtract a fee at the end only when the stem says to.

Four worked examples

Basic commission$375,000 sale price at 6% commission

$375,000 x 0.06 = $22,500 total commission.

Broker side$22,500 total commission, 50/50 broker split

$22,500 x 0.50 = $11,250 broker side.

Agent net$11,250 broker side, 70% agent split, $350 fee

$11,250 x 0.70 = $7,875 gross. $7,875 - $350 = $7,525 net.

Reverse sale price$7,525 agent net, $350 fee, 70% split, 50% broker side, 6% rate

($7,525 + $350) / 0.70 / 0.50 / 0.06 = $375,000 sale price.

Traps to check

Do not apply the agent split to the whole commission when a broker side split is given.
Do not stop at total commission when the question asks for agent share.
Do not subtract flat fees before the broker side and agent split are complete.
Do not use 6 for a 6% commission rate. Use 0.06.
Do not use this chain for a net-listing law question. This sheet is for percentage commission split math.
Do not treat any commission rate as required. Use the rate in the question.

Work it without the answer showing

Write the percentage base at every stage. In reverse problems, add back flat dollars first, then divide through percentages in reverse order.

Problem 1 · forward chain$425,000 sale price, 5% commission, 50% brokerage side, 75% agent split, no referral or team split, and a $250 fee. Find agent payout before taxes.

Total commission
Brokerage side
Agent chain
Final answer

Problem 2 · referral and team$600,000 sale price, 5% commission, 50% brokerage side, 25% referral, 80% agent split, 75% agent team share, and a $500 fee. Find agent payout before taxes.

Total commission
Brokerage side
Agent chain
Final answer

Problem 3 · reverse payout$7,650 desired agent payout, $350 fee, 80% agent split, 50% brokerage side, 5% commission rate, no referral or team split. Find required sale price.

Total commission
Brokerage side
Agent chain
Final answer

Answer key

$425,000 x 0.05 = $21,250 total. x 0.50 = $10,625 brokerage side. x 0.75 = $7,968.75 agent gross. Minus $250 = $7,718.75 payout.
$600,000 x 0.05 = $30,000 total. x 0.50 = $15,000 side. x 0.75 after referral = $11,250. x 0.80 agent split = $9,000. x 0.75 team share = $6,750. Minus $500 = $6,250.
$7,650 + $350 = $8,000. Divide by 0.80, then 0.50, then 0.05: $400,000 required sale price.

Sanity check

Each split should reduce the amount unless the percentage is 100%.
Agent net should be lower than agent gross when a fee is deducted.
A reverse problem should recreate the original sale price if you multiply forward again.
On forward problems, each split below 100% should reduce the amount. On reverse problems, dividing backward should recreate the larger starting sale price.