Low-Commission Split Brokerages in Ontario — How to Compare Them in 2026

Editor's note, September 25, 2026: an earlier version of this article, published June 1, 2026, contained figures and programme details that we could not trace to a published source. It has been rewritten using only the sources listed with the article. We regret the error.

A low-commission split brokerage in Ontario is one that leaves the agent a larger share of each commission, usually in exchange for fixed fees such as a monthly or per-transaction charge. Brokerages set their own terms and many don't publish them, so the only real comparison is your own: get each split, fee and cap in writing and run them against your production.

What "low-commission split" actually means in Ontario

A commission split is how the commission your brokerage receives on a deal is shared between you and the brokerage. "Low split" is shorthand for a brokerage that keeps a smaller percentage — and in exchange usually charges something fixed. Our guide to real estate commission splits in Ontario explains the mechanics in full; the short version is that the headline percentage is only one of up to five costs.

The fee structures you will be quoted

• Percentage split: the brokerage keeps a share of every commission, with no or low fixed fees.
• Capped split: the brokerage keeps a share until you have paid a set amount in a year, after which you keep more or all of it.
• Fee-based ("100%") model: you keep the commission and pay fixed monthly and/or per-transaction fees instead.
• Franchise or royalty fee: some franchised brokerages pass a brand fee through to agents on top of the split.
• Other charges: desk, technology, administration or marketing fees, which can matter as much as the split.

Every brokerage in Ontario must be registered with the Real Estate Council of Ontario (RECO), whatever its fee model. You can confirm a brokerage's registration, and its agents', on the RECO public register.

Run your own cost comparison

Because commissions in Ontario are negotiable and every brokerage prices differently, a published "comparison" of other people's numbers tells you little. Work it on your own production instead.

A simple way to see what a split is worth: on a $1,000,000 sale, every 1% of commission on your side is $10,000 before HST. Each percentage point of split on that side is therefore worth $100 per 1% of commission — so a 10-point difference in split is $1,000 per 1% of commission on that one sale. Multiply by your own commission rate and your expected number of sides, then subtract each brokerage's fixed fees.

Costs every Ontario agent pays, whatever the brokerage

• RECO registration: $356 ($306 plus a $50 application review fee) for a new salesperson and $350 ($306 plus $44 for continuing education) at renewal, under RECO's fee schedule effective March 1, 2023. The registration term is two years.
• RECO insurance: participation in RECO's professional liability insurance program (errors and omissions, commission protection and consumer deposit insurance) is a requirement for registration. RECO lists the fee as $500 plus applicable taxes for the September 1, 2026 to August 31, 2027 term. Ask each brokerage whether it pays any of this for you.
• Real estate board and association dues: set by your board and association — check their current fee schedules.

Where fee-based brokerages can save you money

• Predictable cost: fixed fees are easier to budget than a percentage of every cheque.
• Higher production, bigger saving: the more you sell, the more a lower percentage is worth against a fixed fee.

Where they can cost you

• Fixed fees in slow months: a monthly fee is due whether or not you close.
• Less support: some lower-cost models include less training, supervision or administrative help — ask exactly what is included.
• Tools billed separately: CRM, e-signature or transaction management may cost extra.

How TRESA reshaped brokerage compliance

The Trust in Real Estate Services Act, 2002 (TRESA) governs every Ontario brokerage, whatever its split. RECO summarises the key changes to it that took effect on December 1, 2023. Those rules apply equally to a fee-based brokerage and a traditional one, which is why the quality of your broker of record and the brokerage's compliance support matter as much as the fee.

Before you sign anywhere, check the brokerage and its broker of record on the RECO public register, and ask who reviews your paperwork and how quickly they respond.

When a low-split brokerage makes sense (and when it doesn't)

A low split tends to suit agents who already have a steady source of business and know the paperwork. It suits new agents less well if it comes with less training and supervision, because early mistakes are expensive.

Good fit signals

• You already close deals regularly and can estimate next year's production.
• You have your own contact database, listing presentation and marketing.
• You are confident with representation agreements, disclosures and deposits.
• Your business comes from past clients and referrals rather than brokerage leads.

Poor fit signals

• You are in your first years of registration and still learning the forms.
• You rely on leads supplied by the brokerage.
• You want structured mentorship on your first transactions.

Where Summitly fits

Summitly (Coldwell Banker Summit Realty, Brokerage) is an independently owned and operated Coldwell Banker franchise registered with RECO. Summitly (Coldwell Banker Summit Realty) has two packages for your own business. Package A is a 95/5 split with a $200 + HST monthly fee and $799 + HST on each of your first 4 completed transactions in a calendar year. Package B is 90/10 with $125 + HST a month and $499 + HST on the first 4, moving to 95/5 for the rest of the year after $100,000 GCI. A $500 minimum brokerage share applies per completed transaction, starting with transaction 5 in each calendar year; see your agreement for tax treatment and details. To receive brokerage leads, agents join the Leads Plan: $299 + HST a month, no transaction fees, 90/10 on their own deals, and 50/50 on deals from leads the brokerage provides. Every Summitly agent gets 1-to-1 mentorship from senior brokers, in person at the Vaughan office, with a virtual option where available. There is onboarding training when you join and training every week, and recordings may be provided. Coaching and office support come at no extra charge.

The five questions to ask before signing any low-split agreement

Get clear, written answers to these before you sign.

1. What is my total annual cost at my production level? Ask for the split, every fixed fee and any cap, then build the spreadsheet from your last 12 months.
2. Who pays for RECO insurance, board dues and software? These can be yours or the brokerage's — get it in writing.
3. What happens when I leave? Ask about notice periods, exit fees and how commissions on pending deals are paid.
4. Is there administrative or transaction support? If not, the paperwork time is yours.
5. How available is the broker of record? Ask how questions are handled and how fast.

Read our monthly market updates to keep your production estimate grounded in current local activity.

Frequently asked questions

Can I run my own team at a low-commission brokerage?

Teams operate inside a registered brokerage, whatever its fee model, and team advertising must still identify the brokerage. Ask how the brokerage charges team members — per agent, per team or per transaction — and who pays for shared tools and administrative help.

Do low-split brokerages provide forms and e-signature?

Some include them and some bill them separately. Ask for the list of tools included in the fee and the price of anything that isn't, and add it to your cost comparison.

What happens to my listings if I switch brokerages mid-deal?

RECO explains that a representation agreement is a contract between the client and the brokerage, not the individual agent. If you move, what happens to each listing or buyer agreement depends on that agreement and the client's consent. See our switching brokerages checklist.

Are leads included at low-split brokerages?

Ask directly, and ask what a lead costs: some lead programmes carry a referral fee on closing that can outweigh a lower split. At Summitly: Summitly's Brokerage Leads are leads the brokerage generates — from summitly.ca enquiries, Summitly apps, Zara AI conversations, ads, social campaigns, call tracking, events — and hands to its agents. They are warm: the person contacted Summitly themselves about buying, selling or renting a home. Each lead goes to one agent only; it is not shared. Leads go to agents on the Leads Plan: $299 + HST a month, no transaction fees, with 90/10 on the business they bring themselves. There is no charge per lead; on a closed sale or lease from a Brokerage Lead the commission is split 50/50, and you work the lead in the brokerage CRM, with coaching to help you convert it.

Is Summitly a low-split brokerage?

Summitly (Coldwell Banker Summit Realty) has two packages for your own business. Package A is a 95/5 split with a $200 + HST monthly fee and $799 + HST on each of your first 4 completed transactions in a calendar year. Package B is 90/10 with $125 + HST a month and $499 + HST on the first 4, moving to 95/5 for the rest of the year after $100,000 GCI. A $500 minimum brokerage share applies per completed transaction, starting with transaction 5 in each calendar year; see your agreement for tax treatment and details. To receive brokerage leads, agents join the Leads Plan: $299 + HST a month, no transaction fees, 90/10 on their own deals, and 50/50 on deals from leads the brokerage provides.

Key takeaways

• The split is one of up to five costs. Compare the split, fixed fees, cap, franchise fee and extras together.
• Use your own numbers. Every 1% of commission on a $1,000,000 side is $10,000; work from there.
• RECO's costs apply everywhere. $356 ($306 plus a $50 application review fee) to register, $350 ($306 plus $44 for continuing education) to renew, plus mandatory insurance.
• Compliance support is part of the price. TRESA applies to every brokerage equally.
• Get everything in writing. A quote you can't see is not a quote.

Recruitment questions? Book a confidential conversation with Summitly (Coldwell Banker Summit Realty, Brokerage) and we will answer them in writing.