What it really costs — and what you keep
Business brokerage is a high-margin, low-overhead business: your biggest "cost" is time and lead gen. Here's the startup cost, the monthly spend, and a calculator for your real take-home — including tax.
The attorney review is the big variable — it converts the template pack into signable, state-compliant documents and is worth every dollar. Real-estate-license states add pre-license education + exam + license fees (typically $500–1,500 and 2–4 months) — check your state.
Going full-time? Budget health insurance separately — typically $400–800/mo self-employed in the US. It's a personal cost, not a business one, but it's the biggest line most new solo brokers forget when they leave a salaried job.
Net = (deals × commission) − (monthly cost × 12); after-tax applies your estimated rate to the pre-tax net. Solo brokers pay self-employment tax (~15.3%) plus income tax — the real rate depends on your entity, deductions and state, so confirm with a CPA. Defaults: 4 deals = the IBBA Market Pulse median (4–6/yr for established brokers) — many new brokers do 0–2 in year one, so model conservatively.