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Turn the income goal into a deal count.
Business plans fail when the income goal never gets converted into a deal count. This planner works backwards from what you want to net: your average sale price, commission per side, franchise fee, and broker split produce a true net-per-deal figure, and your goal divided by that number is the closings you need — per year and per month.
Agents building a business plan use it to convert "I want to make $150k" into "I need 21 closings, which is 1.8 a month" — the number that actually drives prospecting. Brokers use it in recruiting conversations to show agents what their split really produces.
Gross Commission Income — the total commission your sides of transactions generate before splits, fees, and expenses. It is the headline number brokerages recruit with, but your actual income is GCI minus franchise fees, broker splits, transaction fees, and your marketing costs. Plan on net, not GCI.
Because two agents with identical GCI can take home wildly different incomes. A $150,000 goal at $7,238 net per deal needs 21 closings; the same goal at a 50/50 split with a franchise fee can need 30+. Know your number before you commit to a pipeline.
It varies enormously by market and experience — many part-time agents close a handful of deals a year while full-time agents in active markets may close 15–30. Use this planner in reverse: enter your actual last-year closings to see the income your current structure produces, then test what a better split would change.