City2Shore Real Estate Franchise Cost, Revenue & Review 2026
Data from FDD filing + SBA 7(a) records
Analysis by FranchiseVerdict Research · Methodology
City2Shore Real Estate is a residential and commercial brokerage franchise offering brand, technology, and agent support. Franchisees run local brokerages, recruiting agents and managing listings, sales, and transactions.
FranchiseVerdict summary · 2026
A City2Shore Real Estate franchise requires a total initial investment of $61K – $162K, including a $35K franchise fee and an ongoing 6.0% royalty[2]. The 2025 FDD does not disclose unit-level revenue (no Item 19). FranchiseVerdict grade: C (Average), an editorial assessment, not investment advice. Run a live ROI scan →
Data last verified · figures per the 2025 FDD issuance
Overview
- Investment
- $61K – $162K
- 42nd pct Real Estate
- Avg gross sales
- N/A
- Royalty
- 6.0%
- 21st pct Real Estate
- Units
- 11
- 16th pct Real Estate
- SBA charge-off
- N/A
Quick verdict · Real Estate · color = vs category peers
Green = favorable by >10% vs Real Estate avg · No shading = within ±10% · Red = unfavorable by >10% · Source: FDD filings + SBA 7(a)
Data from public FDD filings and SBA records. Not financial advice. Methodology
Bottom line
- COSTTotal investment $61K – $162K including a $35K franchise fee, 6.0% ongoing royalty.
- RETURNSFY2024 total operating revenue $567,498 comprises royalty fees $462,803, technology fees $89,595, marketing fees $15,100, and initial franchise fees $0. other_revenue ($104,695) = total revenue minus royalty fees. Auditor located in St. George, Utah (audit report dated April 29, 2025); CPA firm name not stated in the disclosed text.
- RISKVerdict C (Average), verdict score 41/100 (higher is better).
- DATANo Item 19 financial performance representation. Without franchisor-disclosed revenue data, you'll need to gather unit economics directly from existing franchisees.
Item 1 · who you're contracting with
The Franchisor
Corporate structure & franchisor financials
- Legal entity
- City2Shore National Franchises, LLC
- Parent company
- None
- Predecessor
- or parent entities
- Prior franchisor entity
- CEO title
- Co-Founder and Chief Executive Officer
- Shelley Frody
- Incorporated in
- MI
- HQ
- 6501 Balsam Drive, Hudsonville, Michigan 49426
- Auditor
- Kezos & Dunlavy
- Audited financials
- Franchisor revenue
- $567K
- vs $488K prior year
Independent franchisee associations
- Franchise Advisory Council (FAC)
Franchisee-led councils or alliances disclosed in Item 20. Indicates operator voice.
Affiliated brands
- Real Support
Other brands the franchisor or its parent operates (Item 1).
Overview
About
- CEO
- Shelley Frody
- Headquarters
- MI
- Founded
- 2015
- FDD year
- 2025
- States available
- 1
Can you afford it, and what does the money buy?
Entry cost runs 48% below the typical real estate franchise.
Source: FDD 2025 · Items 5–7
Full Item 7 breakdown16 line items
Initial investment breakdown
| Line item | Low | High | |
|---|---|---|---|
| Initial Franchise Feenot refundable | $35K | $35K | |
| 3-Months' Lease Payments | $0 | $10K | |
| Leasehold Improvements | $0 | $20K | |
| Utility Deposit | $0 | $350 | |
| Signage | $0 | $8K | |
| Furniture and Fixtures | $0 | $10K | |
| Insurance | $1K | $5K | |
| Professional Fees | $1K | $5K | |
| Business Licenses and Permits | $1K | $2K | |
| Opening Inventory | $2K | $3K | |
| Travel and Expenses for Initial Training | $700 | $3K | |
| Computer System | $5K | $20K | |
| Vehicle | $0 | $3K | |
| Vehicle Graphics | $0 | $500 | |
| Miscellaneous Opening Costs | $500 | $2K | |
| Additional Funds - 3 Months | $5K | $25K | |
| Total initial investment | $51K | $152K |
Line items extracted from FDD Item 7. Ranges reflect the franchisor's stated low and high per line. Total is the sum of line-item lows / highs — actual costs may fall outside this range depending on market and build-out scope.
Item 7 · what it costs to open + operate
The Vitals
- Total investment
- $61K – $162K
- Middle of category vs category
- Liquid capital req'd
- $5K – $25K
- Top 40% of category vs category
- Franchise fee
- $35K – $35K
- Middle of category vs category
- Royalty
- 6.0%
- percentage · typical 6–8%
- Ad fund
- $100 per month flat fee to National Advertising Fund
- Total fee load
- 6.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty | 6.0% of gross sales |
| Technology fee | $200 |
| Transfer fee | $18K |
| Renewal fee | $18K |
| Inventory (initial) | $2K – $3K |
| Total fee load | 6.0% of rev |
ROI & LBO modelsSingle-unit · 25-unit portfolio · editable
City2Shore Real Estate did not disclose financial performance in FDD Item 19. The ROIC and return models require Item 19 revenue. Without it all inputs are estimates. You can still run the calculator with your own assumptions by entering an expected revenue figure.
Returns model · single-unit ROIC
What would one City2Shore Real Estate unit return on the cash you put in?
Unlevered ROIC · per unit
Estimated return on your total franchise investment, before any debt financing.
83%
Above the 30–60% band. Verify revenue is per-unit average
These models are for research and scenario planning only. Not investment advice. Actual results depend on your specific location, management, and market conditions. Consult a franchise attorney and accountant before signing any franchise agreement.
Item 19 · Source: 2025 FDD
Financial Performance
FY2024 total operating revenue $567,498 comprises royalty fees $462,803, technology fees $89,595, marketing fees $15,100, and initial franchise fees $0. other_revenue ($104,695) = total revenue minus royalty fees. Auditor located in St. George, Utah (audit report dated April 29, 2025); CPA firm name not stated in the disclosed text.
Operator outlook
What the numbers say
Data-driven interpretation of this brand's financial disclosures, fee structure, and system trajectory.
Fee burden
Total ongoing fee load of 6.0% — below the Real Estate average of 9.1%.
Disclosure
Franchisor chose not to disclose financial performance representations. You will need to gather unit economics directly from existing franchisees.
Operator retention
System roughly stable (0.0% 3-year CAGR) with 11 units.
Source: FDD Item 19 financial performance representations and publicly filed FDD data. Past performance is not indicative of future results. Verify all figures with the franchisor and current franchisees before making any investment decision.
vs Real Estate averages
How City2Shore Real Estate Compares
Is the system healthy?
Source: FDD 2025 · Item 20
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 11
- Opened
- 0
- Last reporting year
- Closed
- 0
- Terminated
- 0
- Franchisor ended the franchise (per Item 20)
- Non-renewed
- 0
- Term expired, not renewed (per Item 20)
- Turnover rate
- 0.0%
- Company-owned
- 4
- Corporate units in the system
- % franchised
- 64%
- vs corporate-owned
- Net growth (3-yr)
- +0.0%
- Net unit change over 3 years
- 3-yr CAGR
- +0.0%
- Compounded over last 3 years
3-year detail · Item 20
- Opened (3yr)
- 0
- Closed (3yr)
- 0
- Terminated (3yr)
- 0
- Non-renewed (3yr)
- 0
- Transfers (3yr)
- 0
- Reacquired (3yr)
- 0
- Franchisor bought back
- Continuity rate
- 46.7%
- Units that stayed open
- Termination rate
- 10.0%
- Franchisor-initiated terminations
- Ceased ops
- 10.0%
- Units that stopped operating
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 12 · 1 state reported
The Territory Map
FDD Item 12 reports the state count, but the specific list isn't in our current data. The map will appear once we re-extract from the FDD or enough franchisee contacts are available.
1
states with franchisees (per FDD Item 12)
SBA loan performance
Government records
SBA Loan Data
Aggregated from SBA loan disclosures. This brand has only 1 7(a) loan on file; statistical reliability is limited below 10 loans.
- Total loans
- 1
- Loan volume
- $139K
- Median loan
- $139K
- average
- Charge-off rate
- N/A
- limited sample (1 loan) — rate not shown below 10
Historical SBA 7(a) lending data, not predictive of future performance. How SBA charge-off rates are calculated
- Repayment rate (PIF)
- N/A
- 5-yr charge-off
- N/A
- Loans approved 2021+
- Active lenders
- 0
- Defaults
- N/A
Explore lender portfolios on Bank Reports or regional data on State Reports.
What could kill this investment?
Source: SBA 7(a) FOIA · FDD Items 3, 21
Risk analysis
FranchiseVerdict rating + FDD Items 3, 4, 8, 16, 21
Risk & Legal
Declining franchisee base, missing financial disclosures, and franchisor going-concern issues present HIGH RISK profile unsuitable for most investors.
Litigation (Item 3)
No litigation required to be disclosed in Item 3.
Largest disclosed settlement: $35,000
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · Kezos & Dunlavy
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
Supplier relationship · Items 8 & 16
- Franchisor sells you products: Yes
- Kickbacks from required suppliers: Yes
- Must buy proprietary products: Yes
- Restricted to system-approved products: Yes
- Can negotiate own supplier terms: Yes
Score breakdown · what drove the 41 / 100 verdict
- 01MEDSystem contracting sharply: -12.5% YoY unit decline (11 units) suggests franchisees are failing or leaving
- 02MINORNo Item 19 financial disclosure: Franchisor refuses to disclose average unit volumes or profitability — major transparency red flag
- 03HIGHGoing concern status is FALSE: Franchisor itself may have financial viability issues
- 04MINORHigh initial investment ($61,450–$161,550) relative to unit count and declining trajectory creates breakeven risk
- 05MED6% royalty on gross commissions is punitive if real estate commission splits are tight; no net revenue guarantee
Severity inferred from the FDD text · not a regulatory classification
What are you signing up for?
Ongoing fees run about 6.0% of sales (royalty + ad fund), before rent and labor.
Source: FDD 2025 · Items 11, 12, 17
FDD Items 12, 15, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 5 years |
|---|---|
| Renewal term | 5 years |
| Allowed renewalsℹ | 2 |
| Territory type | protected |
| Protected territory | Yes |
| Exclusive territoryℹ | No |
| Online sales rightsℹ | Restricted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Optional |
| Non-compete (years)ℹ | 1 year |
| Non-compete (miles)ℹ | 10 mi |
| Right of first refusalℹ | Yes |
| RoFR response window | 30 days |
| Transfer requires consent | Yes |
| Termination notice | 30 days |
| Curable defaultsℹ | 4 |
| Mandatory arbitration | Yes |
| Arbitration location | Ottawa County, Michigan |
| Jury trial waiver | Yes |
| Governing law | MI |
| Litigation count | 0 |
View Item 3 litigation summary
No litigation required to be disclosed in Item 3.
Items 10, 11
Training & Operations
- Classroom training
- 37 hrs
- On-the-job training
- 8 hrs
- Training location
- Hudsonville, MI corporate headquarters or designated location; online via C2SImmersion Academy Course
- Ongoing training
- Required
- Site selection
- Franchisee with franchisor approval
- Franchisor financing
- Not offered
- Item 10
- POS system
- C2SSuccess
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: C2SSuccess
Item 20 · call current owners
Franchisee Contacts
7 owners to call
Name · phone · city · state. Extracted from FDD Item 20
FDD download
City2Shore Real Estate · FDD (2025) PDF
Frequently asked questions
Frequently Asked Questions
How much does it cost to open a City2Shore Real Estate franchise?
The total investment to open a City2Shore Real Estate franchise ranges from $61K – $162K, with an initial franchise fee of $35K. This includes real estate, equipment, inventory, and working capital as disclosed in their Franchise Disclosure Document (FDD).
What do City2Shore Real Estate franchise owners earn?
City2Shore Real Estate does not disclose average franchise owner earnings in their FDD Item 19. Not all franchisors are required to make financial performance representations. We recommend asking existing franchisees directly about their financial experience.
What is Item 19 in the City2Shore Real Estate FDD?
The FDD section where a franchisor may disclose financial performance of its outlets. Disclosure is optional and formats vary; figures are typically gross sales, which is revenue before expenses, not profit. FranchiseVerdict extracts these figures directly from the City2Shore Real Estate FDD and qualifies whose outlets they describe.
What is City2Shore Real Estate's franchise failure rate?
SBA 7(a) loan charge-off data is not available for City2Shore Real Estate (fewer than 10 loans on file). Charge-off rates are one way to gauge franchise risk, but not all franchise loans go through the SBA program. We recommend reviewing turnover and closure data in the FDD and speaking with current franchisees.
How many City2Shore Real Estate franchise locations are there?
As of their most recent FDD filing, City2Shore Real Estate has 11 total units in the United States, including 7 franchised units and 4 company-owned units.
Is City2Shore Real Estate a good franchise to buy?
FranchiseVerdict rates City2Shore Real Estate as a C-grade franchise with a verdict score of 41 out of 100 (higher is better), based on our analysis of investment costs, revenue data, SBA loan performance, and growth trends. Our rating is based solely on publicly available FDD and government data; we recommend speaking with current franchisees before making any investment decision. This is not investment advice.
Data sourced from public FDD filings and SBA 7(a) FOIA records. Not financial advice.
For franchisors
Are you the franchisor?
If you represent City2Shore Real Estate, you can request corrections or provide updated information.
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Data extracted from public FDD filings and SBA 7(a) loan disclosures (FOIA). This information is provided for research purposes only and does not constitute financial, legal, or investment advice. Verify all figures with the franchisor's current Franchise Disclosure Document before making any investment decision.