City2ShoreFranchise Cost, Revenue & Review 2026
Data from FDD filing
FranchiseVerdict summary · 2026
A City2Shore franchise requires a total initial investment of $51K – $152K, including a $35K franchise fee and an ongoing 6.0% royalty[2]. The 2025 FDD does not disclose unit-level revenue (no Item 19). Verdict grade: D. Run a live ROI scan →
Data last verified June 18, 2026 · figures per the 2025 FDD issuance
Overview
- Investment
- $51K – $152K
- 29th pct Real Estate
- Avg gross sales
- N/A
- 25th pct Real Estate
- Royalty
- 6.0%
- 21st pct Real Estate
- Units
- 11
- 13th pct Real Estate
- SBA default
- N/A
Quick verdict · Real Estate · color = vs category peers
Green = >15% above Real Estate avg · No shading = within ±15% · Red = >15% below avg · Source: FDD filings + SBA 7(a)
Data from public FDD filings and SBA records. Not financial advice. Methodology
The system contracted 13% year-over-year. Investigate why units are closing.
Bottom line
- Total investment $51K – $152K including a $35K franchise fee, 6.0% ongoing royalty.
- No Item 19 financial performance data disclosed. The franchisor chose not to publish revenue figures.
- Verdict D (Below Average) with a risk score of 72/100.
- No 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
- Legal entity
- City2Shore National Franchises, LLC
- Ultimate parent
- None
- CEO title
- Chief Executive Officer
- Shelley Frody
- CEO experience
- 2019 yrs
- Years in role or industry
- Founder active
- Yes
- Original founder still leading the business
- Incorporated in
- MI
- HQ
- 6501 Balsam Drive, Hudsonville, Michigan 49426
- Auditor
- Kezos & Dunlavy
- Audited financials
- Franchisor revenue
- $523K
- vs $488K prior year
- Management churn noted
- Frequent turnover
- Item 2 disclosed frequent executive changes
Overview
About
City2Shore franchisees operate a real estate or travel-related service business (likely commission-based, given 6% royalty structure on gross commissions). Franchisees likely manage client relationships, coordinate services/bookings, and handle day-to-day operations within a protected territory, generating revenue through commissions on transactions or placements.
- CEO
- Shelley Frody
- Headquarters
- MI
- Founded
- 2015
- FDD year
- 2025
- States available
- 1
FDD Item 7 · 2025 filing
Initial investment breakdown
| Cost component | Low | High |
|---|---|---|
| Initial franchise fee | $35K | $35K |
| Working capital (3–6 mo) | $5K | $25K |
| Equipment, build-out, other | $11K | $92K |
| Total initial investment | $51K | $152K |
Source: City2Shore 2025 FDD, Items 5 and 7[2]. “Equipment, build-out, other” is computed as total minus disclosed line items above.
Item 7 · what it costs to open + operate
The Vitals
- Total investment
- $51K – $152K
- Better than avg vs category
- Liquid capital req'd
- $5K – $25K
- Better than avg vs category
- Franchise fee
- $35K – $35K
- Better than avg vs category
- Royalty
- 6.0%
- percentage_of_gross · typical 6–8%
- Ad fund
- 100 per month
- Total fee load
- 6.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty | 6.0% of gross sales |
| Training fee | $300 |
| Transfer fee | $18K |
| Renewal fee | $18K |
| Total fee load | 6.0% of rev |
Financial Performance
This franchisor did not disclose financial performance representations in Item 19, or our extractor could not parse them.
vs Real Estate averages
How City2Shore Compares
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 11
- Opened
- 0
- Last reporting year
- Closed
- 1
- Terminated
- 0
- Franchisor ended the franchise (per Item 20)
- Non-renewed
- 0
- Term expired, not renewed (per Item 20)
- Turnover rate
- 9.1%
- Company-owned
- 4
- Corporate units in the system
- % franchised
- 64%
- vs corporate-owned
- Net growth (yr3)
- -12.5%
- Net unit change last year
- 3-yr CAGR
- +0.0%
- Compounded over last 3 years
3-year detail · Item 20
- Transfers (3yr)
- 0
- Projected new
- 2
- Franchisor's next-year forecast
- Ceased ops
- 9.1%
- Units that stopped operating
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 20 · 17 states with active franchisees
The Territory Map
Derived from franchisee contact records. Shows states with at least one current operator. Not where the franchisor is registered to sell new units (that data is re-extracting in a future refresh).
States derived from franchisee contact records (FDD Item 20). Shows states with at least one current operator on file. Full state registration data (Item 12) will appear on a future FDD refresh.
SBA loan performance
Government records
SBA Loan Data
Aggregated from SBA 7(a) and 504 loan disclosures, public data unique to FranchiseVerdict.
No SBA loan data available for this brand.
Risk analysis
FranchiseVerdict rating + FDD Items 3, 5, 6, 12, 17
Risk & Legal
City2Shore presents HIGH RISK due to a contracting franchise system (down 12.5% YoY), undisclosed Going Concern status, complete absence of financial performance data, and insufficient system size to support franchisee success or franchisor sustainability.
Litigation (Item 3)
No litigation required to be disclosed in Item 3
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: No
- Kickbacks from required suppliers: No
- Must buy proprietary products: Yes
- Restricted to system-approved products: Yes
- Can negotiate own supplier terms: No
Score breakdown · what drove the 72 / 100 rating
- 01MEDSystem is actively shrinking: 11 units with -12.5% YoY decline indicates contraction and potential viability concerns
- 02HIGHGoing Concern status is FALSE: Franchisor may face financial distress or operational sustainability issues
- 03MEDZero financial transparency: No disclosed average revenue or net income prevents ROI validation and creates opacity around actual earnings potential
- 04MINORHigh initial investment ($51,450–$151,550) relative to system size and declining unit count suggests poor unit economics
- 05MED6% royalty on gross commissions (not net) creates ongoing cost burden regardless of profitability
- 06MINORNo Item 19 earnings claims provided: Impossible to validate realistic income expectations for franchisees
- 07MINOROnly 11 franchised units is extremely small system with minimal scale; each unit departure materially impacts brand viability
Severity inferred from the FDD text · not a regulatory classification
FDD Items 5, 6, 12, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 5 years |
|---|---|
| Renewal term | 5 years |
| Allowed renewalsℹ | 2 |
| Territory type | Geographic |
| Protected territory | Yes |
| Online sales rightsℹ | Granted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Required |
| 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 |
| Mandatory arbitration | Yes |
| Arbitration location | Ottawa County, Michigan |
| Jury trial waiver | Yes |
| Governing law | State of Operation |
| 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
- On-site and corporate
- Ongoing training
- Required
- POS system
- C2SSuccess
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: C2SSuccess
Item 20 · call current owners
Franchisee Contacts
24 owners to call
Name · phone · city · state. Extracted from FDD Item 20
FDD download
City2Shore · FDD (2025) PDF
Frequently asked questions
Frequently Asked Questions
How much does it cost to open a City2Shore franchise?
The total investment to open a City2Shore franchise ranges from $51K – $152K, 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 franchise owners earn?
City2Shore 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 City2Shore's franchise failure rate?
SBA 7(a) loan charge-off data is not available for City2Shore (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 franchise locations are there?
As of their most recent FDD filing, City2Shore has 11 total units in the United States, including 7 franchised units and 4 company-owned units.
Is City2Shore a good franchise to buy?
FranchiseVerdict rates City2Shore as a D-grade franchise with a risk score of 72 out of 100, 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
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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.