City2Shore Real EstateFranchise Cost, Revenue & Review 2026
Data from FDD filing + SBA 7(a) records
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). Verdict grade: F. Run a live ROI scan →
Data last verified June 18, 2026 · figures per the 2025 FDD issuance
Overview
- Investment
- $61K – $162K
- 38th 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 $61K – $162K 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 F (Bottom Quintile) with a risk score of 80/100.
- 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
- Predecessor
- or parent entities
- Prior franchisor entity
- 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
City2Shore franchisees operate as independent real estate agents or brokerages, generating revenue through residential/commercial property sales commissions. Franchisees leverage the brand, training, technology, and protected territory to source clients and close deals, paying the franchisor 6% of gross commissions earned. Day-to-day work involves prospecting, client management, showings, negotiations, and compliance with franchisor systems.
- CEO
- Shelley Frody
- Headquarters
- MI
- Founded
- 2015
- FDD year
- 2025
- States available
- 1
FDD Item 7 · 2025 filing · 16 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
- 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 |
| Transfer fee | $18K |
| Renewal fee | $18K |
| Inventory (initial) | $2K – $3K |
| 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 Real Estate Compares
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 11
- Opened
- 0
- Last reporting year
- Closed
- 1
- Non-renewed
- 1
- 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
- Closed (3yr)
- 1
- Transfers (3yr)
- 0
- 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
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
- 0
Explore lender portfolios on Bank Reports or regional data on State Reports.
Risk analysis
FranchiseVerdict rating + FDD Items 3, 5, 6, 12, 17
Risk & Legal
Declining franchisee base, missing financial disclosures, and franchisor going-concern issues present HIGH RISK profile unsuitable for most investors.
Litigation (Item 3)
0 case reference(s): 0 pending, 0 settled.
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
- Must buy proprietary products: No
- Restricted to system-approved products: No
Score breakdown · what drove the 80 / 100 rating
- 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
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 area |
| Protected territory | Yes |
| Online sales rightsℹ | Restricted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Required |
| Non-compete (years)ℹ | 1 year |
| Right of first refusalℹ | Yes |
| RoFR response window | 30 days |
| Termination notice | 30 days |
| Curable defaultsℹ | 4 |
| Mandatory arbitration | Yes |
| Jury trial waiver | Yes |
| Litigation count | 0 |
View Item 3 litigation summary
0 case reference(s): 0 pending, 0 settled.
Items 10, 11
Training & Operations
- Classroom training
- 37 hrs
- On-the-job training
- 8 hrs
- Training location
- On-site and corporate
- Site selection
- joint
- Franchisor financing
- 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 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 F-grade franchise with a risk score of 80 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.