Corcoran Franchise Cost, Revenue & Review 2026
Data from FDD filing
Analysis by FranchiseVerdict Research · Methodology
Corcoran is a residential real-estate brokerage franchise with a premium, design-forward brand. Franchisees run offices recruiting and supporting agents, managing listings and transactions, and earning from commissions.
FranchiseVerdict summary · 2026
A Corcoran franchise requires a total initial investment of $62K – $365K, including a $5K – $25K franchise fee. The 2026 FDD does not disclose unit-level revenue (no Item 19). FranchiseVerdict grade: B (Above average), an editorial assessment, not investment advice. Run a live ROI scan →
Data last verified · figures per the 2026 FDD issuance
Overview
- Investment
- $62K – $365K
- 43rd pct Real Estate
- Avg gross sales
- N/A
- Royalty
- N/A
- Units
- 133
- 57th 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 $62K – $365K including a $25K franchise fee.
- RETURNSItem 21 financials are the audited consolidated statements of the franchisor's parents/guarantors, Anywhere Real Estate Inc. and Anywhere Real Estate Group LLC (consolidated positions are identical). Corcoran Group LLC does not provide stand-alone statements; the parents guarantee its obligations. FY ended Dec 31, 2025; figures in millions. Net revenues comprise gross commission income $4,849M, service revenue $607M, franchise fees $372M, other $132M. Company reported a net loss of $(89)M ($(90)M attributable to Anywhere). Audit report signed Florham Park, NJ, Feb 25, 2026; CPA firm name not captured in text.
- RISKVerdict B (Above average), verdict score 55/100 (higher is better).
- LEGAL10 litigation matters disclosed in Item 3, higher than typical. Review the summary for patterns (franchisor-initiated vs. franchisee-initiated).
Item 1 · who you're contracting with
The Franchisor
Corporate structure & franchisor financials
- Legal entity
- Corcoran Group LLC
- Parent company
- Anywhere Real Estate Inc. (subsidiary of Compass, Inc.)
- Ultimate parent
- Compass, Inc.
- CEO title
- President and Chief Executive Officer
- Pamela Liebman
- Incorporated in
- DE
- HQ
- 175 Park Avenue, Madison, New Jersey 07940
- Auditor
- PricewaterhouseCoopers LLP
- Audited financials
- Franchisor revenue
- $6.0B
- vs $5.7B prior year
- Management churn noted
- Frequent turnover
- Item 2 disclosed frequent executive changes
Overview
About
- CEO
- Pamela Liebman
- Headquarters
- NJ
- Founded
- 2015
- FDD year
- 2026
- States available
- 23
Can you afford it, and what does the money buy?
Entry cost is about average for a real estate franchise.
Source: FDD 2026 · Items 5–7
FDD Item 7 · 2026 filing
Initial investment breakdown
| Cost component | Low | High |
|---|---|---|
| Initial franchise fee | $25K | $25K |
| Working capital (3–6 mo) | $15K | $40K |
| Equipment, build-out, other | $22K | $300K |
| Total initial investment | $62K | $365K |
Source: Corcoran 2026 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
- $62K – $365K
- Middle of category vs category
- Liquid capital req'd
- $15K – $40K
- Middle of category vs category
- Franchise fee
- $5K – $25K
- Top 40% of category vs category
- Royalty
- 6% on first $5M gross revenue; 5% on $5M-$10M; 4.75% on $…
- Ad fund
- 1.0%
- typical 3–5%
- Total fee load
- 7.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Marketing / ad fund | 1.0% of gross sales |
| Technology fee | $3K |
| Training fee | $1K |
| Transfer fee | $5K |
| Total fee load | 7.0% of rev |
ROI & LBO modelsSingle-unit · 25-unit portfolio · editable
Corcoran 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 Corcoran unit return on the cash you put in?
Unlevered ROIC · per unit
Estimated return on your total franchise investment, before any debt financing.
50%
Within the 30–60% "attractive franchise" band
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: 2026 FDD
Financial Performance
Item 21 financials are the audited consolidated statements of the franchisor's parents/guarantors, Anywhere Real Estate Inc. and Anywhere Real Estate Group LLC (consolidated positions are identical). Corcoran Group LLC does not provide stand-alone statements; the parents guarantee its obligations. FY ended Dec 31, 2025; figures in millions. Net revenues comprise gross commission income $4,849M, service revenue $607M, franchise fees $372M, other $132M. Company reported a net loss of $(89)M ($(90)M attributable to Anywhere). Audit report signed Florham Park, NJ, Feb 25, 2026; CPA firm name not captured in 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 7.0% — 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 expanding at 22.7% CAGR over 3 years across 133 units — operators are staying and new ones are joining.
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 Corcoran Compares
Is the system healthy?
Source: FDD 2026 · Item 20
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 133
- Opened
- 10
- Last reporting year
- Closed
- 11
- Terminated
- 0
- Franchisor ended the franchise (per Item 20)
- Non-renewed
- 0
- Term expired, not renewed (per Item 20)
- Turnover rate
- 18.5%
- Company-owned
- 25
- Corporate units in the system
- % franchised
- 81%
- vs corporate-owned
- Net growth (3-yr)
- +22.7%
- Net unit change over 3 years
- 3-yr CAGR
- +22.7%
- Compounded over last 3 years
3-year detail · Item 20
- Opened (3yr)
- 52
- Closed (3yr)
- 20
- Terminated (3yr)
- 0
- Non-renewed (3yr)
- 0
- Transfers (3yr)
- 0
- Reacquired (3yr)
- 0
- Franchisor bought back
- Projected new
- 3
- Franchisor's next-year forecast
- Ceased ops
- 8.3%
- Units that stopped operating
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 20 · 23 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.
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
Corcoran presents HIGH RISK due to a contracting franchise system, pervasive antitrust litigation threatening core business model, complete absence of financial performance disclosure, and unprotected territories—all compounded by corporate instability from merger-related litigation.
Litigation (Item 3)
Primarily antitrust/commission-related class actions against parent Anywhere Real Estate Inc. regarding NAR buyer-broker commission rules (Moehrl, Burnett, Nosalek, Batton); TCPA class action (Chinitz); Homie Technology antitrust (dismissed); Merger-related shareholder suits (largely resolved/settled); RESPA class action (Dodge, settled $8.375M); HUD/FTC regulatory proceeding (resolved by consent decree); Washington AG investigation ongoing.
Largest disclosed settlement: $83,500,000
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · PricewaterhouseCoopers LLP
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
ⓘ These are the parent company's consolidated financials (the parent guarantees the franchisor), not this brand's standalone results — the figure reflects the whole corporate group, not this brand alone.
Supplier relationship · Items 8 & 16
- Franchisor sells you products: No
- Kickbacks from required suppliers: Yes
- Must buy proprietary products: No
- Restricted to system-approved products: No
- Can negotiate own supplier terms: No
Score breakdown · what drove the 55 / 100 verdict
- 01MINORDeclining unit count (-0.9% YoY) suggests system contraction and potential franchisee struggles
- 02MEDNo disclosed average revenue or net income data (missing Item 19) prevents ROI validation and is a major transparency red flag
- 03MEDMultiple active antitrust class actions (5 separate cases) directly threaten the commission-based business model and franchisee profitability
- 04MINORTCPA class action (Bumpus) indicates potential compliance issues with lead generation practices affecting franchisee operations
- 05HIGHRecent shareholder litigation tied to Compass merger suggests corporate instability and potential future restructuring affecting franchisee support
- 06HIGHGoing concern status is FALSE, indicating the franchisor may face financial viability questions during the franchise term
Severity inferred from the FDD text · not a regulatory classification
What are you signing up for?
Ongoing fees run about 7.0% of sales (royalty + ad fund), before rent and labor.
Source: FDD 2026 · Items 11, 12, 17
FDD Items 12, 15, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 10 years |
|---|---|
| Allowed renewalsℹ | 0 |
| Territory type | none |
| Protected territory | No |
| Exclusive territoryℹ | No |
| Online sales rightsℹ | Granted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Required |
| Right of first refusalℹ | Yes |
| RoFR response window | 120 days |
| Transfer requires consent | Yes |
| Termination notice | 30 days |
| Curable defaultsℹ | 7 |
| Mandatory arbitration | No |
| Jury trial waiver | Yes |
| Governing law | NJ |
| Litigation count | 10 |
View Item 3 litigation summary
Primarily antitrust/commission-related class actions against parent Anywhere Real Estate Inc. regarding NAR buyer-broker commission rules (Moehrl, Burnett, Nosalek, Batton); TCPA class action (Chinitz); Homie Technology antitrust (dismissed); Merger-related shareholder suits (largely resolved/settled); RESPA class action (Dodge, settled $8.375M); HUD/FTC regulatory proceeding (resolved by consent decree); Washington AG investigation ongoing.
Items 10, 11
Training & Operations
- Classroom training
- 29 hrs
- On-the-job training
- 0 hrs
- Training location
- Virtual (Orientation offered virtually; in-person option may be offered in Madison, NJ or NYC)
- Ongoing training
- Required
- Field support
- 0 hrs/yr
- On-site visits per year
- Time to open
- 1 mo
- From signing to launch
- Site selection
- Franchisee
- Franchisor financing
- Offered
- Item 10
- POS system
- Productivity Suite
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: Productivity Suite
Item 20 · call current owners
Franchisee Contacts
90 owners to call
Name · phone · city · state. Extracted from FDD Item 20
FDD download
Corcoran · FDD (2026) PDF
Frequently asked questions
Frequently Asked Questions
How much does it cost to open a Corcoran franchise?
The total investment to open a Corcoran franchise ranges from $62K – $365K, with an initial franchise fee of $25K. This includes real estate, equipment, inventory, and working capital as disclosed in their Franchise Disclosure Document (FDD).
What do Corcoran franchise owners earn?
Corcoran 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 Corcoran 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 Corcoran FDD and qualifies whose outlets they describe.
What is Corcoran's franchise failure rate?
SBA 7(a) loan charge-off data is not available for Corcoran (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 Corcoran franchise locations are there?
As of their most recent FDD filing, Corcoran has 133 total units in the United States, including 108 franchised units and 25 company-owned units. 10 new units were opened in the latest reporting year.
Is Corcoran a good franchise to buy?
FranchiseVerdict rates Corcoran as a B-grade franchise with a verdict score of 55 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
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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.