CorcoranFranchise Cost, Revenue & Review 2026
Data from FDD filing
FranchiseVerdict summary · 2026
A Corcoran franchise requires a total initial investment of $62K – $553K, including a $25K franchise fee. The 2026 FDD does not disclose unit-level revenue (no Item 19). Verdict grade: B. Run a live ROI scan →
Data last verified June 18, 2026 · figures per the 2026 FDD issuance
Overview
- Investment
- $62K – $553K
- 38th pct Real Estate
- Avg gross sales
- N/A
- 25th pct Real Estate
- Royalty
- N/A
- Units
- 133
- 49th 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
10 legal cases disclosed in the FDD. Read Item 3 before signing.
Bottom line
- Total investment $62K – $553K including a $25K franchise fee.
- No Item 19 financial performance data disclosed. The franchisor chose not to publish revenue figures.
- Verdict B (Above Average) with a risk score of 58/100.
- 10 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
- Legal entity
- Corcoran Group LLC
- Parent company
- 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
- $5.7B
- vs $6.0B prior year
- Management churn noted
- Frequent turnover
- Item 2 disclosed frequent executive changes
Overview
About
Corcoran franchisees operate real estate brokerage offices, managing agents who list and sell residential properties while generating revenue primarily from buyer and seller agent commissions. Day-to-day operations involve recruiting and training agents, managing listings, processing transactions, and handling client relationships within their local market. The franchise model depends heavily on commission structures that are now under legal challenge in multiple jurisdictions.
- CEO
- Pamela Liebman
- Headquarters
- NJ
- Founded
- 2015
- FDD year
- 2026
- States available
- 23
FDD Item 7 · 2026 filing
Initial investment breakdown
| Cost component | Low | High |
|---|---|---|
| Initial franchise fee | $25K | $25K |
| Working capital (3–6 mo) | $15K | $60K |
| Equipment, build-out, other | $22K | $468K |
| Total initial investment | $62K | $553K |
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 – $553K
- Better than avg vs category
- Liquid capital req'd
- $15K – $60K
- Near category avg vs category
- Franchise fee
- $5K – $25K
- Better than avg vs category
- Royalty
- Declining percentage of Gross Revenue beginning at 6% and…
- 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 |
| Transfer fee | $5K |
| Total fee load | 7.0% 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 Corcoran Compares
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
- 8.3%
- Company-owned
- 25
- Corporate units in the system
- % franchised
- 81%
- vs corporate-owned
- Net growth (yr3)
- -0.9%
- Net unit change last year
- 3-yr CAGR
- +22.7%
- Compounded over last 3 years
3-year detail · Item 20
- Transfers (3yr)
- 0
- 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.
Risk analysis
FranchiseVerdict rating + FDD Items 3, 5, 6, 12, 17
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)
Consolidated class action alleging Sherman Act violations regarding buyer broker commission policies and anticompetitive practices
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · PricewaterhouseCoopers LLP
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 58 / 100 rating
- 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
- 05MINORUnprotected territory creates direct competition risk and limits franchisee market exclusivity despite $62,150-$552,500 investment range
- 06HIGHRecent shareholder litigation tied to Compass merger suggests corporate instability and potential future restructuring affecting franchisee support
- 07HIGHGoing 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
FDD Items 5, 6, 12, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 10 years |
|---|---|
| Allowed renewalsℹ | 0 |
| Protected territory | No |
| Exclusive territoryℹ | No |
| Online sales rightsℹ | Granted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Required |
| Non-compete (years)ℹ | 2 years |
| Right of first refusalℹ | Yes |
| RoFR response window | 120 days |
| Transfer requires consent | Yes |
| Termination notice | 30 days |
| Mandatory arbitration | No |
| Jury trial waiver | Yes |
| Governing law | New Jersey |
| Litigation count | 10 |
View Item 3 litigation summary
Consolidated class action alleging Sherman Act violations regarding buyer broker commission policies and anticompetitive practices
Items 10, 11
Training & Operations
- Classroom training
- 29 hrs
- On-the-job training
- 0 hrs
- Training location
- Virtual
- Field support
- 0 hrs/yr
- On-site visits per year
- Time to open
- 2 mo
- From signing to launch
- 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 – $553K, 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 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 risk score of 58 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.
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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.