Corcoran Franchise Cost, Revenue & Review 2026
- Investment
- $62K – $365K
- Disclosed sales
- not disclosed
- SBA charge-off
- Not SBA-matched
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 and an ongoing 6.0% royalty[2]. This franchisor makes no financial performance representation in Item 19 of its FDD. Item 19 is voluntary under the FTC Franchise Rule, and this filing states that it makes none, so no revenue or earnings figures are disclosed. Declining to publish one is lawful and is not evidence of how the outlets perform. It does mean that less about this brand can be verified from its filing, and the FranchiseVerdict grade - an editorial assessment, not investment advice - reflects that. FranchiseVerdict grade: B (Above average), an editorial assessment, not investment advice. Run a live ROI scan →
Sources, dates and evidence
FDD issued: 2026 filing · Data extracted: · Last cited check: · Staleness risk: low - the current year's filing
Evidence: strong✓ Investment (Item 7)✓ Item 19 status✓ Units and owners (Item 20)✗ SBA loan coverage✓ Litigation (Item 3)✓ Financial statements (Item 21)✓ Franchisor identityhow this is scored4 of 5 headline figures on this page cite a page of the filing; the rest are marked “Not cited” beside the figure.
Overview
- Investment
- $62K – $365K
- 45th pct Real Estate
- Avg gross sales
- N/A
- Royalty
- 6.0%
- 24th pct Real Estate
- 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 median · 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, 6.0% ongoing royalty.
- RETURNSThis franchisor makes no financial performance representation in Item 19 of its FDD. Item 19 is voluntary under the FTC Franchise Rule, and this filing states that it makes none, so no revenue or earnings figures are disclosed. Declining to publish one is lawful and is not evidence of how the outlets perform. It does mean that less about this brand can be verified from its filing, and the FranchiseVerdict grade - an editorial assessment, not investment advice - reflects that.
- RISKVerdict B (Above average), verdict score 55/100 (higher is better).
- GROWTHNegative: net -1 franchised outlets in the latest year (10 opened, 11 closed); 2 signed but not yet open (Item 20).
- LEGAL12 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.)
- FDD Item 1, page 9 of the 2026 FDD
- Ultimate parent
- Compass, Inc.
- FDD Item 1, page 9 of the 2026 FDD
- 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
Same owner · FDD Item 1, page 9
7 other brands on this site name Compass, Inc. as parent or ultimate parent in their own FDD.
- Better Homes and Gardens Real EstateD
- CENTURY 21®B
- Christie’s International Real EstateB
- Coldwell BankerB
- Coldwell Banker Commercial®B
- ERA Real EstateC
- Sotheby’s International RealtyB
Grouped by the owner's name as each filing prints it (this page: the 2026 FDD). Spelling variants of the same group may be listed apart; a brand is never grouped with an owner its filing does not name.
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 runs 61% above the typical 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
- 6.0%
- Tiered by sales volume · typical 6–8%
- Ad fund
- 1.0%
- typical 3–5%
- Total fee load
- 7.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty | 6.0% of gross sales |
| Marketing / ad fund | 1.0% |
| 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 makes no financial performance representation in Item 19 of its FDD - a voluntary item under the FTC Franchise Rule - so no unit revenue figures are disclosed. The return models need a revenue figure to start from, and the operating costs that turn gross sales into a profit are in no FDD. Enter your own and the calculator runs on your assumptions — nothing here is modelled until you do.
Returns model · single-unit ROIC
What would one Corcoran unit return on the cash you put in?
Illustrative category typicals — not sourced to any filing, survey or sample. Replace them with figures from franchisee validation calls before you rely on the output.
Unlevered ROIC · per unit
Your modelled return on total invested capital, before any debt financing.
—
An FDD discloses gross sales, not profit. We hold no sourced figure for annual revenue, COGS, labour, rent / occupancy and other operating costs, and will not substitute an assumed one. Enter your own and the model runs on your assumptions.
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
No financial performance representation
This franchisor makes no financial performance representation in Item 19 of its FDD. Item 19 is voluntary under the FTC Franchise Rule, and this filing states that it makes none, so no revenue or earnings figures are disclosed. Declining to publish one is lawful and is not evidence of how the outlets perform. It does mean that less about this brand can be verified from its filing, and the FranchiseVerdict grade - an editorial assessment, not investment advice - reflects that.
Item 20 of the FDD lists current and former franchisees; asking them directly is the standard way to fill this gap.
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% (near the Real Estate median).
Disclosure
This franchisor makes no financial performance representation in Item 19 of its FDD. Item 19 is voluntary under the FTC Franchise Rule, and this filing states that it makes none, so no revenue or earnings figures are disclosed. Declining to publish one is lawful and is not evidence of how the outlets perform. It does mean that less about this brand can be verified from its filing, and the FranchiseVerdict grade - an editorial assessment, not investment advice - reflects that. Item 20 of the FDD lists current and former franchisees; asking them directly is the standard way to fill this gap.
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 medians
How Corcoran Compares
Category median of published Real Estate brands that report the figure; the middle half spans the 25th to 75th percentile and n counts the brands behind it. Medians are used because a few very large systems pull an average far from the typical brand. Revenue is disclosed gross sales, not profit.
Is the system healthy?
Source: FDD 2026 · Item 20
One Corcoran office in Puerto Rico is excluded from the franchisor's Item 20 outlet tables, so these counts understate the system by one office.
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
Last fiscal year · Item 20 exits and transfers
- Terminated
- 0
- Not renewed
- 0
- Transferred
- 0
- Reacquired
- 0
- Franchisor bought back
- Signed, not yet open
- 2
- 0.02 per open outlet · Item 20 Table 5
- Projected new
- 4
- 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.
Where the owners are · Item 20 owner list
81 current owners across 23 states; 9 former (terminated, transferred or not renewed) listed separately.
- CA 15
- NY 14
- NJ 12
- VA 8
- FL 5
- NC 4
- HI 3
- TX 3
- GA 2
- PA 2
- CO 1
- CT 1
- +11 more states
Counts only, from the list the franchisor prints in Item 20. Names and phone numbers are for your own due diligence and are not shown here.
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.
Why this reads harsher than the B grade: the grade weighs financial health, unit economics, unit growth, scale, legal, and transparency across the whole filing, while this summary lists individual flags without that weighting. The flags are worth checking with current owners; neither is investment advice.
Litigation (Item 3)
Subject: the franchisor is a named party (defendant).
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.
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · PricewaterhouseCoopers LLP
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
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.
ⓘ 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
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 | No territory protection |
| 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 | 12 |
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
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 makes no financial performance representation in Item 19 of its FDD - a voluntary item under the FTC Franchise Rule - so no unit revenue figures are disclosed. Declining to publish one is lawful and is not evidence of how the outlets perform. It does mean that less about this brand can be verified from its filing, and the FranchiseVerdict grade - an editorial assessment, not investment advice - reflects that. Item 20 of the FDD lists current and former franchisees; asking them directly is the standard way to fill this gap.
Who owns Corcoran?
Corcoran is franchised by Corcoran Group LLC. Its parent company is Anywhere Real Estate Inc. (subsidiary of Compass, Inc.). The ultimate parent named in the FDD is Compass, Inc.. Source: FDD Item 1, 2026 filing.
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. One Corcoran office in Puerto Rico is excluded from the franchisor's Item 20 outlet tables, so these counts understate the system by one office.
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). The grade is a deterministic score built from six weighted dimensions — financial health, unit economics, unit growth, scale, legal, and transparency — then calibrated against SBA loan charge-off rates and FDD age. Transparency is one of the six, so a filing that discloses less scores lower on that dimension than one that discloses more. 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.