Iron Valley Real Estate Franchise Cost, Revenue & Review 2026
- Investment
- $59K – $207K
- Disclosed sales
- not disclosed
- SBA charge-off
- Not SBA-matched
Data from FDD filing
Analysis by FranchiseVerdict Research · Methodology
Iron Valley Real Estate is a residential real estate brokerage franchise built on a flat-fee, agent-friendly model. Franchisees run local brokerages, recruiting agents and supporting listings, sales, and transactions.
FranchiseVerdict summary · 2026
A Iron Valley Real Estate franchise requires a total initial investment of $59K – $207K, including a $5K – $20K franchise fee. Item 5 conditions this fee. The figure shown is the lowest amount the filing discloses, and the filing ties that amount to a qualifying condition — so it is not necessarily what a first-time single-unit franchisee pays. 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: A (Strongest tier), an editorial assessment, not investment advice. Run a live ROI scan →
Sources, dates and evidence
FDD issued: · Data extracted: · Last cited check: · Staleness risk: low - issued within the last 12 months
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 scored3 of 3 headline figures on this page cite a page of the filing.
Overview
- Investment
- $59K – $207K
- 39th pct Real Estate
- Avg gross sales
- N/A
- Royalty
- Flat fee
- Units
- 54
- 37th 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 $59K – $207K including a $5K franchise fee. Item 5 conditions this fee. The figure shown is the lowest amount the filing discloses, and the filing ties that amount to a qualifying condition — so it is not necessarily what a first-time single-unit franchisee pays.
- 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 A (Strongest tier), verdict score 70/100 (higher is better).
- GROWTHPositive: net +2 franchised outlets in the latest year (4 opened, 1 closed); 3 signed but not yet open (Item 20).
- GROWTHSystem growing at 31.4% CAGR over 3 years with 54 total units. Strong expansion trajectory.
Item 1 · who you're contracting with
The Franchisor
Corporate structure & franchisor financials
- Legal entity
- Iron Valley Real Estate, LLC
- CEO title
- Chief Executive Officer and Partner
- Robert Cleapor
- Incorporated in
- Pennsylvania
- HQ
- 121 Towne Square Drive, Suite 201, Hershey, Pennsylvania 17033
- Auditor
- Schild & Co., Inc.
- Audited financials
- Franchisor revenue
- $2.0M
- vs $1.8M prior year
Independent franchisee associations
- Franchise Advisory Council (FAC)
Franchisee-led councils or alliances disclosed in Item 20. Indicates operator voice.
Overview
About
- CEO
- Robert Cleapor
- Headquarters
- PA
- Founded
- 2018
- FDD year
- 2026
- States available
- 7
Can you afford it, and what does the money buy?
Entry cost is about typical for a real estate franchise (near the category median).
Source: FDD 2026 · Items 5–7
Item 5 conditions this fee. The figure shown is the lowest amount the filing discloses, and the filing ties that amount to a qualifying condition — so it is not necessarily what a first-time single-unit franchisee pays.
Full Item 7 breakdown13 line items
Initial investment breakdown
| Line item | Low | High | |
|---|---|---|---|
| Initial Franchise Feenot refundable | $5K | $20K | |
| Grand Opening Advertisingnot refundable | $1K | $3K | |
| Initial training travel/expenses | $2K | $4K | |
| Real property lease or rental agreement (for three months) and security deposit | $9K | $30K | |
| Office set-up and leasehold improvements | $15K | $65K | |
| Equipment, furniture, fixtures and other fixed assets | $8K | $15K | |
| Signage/exterior office signs | $3K | $18K | |
| Point of Sale system, computers and telecommunications | $3K | $5K | |
| Professional fees - legal and accounting | $1K | $3K | |
| Inventory and supplies to begin operating | $500 | $2K | |
| Insurance | $1K | $2K | |
| Utility deposits, business licenses, fictitious business name filing and other prepaid expenses | $1K | $11K | |
| Additional funds - 3 months | $10K | $30K | |
| Total initial investment | $59K | $206K |
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
- $59K – $207K
- Top 40% of category vs category
- Liquid capital req'd
- $10K – $30K
- Middle of category vs category
- Franchise fee
- $5K – $20K
- Conditional fee
- Royalty
- $150 per Transaction Side
- Ad fund
- $250 per month flat fee (Marketing and Promotion Fee)
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty (flat) | $150 per Transaction Side (a Transaction Side is defined as the side of a real estate transaction represented by either a listing agent or a buyer's agent) |
| Transfer fee | $5K |
| Renewal fee | $5K |
| Inventory (initial) | $500 – $2K |
ROI & LBO modelsSingle-unit · 25-unit portfolio · editable
Iron Valley Real Estate 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 Iron Valley Real Estate 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, royalty rate, ad fund rate, 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.
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 31.4% CAGR over 3 years across 54 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 Iron Valley Real Estate 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
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 54
- Opened
- 4
- Last reporting year
- Closed
- 1
- Terminated
- 0
- Franchisor ended the franchise (per Item 20)
- Non-renewed
- 1
- Term expired, not renewed (per Item 20)
- Turnover rate
- 4.3%
- Company-owned
- 8
- Corporate units in the system
- % franchised
- 85%
- vs corporate-owned
- Net growth (3-yr)
- +31.4%
- Net unit change over 3 years
- 3-yr CAGR
- +31.4%
- Compounded over last 3 years
Last fiscal year · Item 20 exits and transfers
- Terminated
- 0
- Not renewed
- 1
- Transferred
- 2
- Reacquired
- 0
- Franchisor bought back
- Signed, not yet open
- 3
- 0.06 per open outlet · Item 20 Table 5
- Projected new
- 11
- Franchisor's next-year forecast
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 20 · 6 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
27 current owners across 6 states.
- PA 12
- FL 5
- MD 4
- VA 3
- DE 2
- NC 1
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.
Fast growth in a small system. Newer franchisors expanding quickly may not yet have the support infrastructure of larger systems.
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
Iron Valley presents caution-level risk due to non-disclosed financials, slow growth, transaction-dependent compensation, unprotected territory, and prior regulatory violation.
Litigation (Item 3)
Subject: the franchisor is a named party (defendant).
Settlement Order with Virginia State Corporation Commission Division of Securities: paid $6,000 penalty and $2,000 investigation costs for unregistered franchise sale in Virginia in 2019; case dismissed December 2019.
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · Schild & Co., Inc.
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
Total revenues comprise franchise fees, royalties, marketing/advertising/promotion fees, technology fees, and other fees per the audited Statements of Income for fiscal years ended December 31, 2025 and 2024.
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: Yes
- Can negotiate own supplier terms: No
Score breakdown · what drove the 70 / 100 verdict
- 01MEDNo Item 19 financial performance data disclosed — impossible to validate ROI or profitability claims
- 02MEDSlow unit growth of 4.5% YoY suggests limited scalability or franchisee satisfaction issues
- 03MINORTransaction-based royalty model ($150/side) creates unpredictable revenue and may incentivize cutting corners
- 04MINORUnprotected territory creates direct competition risk between franchisees and cannibalization potential
- 05MINOR2019 regulatory violation for unregistered franchise sale indicates compliance/legal awareness issues
Severity inferred from the FDD text · not a regulatory classification
What are you signing up for?
Source: FDD 2026 · Items 11, 12, 17
FDD Items 12, 15, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 5 years |
|---|---|
| Renewal term | 5 years |
| Territory type | No territory protection |
| Protected territory | No |
| Exclusive territoryℹ | No |
| Online sales rightsℹ | Restricted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Required |
| Right of first refusalℹ | Yes |
| Transfer requires consent | Yes |
| Termination notice | 30 days |
| Curable defaultsℹ | 1 |
| Mandatory arbitration | Yes |
| Arbitration location | Philadelphia County, Pennsylvania |
| Jury trial waiver | No |
| Governing law | PA |
| Litigation count | 1 |
View Item 3 litigation summary
Settlement Order with Virginia State Corporation Commission Division of Securities: paid $6,000 penalty and $2,000 investigation costs for unregistered franchise sale in Virginia in 2019; case dismissed December 2019.
Items 10, 11
Training & Operations
- Classroom training
- 24 hrs
- On-the-job training
- 4 hrs
- Training location
- Hershey, Pennsylvania
- Ongoing training
- Required
- Time to open
- 3 mo
- From signing to launch
- Site selection
- Franchisee with franchisor consent
- Franchisor financing
- Not offered
- Item 10
- POS system
- Designated POS/Accounting Software
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: Designated POS/Accounting Software
Item 20 · call current owners
Franchisee Contacts
27 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 Iron Valley Real Estate franchise?
The total investment to open a Iron Valley Real Estate franchise ranges from $59K – $207K, with an initial franchise fee of $5K. This includes real estate, equipment, inventory, and working capital as disclosed in their Franchise Disclosure Document (FDD). Item 5 conditions this fee. The figure shown is the lowest amount the filing discloses, and the filing ties that amount to a qualifying condition — so it is not necessarily what a first-time single-unit franchisee pays.
What do Iron Valley Real Estate franchise owners earn?
Iron Valley Real Estate 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 Iron Valley Real Estate?
Iron Valley Real Estate is franchised by Iron Valley Real Estate, LLC. Source: FDD Item 1, 2026 filing.
What is Item 19 in the Iron Valley Real Estate 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 Iron Valley Real Estate FDD and qualifies whose outlets they describe.
What is Iron Valley Real Estate's franchise failure rate?
SBA 7(a) loan charge-off data is not available for Iron Valley 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 Iron Valley Real Estate franchise locations are there?
As of their most recent FDD filing, Iron Valley Real Estate has 54 total units in the United States, including 46 franchised units and 8 company-owned units. 4 new units were opened in the latest reporting year.
Is Iron Valley Real Estate a good franchise to buy?
FranchiseVerdict rates Iron Valley Real Estate as a A-grade franchise with a verdict score of 70 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.
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.