What the BLS figures cover, and what they miss
The pay table below comes from the BLS real estate sales agents series. It counts people on a payroll. That leaves out most of the field. BLS reports that 54% of real estate sales agents and 55% of brokers were self-employed in 2025. Those independent contractors, who work under a broker and are paid only when a deal closes, are not in the wage figures. Read the BLS numbers as a guide to salaried and employed agents, such as those working for builders or large firms.
For the self-employed majority, the National Association of REALTORS® Member Profile is the better yardstick. Its 2026 report puts median gross income from real estate at $59,200 for 2025, up from $58,100 in 2024. Gross means before business expenses. NAR's earlier report put members' median business expenses at $8,010 for 2024, with vehicles the biggest category.
How agents actually get paid
A sales agent must work under a licensed broker. Most are paid a share of the commission on each sale, and NAR says the majority work on a broker-agent commission split. The total commission depends on the property type and price. It is often divided among the buyer's agent, the listing agent and their brokerages, so your cut of any one sale is a fraction of the headline rate.
Income is lumpy. BLS notes that new agents can go weeks or months without a closing. NAR's 2026 profile shows the typical member completed nine transaction sides in 2025. Teams typically completed 31 sides. Budget for at least a few months with no commission income when you start.
Which states pay employed agents the most?
Among employed agents, New York has the highest median in the anchor data at $106,200, with the 75th percentile at $161,700. New Jersey follows at $103,100. Nevada ($82,500) and Washington ($81,600) also sit well above the national median.
The big volume markets pay less than you might expect on this measure. California's median is $59,400, Florida's $50,900 and Texas's $47,200. These are BLS published state estimates for employees only, so a state with many high-earning independent agents can still show a modest figure.
What moves an agent's income
Experience matters most. NAR members with 16 or more years in the business had median gross income of $88,500 in 2025. Members with two years or less had a median of $8,000. Repeat clients and referrals made up half of the typical member's business, and that kind of business takes years to build.
Beyond tenure, income tracks deal count and price point, local home values, market conditions and your commission split. Agents who specialize in luxury or commercial property, or who add property management, can raise earnings. Holding a broker license helps too. BLS reports a May 2025 median of $73,220 for employed brokers, compared with $52,830 for employed sales agents.
Pay
USD a year, before tax. BLS OEWS May 2025, moved to 2026 with the Employment Cost Index. BLS counts employees only, and most agents and brokers are self-employed on commission, so these figures leave most of them out. Refer to the Real Estate Sales & Brokerage salary guide for figures from live adverts.
What you need
- Age and schoolingStates typically require you to be at least 18 with a high school diploma or equivalent.
- Prelicensing course and examEvery state requires agents to be licensed, which typically means completing prelicensing courses and passing a state exam. Some states also run a background check.
- Sponsoring brokerA licensed sales agent must work under a broker. That broker sets your commission split.
- License renewalState licenses are typically renewed every 2 to 4 years. Most states require continuing education to renew.
- Working capitalCommission income is irregular, especially at first. NAR members reported median business expenses of $8,010 in 2024.
How to get there
- Months 0-6Get licensedFinish your state's prelicensing education, pass the exam and sign with a sponsoring broker.
- Years 1-2Build a pipelineExpect thin earnings at first. NAR members with two years or less of experience had a median gross income of $8,000 in 2025.
- Years 3-10Grow repeat and referral businessFor the typical NAR member, repeat clients and referrals made up half of all business. That base takes several years to build.
- Year 2 onwardEarn a broker licenseMost states require at least 2 years as a licensed sales agent plus extra training. Employed brokers had a BLS median of $73,220 in May 2025.
- Year 16+Mature practiceNAR members with 16 or more years in the business reported median gross income of $88,500 in 2025.
Questions people ask
How much do new real estate agents make in their first year?
Very little, for most. NAR's 2026 Member Profile found that members with two years or less of experience had a median gross income of $8,000 in 2025. That figure is before business expenses.
Do real estate agents get a salary?
Most do not. BLS reports that 54% of real estate sales agents are self-employed, and most agents work as contractors under a broker on a commission split. Salaried roles exist, for example with builders, and those employees are the ones in BLS wage data.
Why is the BLS figure different from the NAR figure?
BLS wage data counts employees only, so it leaves out the self-employed agents who make up most of the field. NAR surveys its members, most of whom are independent, and reports gross income from real estate before expenses. The two measure different groups.
Do brokers make more than agents?
Generally, yes. BLS reports a May 2025 median of $73,220 for employed real estate brokers and $52,830 for employed sales agents. Brokers can run their own firms and keep a share of their agents' commissions.
How many deals does a typical agent close?
NAR's 2026 profile found the typical member completed nine transaction sides in 2025. REALTOR® teams typically completed 31 sides.
Is real estate a full-time job for most agents?
For most NAR members, yes. In the 2026 profile, 73% said real estate was their only occupation and 27% had income from another source. BLS notes that some agents work part time.
