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Summit Properties NW, LLC: the broker deal, in writing
12515 Bel Red Road, Suite 500, Bellevue, WA 98005 · Office 425-451-3342
For Washington brokers who work on their own terms
Keep more of what you close. Pay nothing in between.
$0 a month to hold your license. No franchise fee, no REALTOR® dues. 80/20 when you close, and Summit's share caps at $16,000 a year.
After the cap, you receive 100% less Summit's 1.75% post-cap fee.
The whole deal is three numbers.
No tiers, no platinum plan. One deal, same for everyone, published in full.
- 80/20 split
You keep 80% of every commission until the cap.
- $16,000 cap
Summit's share stops at $16,000 a year. Resets January 1.
- $0 a month
No monthly, desk, tech, franchise or sign-up fees, and no REALTOR® dues.
After the cap: you keep 100% less the 1.75% post-cap fee.
Follow one commission check.
Before the cap, every check splits the same way. Here is one example commission, start to finish.
Worked example
Example commission, before the cap$12,000
- You keep 80%$9,600
- Summit takes 20%$2,400
The climb to the cap.
Summit's share of your year climbs 20 cents on every commission dollar until it reaches $16,000. Then it stops climbing.
Summit's 20% share for the year
$16,000 cap reached at $80,000 in commission
After the cap: you keep 100% less the 1.75% post-cap fee
Your gross commission for the year
About the 1.75% post-cap fee.
Once Summit's 20% share reaches the $16,000 annual cap, Summit applies a 1.75% fee to post-cap gross commission. It covers Business and Occupation taxes, transaction management services, and Errors and Omissions insurance, and it is itemized on your Commission Disbursement Form.
Crossing the cap
If a single deal crosses the cap, the 1.75% applies only to the part of that commission above the cap.
What you won't pay.
A year at Summit can cost you $0. Not a lower monthly fee. Zero.
Summit earns only when you close: 20% until the cap, then 1.75% of post-cap gross commission.
Not a franchise. Summit is an independent Bellevue brokerage, so there is no franchise fee and no royalty taken from your commissions.
Not a REALTOR® firm. Summit is not a member of the National Association of REALTORS®, so you are never required to join NAR or its state and local associations. At a REALTOR® member firm, every broker in the office has to join: about $724 a year in King County dues (2026).
Summit Properties NWMonthly costs, closing or not
- Monthly fee$0.00
- Desk fee$0.00
- Tech fee$0.00
- Franchise fee$0.00
- REALTOR® association dues$0.00
- Sign-up fee$0.00
- Floor time and mandatory meetingsNone
Your monthly cost$0.00
Run last year through the Summit deal.
A few numbers, nothing to sign up for. Estimates only: check them against your own statements.
Presets load typical, illustrative figures for that kind of shop. Your gross commission and deal count stay yours. Edit any field to match your real deal.
Your estimate
Summit's share: $6,000 of the $16,000 cap
Worked example from your inputs. Simplified: it excludes costs you would pay anywhere, like MLS dues and license renewal. Not an offer; verify your own numbers.
Who's behind it.
Summit Properties NW is run by Sean Reynolds, Designated Broker and owner.
- 30+ years in Puget Sound real estateSean Reynolds, Designated Broker and owner.
- Reynolds & Kline AppraisalSean also owns it. That is where the in-house appraisal experience comes from.
- One office, in Bellevue12515 Bel Red Road, Suite 500, Bellevue, WA 98005
How joining works.
Three steps, no mystery. Most of it is paperwork you have seen before.
- Step 1
Say hello.
Fill out the short form below, or call the office at 425-451-3342. Ask the awkward money questions first; everyone does.
- Step 2
Transfer your license.
A plain-English walk through the independent contractor agreement, then a state DOL form moves your license to Summit. Take it to your lawyer if you like. No deadline, no pressure.
- Step 3
Go live.
You get portal access, forms, tutorials, and a designated broker to call. Then you get back to your actual life until the next deal shows up.
Who Summit fits.
Honest answer: not everyone. Cheaper for both of us to say so now.
Built for you if
- You close a handful of deals a year and resent paying monthly rent on a license
- Your business comes from your own sphere, not handed leads
- You want a designated broker who answers, not a weekly pep rally
- You are parking a license but want it somewhere real when a deal appears
Look elsewhere if
- You are brand new and want a structured training academy
- You want office culture, floor time, and Friday huddles
- You expect the brokerage to hand you leads
Sign up today.
A short form to get started. A Summit broker will follow up with next steps and your onboarding paperwork.
Prefer to talk first? Call the office 425-451-3342
Fair questions.
What is the split, really?
80/20. When Summit's 20% share reaches $16,000 in a year, you receive 100% of your commission on every later transaction, less a 1.75% fee applied to post-cap gross commission. The cap resets January 1.
What do I pay monthly?
$0. No desk, tech, franchise, monthly, or sign-up fees, and no REALTOR® association dues. Summit earns only when you close: 20% until the cap, then 1.75% of post-cap gross commission.
Is Summit a franchise?
No. Summit is an independent brokerage in Bellevue, founded in 2001. There is no franchise fee and no franchise royalty on your commissions. Summit's only share is the 20% split until the $16,000 cap, then the 1.75% post-cap fee.
Do I have to join NAR or pay REALTOR® dues?
No. Summit is not a member of the National Association of REALTORS®, so you are not required to join NAR, Washington REALTORS®, or a local association, and there are no association dues. At a REALTOR® member firm, every broker in the office must join: in King County that runs about $724 a year (2026 dues). You still keep your NWMLS membership and your Washington license current, as you would at any brokerage.
What is the 1.75% post-cap fee?
Once Summit's 20% share reaches the $16,000 annual cap, Summit applies a 1.75% fee to post-cap gross commission. It covers Business and Occupation taxes, transaction management services, and Errors and Omissions insurance, and it is itemized on your Commission Disbursement Form. If a single transaction crosses the cap, the fee applies only to the post-cap portion. Example: Summit's share has reached $15,000 of the cap and you earn a $10,000 commission. The first $5,000 of it is split 80/20, which completes the cap ($1,000 to Summit, $4,000 to you). The remaining $5,000 is post-cap: you receive it in full less the 1.75% fee, which is $87.50.
Do I have to do floor time or meetings?
No. No mandatory meetings, no floor time, no rah-rah.
What support do I actually get?
A designated broker you can reach, transaction help when a deal gets weird, form and Authentisign tutorials, a vetted vendor directory in the broker portal, and in-house appraisal experience through Reynolds and Kline Appraisal.
What about the buyer agreement rules?
Washington brokers work under written buyer agreements now (the NWMLS Form 41 era). The portal keeps current forms and tutorials, and there is a human to call when one confuses you.
What commission do I charge my clients?
Whatever you and your client agree to in writing. Commissions are negotiable and always have been; there is no standard rate.
How fast can I move my license over?
As fast as the paperwork: a license transfer with the state and a signed agreement with Summit. Call the office at 425-451-3342 and we will walk you through it.
Every term, in writing.
The whole deal, item by item, including the catch. Print it for your spouse or your accountant.
Read every term
| Commission split | 80 / 20 |
|---|---|
| Annual cap | Summit's share stops at $16,000 per calendar year and resets January 1. Once the cap is reached, you receive 100% of your commission on every later transaction, less a 1.75% fee applied to post-cap gross commission. |
| Post-cap fee | 1.75% of post-cap gross commission. It covers Business & Occupation taxes, transaction management services, and Errors & Omissions insurance, and it is itemized on your Commission Disbursement Form. If a single transaction crosses the cap, it applies only to the post-cap portion. |
| Monthly fee | $0 |
| Desk fee | $0 |
| Tech fee | $0 |
| Franchise fee | $0 |
| REALTOR® association dues | None. Summit is not a REALTOR® member firm, so joining NAR, Washington REALTORS®, or a local association is not required. |
| Sign-up fee | $0 |
| Floor time, mandatory meetings | None |
| Support | Designated broker on call, transaction help, form and Authentisign tutorials, and a vendor directory in the broker portal. In-house appraisal experience through Reynolds & Kline Appraisal. |
| Your brand | Market under your name or Summit's. Your call. |
| The catch | When you close, Summit earns 20% until the cap, then 1.75% of post-cap gross commission. That is the business model, in one line. |
Questions? Call the office: 425-451-3342.
Ready when your next deal is.
Move the license before the deal shows up, not after.
12515 Bel Red Road, Suite 500
Bellevue, WA 98005
425-451-3342
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(c) 2026 Summit Properties NW, LLC. Licensed Washington brokerage. Founded 2001.