Real Estate Agent Commission Invoice Template: 10 Lines and a Worked $420,000 Closing

Who sends a commission invoice, and to whom

In most states a licensed agent cannot be paid commission directly by the buyer, seller or title company; it flows through the sponsoring broker. So the real estate agent commission invoice template below is filled in by the agent, approved by the broker, and sent to the title company, escrow officer or closing attorney before closing. Many brokerages call the same document a commission disbursement authorization (CDA). A second, internal version shows your split, so you know what will land in your account.

The fill-in template

1. Brokerage and agent. Brokerage legal name, license number, address, and your name and license number.
2. Bill to. The title company, escrow officer or closing attorney, with their file number.
3. Property. Street address, MLS number and the parties' names as they appear on the contract.
4. Dates. Contract date and scheduled closing date.
5. Sale price. The final contract price after any amendments, not the list price.
6. Commission basis. The rate or flat fee from your signed listing or buyer agreement, and which side you represent. Attach or reference the agreement.
7. Gross commission. Sale price times the rate, shown as a calculation.
8. Referral fee. If another agent referred the client, the percent and the receiving brokerage, paid by your broker or directly by title as your broker instructs.
9. Disbursement. Amount to the brokerage, with wire or check instructions confirmed by phone with your broker, never from an email alone.
10. Signatures. Agent and broker approval, and the date.

Worked example: a $420,000 buyer-side closing

The rate uses the national average buyer-side commission from Clever Real Estate's August 2026 survey of 434 agents: 2.70% (listing side 2.76%, 5.46% total). The split and fees are our assumptions for a typical independent brokerage; put in your own plan.

The title company only sees the first four lines. The last three are your copy. If the client was a referral at 25%, add a line of $2,835 (25% of $11,340) before the split, and your net drops to $5,559 on a 70/30 plan ($8,505 × 70% − $395).

Five mistakes that delay the check

• Using the list price. If the price changed after inspection, the commission changes with it. Use the price on the final amendment.
• A rate that does not match the agreement. Title will pay what the signed agreement says. If seller concessions cover part of your fee, show how the amount is paid, from which party.
• Missing the file number. Title companies match invoices to files by number, not by address.
• Wire instructions from email. Wire fraud targets closings. Your broker confirms instructions by phone with the title officer.
• Sending it the day before closing. Send it once the contract is clear to close, so the settlement statement is right the first time.

Flat fees, rebates and team splits

Not every deal is a clean percent. Three variations change the template:

• Flat fee. If your buyer agreement sets a flat $6,000, line 6 says "flat fee per buyer agreement dated" and line 7 is $6,000. Do not convert it to a percent; title pays the agreement.
• Buyer rebate or credit. Where rebates are legal and the lender allows them, show the gross commission, then the credit to the buyer as its own line, so the settlement statement and your invoice match to the dollar.
• Team split. On a team, the title invoice does not change. The internal copy adds the team leader's share before the brokerage split or after it, exactly as your team agreement orders it. On the $11,340 example, a 50% team split before a 90/10 brokerage plan leaves $5,103 before fees ($5,670 × 90%).

Whatever the structure, the test is the same: someone at the title company who has never met you should be able to check every number on the page against the signed agreements in the file.

Keep one invoice per side, and a log

If you represent both sides where your state allows it, send two lines or two invoices, one per agreement, so each party's share is clear. Keep a simple log with the closing date, gross commission, split, fees and the date the money reached your account; it is the same data you need for quarterly estimated taxes and for your next split negotiation. The free real estate commission calculator does the split and fee math for any price.

Where Unmanually fits

An agent's paperwork is small next to the calls behind it: showing requests, buyer questions, lender and inspector scheduling. Unmanually is a 24/7 AI Office Manager for real estate agents that you run by voice. It answers and returns calls, books showings on your calendar, sends follow-ups and documents, and tells you what it did. See Unmanually for real estate agents, or hear it answer a call on your own phone.