How much does a Century 21 franchise cost in 2026?
Century 21 Real Estate LLC’s 2026 Franchise Disclosure Document gives two materially different U.S. investment ranges: $35,770 to $286,100 to convert an existing real estate brokerage office, and $117,270 to $473,400 to open a new start-up real estate office. The figures cover the first three months of operation, but real estate is excluded from the official total.
These are the Estimated Initial Investment ranges in the March 30, 2026 FDD. A start-up uses the Conversion Office cost structure and adds a separate start-up package for facilities, deposits, furnishings, prepaid expenses, and extra working capital.
Data basis. Legal franchisor: Century 21 Real Estate LLC, a Delaware limited liability company and a subsidiary within the Anywhere group under ultimate parent Compass, Inc. FDD issued March 30, 2026. Cost analysis uses Items 5, 6, 7, 8, 10, 11, and 17, plus Franchise Agreement Section 11.6. Applicable formats: Conversion Office and Start-Up Office; Main Office, Branch Office, and Limited Purpose Office obligations are identified separately. Information checked July 19, 2026.
Primary references: 2026 FDD cover; Item 1, pp. 1–4; Item 5, p. 20; Item 6, pp. 21–28; Item 7, pp. 28–33. Current offer status was cross-checked against the official U.S. franchise information and a state active-registration record.
Which cost figures matter most before you compare the formats?
The most important distinctions are the one-time affiliation fees, the recurring percentage fees, and the separate financial-capacity thresholds in the Franchise Agreement.
2026 total investment ranges by office format
Common scale from $0 to the highest disclosed total of $473,400.
Interpretation: the Start-Up Office range is higher because it includes the full Conversion Office range plus a separate start-up investment package. Source: 2026 Century 21 Real Estate LLC FDD, Item 7, pp. 28–33.
What is included in the official Century 21 investment range?
The Conversion Office table captures affiliation, conversion, branding, systems, training, insurance, and three months of Additional Funds. The Start-Up Office table then adds costs that an existing brokerage may already have, including facility planning, deposits, furnishings, prepaid business expenses, and a larger working-capital reserve.
The Start-Up Office total is built from two disclosed cost contracts
Source: 2026 FDD, Item 7, pp. 32–33. These are official disclosed ranges, not a midpoint or a modeled budget.
Major Conversion Office line items
| Expense item | 2026 range | Typical disclosed timing | Reference |
|---|---|---|---|
| Initial Franchise Fee | $0–$25,000 | Upon signing the Franchise Agreement | Item 7, p. 28 |
| Leasehold Improvements | $0–$105,000 | Progress payments before opening | Item 7, p. 28 |
| Computer Equipment and Electronic Data System | $6,000–$12,000 | Within 30 days after signing | Item 7, p. 28 |
| Exterior Signs | $750–$25,000 | Within 60 days after signing | Item 7, p. 28 |
| Yard Signs, Posts, and Frames | $5,200–$10,000 | Within 30 days after signing | Item 7, p. 28 |
| Open House Signs | $800–$2,000 | Within 30 days after signing | Item 7, p. 28 |
| Miscellaneous Rider Signs | $250–$500 | Within 30 days after signing | Item 7, pp. 28–29 |
| Website | $0–$30,000 | Within 30 days after signing | Item 7, p. 29 |
| Multiple Listing Services | $0–$3,000 | As incurred | Item 7, pp. 29–31 |
| Insurance Deposits and Premiums | $500–$4,000 | Before opening | Item 7, pp. 29–31 |
Other Conversion Office costs and reserves
- Brand and office materialsName badges are $120 to $400; miscellaneous brand items are $250 to $500; office supplies and stationery are $5,100 to $7,500.
- Launch promotionOther advertising, including a grand-opening or conversion promotion, is $0 to $10,000. The Franchise Agreement does not dictate the amount of this local promotion.
- Professional reviewLegal expenses are $0 to $4,000, depending on the market and scope of counsel’s work.
- Optional data transmissionData Feed Transmission is $0 to $5,000 and depends on the approved vendor and integration method.
- International Leadership AcademyItem 7 estimates $1,800 to $2,200 per attendee including travel; Item 6 caps tuition, materials, and function meals at $399 when a complimentary registration does not apply.
- Additional Funds for a Conversion Office$15,000 to $40,000 for the first three months, including Royalty Fees, Brand Marketing Fund contributions, Property Management Fees, utilities, communications, administration, employee salaries and benefits, and organizational costs.
Source: 2026 FDD, Item 7, pp. 28–32.
Additional costs for a Start-Up Office
| Start-up add-on | 2026 range | When due | Reference |
|---|---|---|---|
| Facility and Space Planning | $9,000–$17,500 | Before opening | Item 7, p. 32 |
| Security and Other Deposits | $7,500–$17,700 | Before opening | Item 7, p. 32 |
| Furnishings and Communications Equipment | $27,000–$87,500 | Before opening | Item 7, p. 32 |
| Prepaid Business Expenses | $3,000–$4,600 | Before opening | Item 7, p. 32 |
| Additional Funds after opening | $35,000–$60,000 | During the first three months | Item 7, pp. 32–33 |
| Total additional investment for a Start-Up Office | $81,500–$187,300 | Before and during early operation | Item 7, pp. 32–33 |
Highest disclosed amount by Start-Up Office add-on category
Maximums only; each bar uses the same dollar basis and a scale capped at $87,500.
Interpretation: furnishings and communications equipment has the largest disclosed maximum among the separate Start-Up Office add-ons, followed by Additional Funds. The maxima are not added into a “typical” budget. Source: 2026 FDD, Item 7, pp. 32–33.
When is the Century 21 franchise money paid?
Most cash commitments begin at signing and continue through the first three months after opening. The 2026 FDD says a typical Conversion Office opens about two to three months after the Franchise Agreement is signed, although remodeling, signage, zoning, and lease work can extend the schedule.
Sources: 2026 FDD, Items 5–7, pp. 20–33; Item 11, pp. 40–41. The FTC’s consumer guide to buying a franchise explains how Items 5, 6, and 7 separate initial and ongoing costs.
What Century 21 fees continue after opening?
The recurring cost structure is led by a 6% Royalty Fee on Gross Revenue, a separate 1.5% Property Management Fee on Gross Revenue from Property Management Services, and a 0.50% Brand Marketing Fund contribution. Minimum fees and event-triggered charges can apply even when the percentage calculation is lower.
| Fee | Amount or basis | Payment timing | Key qualification |
|---|---|---|---|
| Royalty Fee | 6% of Gross Revenue | Upon close of each transaction | Property Management Services are assessed separately. |
| Property Management Fee | 1.5% of related Gross Revenue | Upon close of each transaction | Applies to Property Management Services. |
| Minimum Monthly Royalty Fee | $500 per month | Within 10 days after month-end | Due only when monthly 6% Royalty Fee payments are below $500; not payable for Limited Purpose Offices. |
| Minimum Annual Royalty Fee | Varies by location | January 10 of the following year | May be negotiated for new Branch Offices in specified markets. |
| Brand Marketing Fund Fee | 0.50% of Gross Revenues | Within 20 days after invoice | A 10% late fee and/or interest may apply. |
| Computer Software Maintenance and Support | $1,000–$3,000 per year | As incurred | Estimated future charge; no fee was being assessed as of March 30, 2026. |
| Leads Engine | $0 currently; estimated future $0–$5,000 per year | Not determined | Optional and currently provided at no additional cost. |
| One21 registration | $675–$775 per registrant | At or before the annual event | One first-year registration is free; at least one registration is required in later years if the event is held, with travel extra. |
The $500 Minimum Monthly Royalty Fee is subject to possible annual increases under the Franchise Agreement. The permitted adjustment uses the greatest of three disclosed measures—Consumer Price Index growth plus 3%, the 10-year U.S. Treasury yield plus 3%, or the annual change in the U.S. average existing single-family home sales price plus 3%—although the franchisor may waive or reduce an adjustment.
Qualifying franchisees may also receive a CENTURY 21 Incentive Bonus that effectively reduces Royalty Fees. The aggregate annual bonus cannot exceed 2% of Gross Revenue and depends on compliance, default status, and the remaining Franchise Agreement term; it does not change the stated 6% contractual Royalty Fee basis.
Source: 2026 FDD, Item 6, pp. 21–28.
Which ongoing technology and training costs are not fixed?
Several tools are currently free or optional but can create direct third-party charges or future franchisor charges, so they should not be treated as permanently cost-free.
- Productivity Suite
- Optional and currently provided at no extra cost. Enhancements, third-party products, MLS charges, API development, integration, and service fees can be additional.
- CIH Platform
- Optional, with no current price disclosed. The FDD says it is expected to be offered to franchisees beginning in early 2027 and may carry a future charge.
- International Leadership Academy
- Up to $399 per attendee for tuition, materials, and function meals when a complimentary registration does not apply; travel, lodging, and incidentals are additional.
- Other Education Fees
- Vary by course and duration and are due before attendance, along with travel and related expenses.
What events can trigger extra charges?
Item 6 includes several conditional obligations that are not part of the ordinary percentage-fee schedule.
- Holding Over Royalty FeeTwice the Royalty Fee otherwise due during a Holding Over Period.
- Transfer or Assignment$5,000 before completion, unless a stated exception applies; Item 17 also requires compliance, debt resolution, an audit, and tail errors-and-omissions coverage.
- AuditAt least $450 per day under the disclosed triggers, plus unpaid fees, interest, late charges, and costs when applicable.
- Late Charges and InterestPast-due payments can bear the highest legal rate, capped at 1.5% per month, plus the highest lawful late charge.
- Early TerminationLiquidated damages equal the specified average monthly Royalty Fees, Brand Marketing Fund contributions, Property Management Fees, and other fees multiplied by the lesser of 36 or the full months remaining in the term.
- Office Relocation or ImprovementThird-party costs vary if an Office does not meet current appearance standards and must be upgraded or relocated.
- Insurance CureIf required coverage lapses, Century 21 Real Estate LLC may obtain insurance and demand prompt reimbursement.
- Essential Products or ServicesFees vary. After written notice that a product or service is essential, the franchisee may have to obtain related equipment, technology, services, or products and begin use within 90 days.
- Other ReimbursementsSpecial Assistance, enforcement costs and attorney fees, indemnification, taxes, optional products or services, and other education are payable as negotiated, invoiced, or incurred.
Source: 2026 FDD, Item 6, pp. 21–28; Item 17, pp. 56–60.
How much liquidity and net worth does Century 21 require?
The Franchise Agreement requires at least $75,000 in liquid assets and tangible net worth in excess of $150,000. These are eligibility and continuing financial-capacity tests, not substitutes for the Estimated Initial Investment and not a statement that $75,000 will fund every office format.
- Liquid assets
- At least $75,000 in cash or securities that can be easily converted into cash.
- Tangible net worth
- More than $150,000, excluding the value of the Franchise Agreement, related notes, and working capital.
- Continuing requirement
- The minimum net worth must be maintained throughout the franchise term; a guarantor acceptable to the franchisor may be required for a deficiency.
- Personal guarantees
- Owners, equity holders, and spouses can be required to guarantee obligations under the Franchise Agreement and financing notes.
Source: 2026 FDD, Item 9 note, p. 38; Franchise Agreement, Exhibit C-1, Section 11.6, p. 15.
Does Century 21 finance the franchise cost?
Financing is discretionary, negotiated, and not guaranteed. Century 21 Real Estate LLC or a Related Party may offer financing for conversion costs or growth opportunities based on credit, repayment ability, net worth, business operations, and market-development needs.
- Conversion Promissory Note
- Amount varies, no stated down payment, and a disclosed 9- to 10-year term. Equal annual installments may qualify for conditional principal forgiveness if the franchisee remains compliant and meets the note’s annual conditions.
- Expansion Promissory Note
- Amount and term vary. It can finance qualifying existing-franchisee acquisitions or business expenses, includes a lump-sum payment at maturity, and has no forgiveness feature.
- Security package
- Personal guarantees, a Security Agreement, a UCC-1 filing, and a pledge of future CENTURY 21 Incentive Bonus rights may be required.
- Default cost
- Default interest can be 18% per year or the highest lawful rate, with acceleration of principal, accrued interest, collection costs, and attorneys’ fees.
The official franchise site describes an Accelerator Program with financial incentives, but the FDD and written transaction documents control the amount, duration, eligibility, security, and repayment conditions. The official ownership information does not replace those disclosures.
Source: 2026 FDD, Item 10, pp. 38–40.
What does the official Century 21 cost range not settle?
The FDD supplies a national range, but it does not settle the premises budget, acquisition price, owner living costs, or future system-change costs for a specific brokerage. Those variables can be material, especially at the high end of the Conversion Office range and throughout a Start-Up Office project.
- Real estate and occupancyReal estate is outside the Item 7 total. The separate $0 to $50,000 annual occupancy estimate is not a substitute for a signed lease, ownership cost analysis, deposits, or local operating expenses.
- Acquisition priceThe cost of buying an existing brokerage or its assets is excluded from the Conversion Office range.
- Personal and debt-service needsThe Start-Up Office working-capital note excludes personal or living expenses and debt service.
- Owner compensationEmployee salaries and benefits are included in Conversion Office Additional Funds, but owner compensation is not separately identified. It should not be assumed to be covered.
- Refurbishment and future upgradesThe cost to bring an existing Office up to current appearance standards is not estimated, and future P&P Manual changes can require additional spending.
- Optional and local technologyMLS, MLS feed, API, website, Productivity Suite enhancements, data transmission, and future CIH Platform charges depend on local providers and later pricing.
- Branch and Limited Purpose Office totalsThe FDD discloses their specific franchise fees and certain recurring differences, but it does not provide separate complete Item 7 investment ranges for those office types.
What should a buyer verify in the current documents?
The following checks prevent the most common misreadings of Century 21’s cost disclosures.
- Confirm the office formatIdentify whether the transaction is a Conversion Office, Start-Up Office, Branch Office, or Limited Purpose Office before using any range.
- Get every incentive in writingConfirm whether the Main Office fee waiver and any conversion funding apply, when they expire, and whether they alter other fees or financing availability.
- Separate working capital from eligibility thresholdsDo not treat the $75,000 liquid-assets requirement as the Item 7 budget or add Additional Funds twice.
- Price premises and branding locallyObtain written lease, build-out, exterior-sign, yard-sign, permit, insurance, and furnishing quotes for the approved Office.
- Confirm Branch Office minimumsRequest the proposed Location Addendum and any market-specific Minimum Annual Royalty Fee before committing to an additional office.
- Check current technology and supplier chargesVerify MLS, data-feed, API, website, software, conference, and Approved Supplier pricing at the time of signing.
- Ask for updates before signingThe FTC notes that franchise disclosures can change. Review any updated FDD, amendment, or state addendum before executing the Franchise Agreement.
State filing systems can help confirm whether an offer is registered where required. The California DFPI franchise resources and the Wisconsin franchise registration search are government records, not substitutes for the franchisor’s current FDD.
What is the practical Century 21 cost takeaway?
A prospective U.S. franchisee should distinguish four amounts: the $35,770 to $286,100 Conversion Office investment, the $117,270 to $473,400 Start-Up Office investment, the $75,000 liquid-assets threshold, and the tangible net-worth requirement above $150,000. The Initial Franchise Fee is only one line item, and the current Main Office waiver does not remove premises, systems, signage, insurance, training, or working-capital costs.
The largest unresolved capital questions are usually the condition and cost of the Office, whether the buyer is acquiring an existing brokerage, and whether the disclosed first-three-month Additional Funds match the specific staffing and operating plan. After opening, the 6% Royalty Fee, 1.5% Property Management Fee where applicable, 0.50% Brand Marketing Fund contribution, minimum royalty provisions, and conditional technology or event fees remain separate obligations.