Welcome to the Real Estate Almanac by T3 Sixty
T3 Sixty’s Real Estate Almanac is the ultimate resource for understanding the intricate dynamics of the residential real estate brokerage industry. Published each year by T3’s industry-leading research team, the Almanac provides essential intelligence into the companies, leaders, organizations and technology driving the industry forward.
For over a decade, the Real Estate Almanac has set the standard for accuracy, depth and consistency in real estate industry intelligence. It provides comprehensive profiles and data-driven analyses across all major industry sectors, including brokerage, franchises, networks, MLSs, Realtor associations, technology firms and products, and more. With an extensive library of metrics, the Real Estate Almanac serves as an indispensable tool for executives, strategists, investors, and thought leaders seeking to make well-informed decisions.
The rigorous methodology applied to Almanac data gathering and validation ensures every insight is accurate, current and strategically valuable. Dive into the Real Estate Almanac and unlock the knowledge that drives intelligent change.
January 8, 2025
Released annually in January, the Swanepoel Power 200 (SP 200) — the first section of the Real Estate Almanac — ranks the most powerful and influential executives in the residential real estate industry.
First released in 2014, the SP 200 ranks the nation’s 200 most powerful leaders. To do this, T3 Sixty dedicates hundreds of hours of research into analyzing company performance, personal bios and influence, company organization charts and in clarification calls with leaders — from the industry’s largest brokerages and franchise brands to its biggest MLSs and Realtor associations and its most significant technologies.
In addition to the main list, the Power 200, which includes slightly over 200 leaders as some positions include duos or trios, the SP 200 includes two bonus lists: Watchlist and Outside Influencers. The Watchlist comprises emerging leaders who are doing compelling things in the industry and who T3 thinks may make their way on to the Power 200 list in coming years — leaders to watch. The Outside Influencers include leaders who do not operate directly in the residential real estate brokerage industry, but, by their positions, hold immense power in the industry and who must be recognized in any consideration of industry power.
April 2, 2025
The Corporations section ranks the nation’s largest enterprises, franchise brands and franchisees by annual sales volume, transaction sides and agent count. It also lists all public companies with significant residential real estate brokerage operations and their key details.
Enterprise 20
The Enterprise 20 accounts for the full scope of the U.S.’s largest real estate companies. It ranks the U.S.’s largest real estate enterprises, also known as holding companies, by the prior year’s full-year sales volume and transaction sides and by year-end agent count.
The ranking considers the production of both a company’s owned and franchised offices. Some companies only have owned operations, some only have franchised operations and some have both.
The makeup of some of the largest real estate enterprises follows:
- Anywhere Real Estate: Production for Anywhere Real Estate includes that of its brokerage wing, Anywhere Advisors, and its six franchise brands: Coldwell Banker Real Estate, Sotheby’s International Realty, Century 21 Real Estate, Better Homes and Gardens Real Estate, ERA Real Estate and Corcoran Group.
- Keller Williams: Production for the holding company centers exclusively on its franchise brand Keller Williams Realty. It operates no brokerages at the holding company level.
- Re/Max: Production for the holding company Re/Max also centers exclusively on its franchise brand Re/Max; it owns no brokerages.
- HomeServices of America (HSA): Production for HSA includes that of its brokerage subsidiary of the same name and its franchise brand Berkshire Hathaway HomeServices.
While many real estate holding companies could own a number of different businesses such as title and mortgage companies, the Real Estate Almanac ranks the companies by their real estate brokerage stats.
Franchise 20
The Franchise 20 ranks the U.S.’s largest franchise brands by the prior year’s full-year sales volume and transaction sides and by year-end agent count.
T3 Sixty uses the term franchise brand refers to specific real estate brands and franchisor to refer to franchise groups that operate multiple real estate brands; for example, Anywhere Brands is a franchisor that runs the franchise brands Coldwell Banker Real Estate, Sotheby’s International Realty, Better Homes and Gardens Real Estate, ERA Real Estate and Corcoran Group. Some franchisors only operate one franchise brand such as Keller Williams Realty and Re/Max.
A real estate franchise brand is the distinct brand that real estate brokerages can affiliate with; instead of providing brokerage services directly, franchise brands license their systems and brand to brokerages. A franchisor is the legal entity that owns one or more franchise brands. The franchise brands table ranks individual brands. For example, all of Anywhere Real Estate’s brands are considered separately.
Franchisee 20
The Franchisee 20 ranks the US’s largest franchisees by the prior year’s full-year 2022 sales volume and transaction sides and by year-end agent count.
Franchisees are brokerages who affiliate with one of the industry’s real estate franchise brands. They own and operate their own companies, but leverage the systems, processes and other support provided by the brands with which they affiliate.
April 9, 2025
The annual Mega 1000 — the fifth section of the Real Estate Almanac — ranks the largest residential real estate brokerages by the prior year’s full-year stats.
Residential real estate brokerages are an essential element in the industry: they provide the legal mechanism for the buying and selling of homes, support agents with company structure and training and collaborate with local competitors to ensure the real estate market remains as healthy and fluid as possible. Brokerages offer administrative, operational, marketing, technology, legal and branding and training services to real estate agents who hang their license with them. Agents typically interact directly with consumers who usually recognize brokerages as a corporate or umbrella brand on shopfronts, for sale signs, websites and legal contracts.
A residential real estate brokerage is a company – usually an incorporated firm, a limited liability firm or a sole proprietorship – licensed to sell real estate in the U.S. As defined in the Real Estate Almanac, a brokerage company’s numbers include subsidiaries in which the company owns a controlling stake of more than 50 percent of the company.
For example, the nation’s third largest brokerage, HomeServices of America, owns and operates approximately two dozen regional or local brands, such as Edina Realty, Long and Foster Real Estate, Houlihan Lawrence and Ebby Halliday Realtors. The annual sales volumes of those brokerages, and others within the HomeServices of America stable, roll up to HomeServices of America because it owns more than 50 percent of each of those brokerages. Anywhere Advisors has a similar situation; it owns numerous regional Coldwell Banker-branded companies as well as some companies under other brands such as Corcoran Group. Some brokerages stand alone or operate under a single entity or brand such as Redfin, Compass and eXp Realty.
Other brokerages affiliate with franchise brands. Examples of large franchise brands within the industry include Re/Max, Keller Williams Realty and Coldwell Banker. Eighty percent of the brokerages in the Mega 1000 are affiliated with a brand and 20 percent operate under their own brand. Brokerages not affiliated with a brand are often referred to as independents. However, today’s varying structures render the word misleading and often results in incorrect groupings. Many independents also hold membership in a real estate network such as The Realty Alliance or Leading Real Estate Companies of the World.
May 2025
Released annually, the Tech 200 is an annual identification of the residential real estate brokerage industry’s best-in-class tech products designed to help brokers, teams and agents better identify, evaluate and choose the technologies that will help them grow and streamline their businesses. Based on its extensive consulting practice and thorough research, T3 Sixty selects leading products for its Tech 200. The publication also identifies products gaining traction in the industry with a Watchlist feature.
Each product is mapped across the T3 Tech Landscape, a framework that organizes industry technology products by how brokerages, teams and agents actually use them in their businesses. This involves separating the tools into functional categories, defined by where they fit into the real estate process or where they land in the consumer sales funnel.
The landscape includes six sections, and 42 groupings in the following organization:
- Top of the Funnel (5 categories, 18 subcategories): Generating initial consumer
contacts. - Middle of the Funnel (8 categories): Building relationships and
turning prospects into clients. - Bottom of the Funnel (6 categories): Processing or facilitating
transactions. - Post Funnel (4 categories): Engaging consumers to win repeat-and-referral
business. - Business Systems (5 categories): Refining, forecasting and optimizing businesses.
- Platforms: Providing integrated tools in one solution.
T3 Sixty identifies a max of five best-in-class products in each grouping of the T3 Tech Landscape, and up to three products in each grouping for the Watchlist. As the industry and its technology evolves, T3 reviews and updates (if needed) the T3 Tech Landscape on an annual basis.
May 2025
Released annually, the Organized Real Estate section of the Real Estate Almanac ranks all MLSs, local Realtor associations and state Realtor associations by membership size.
Realtor associations, with MLSs, are collectively referred to as organized real estate, which represents the infrastructure upon which the residential real estate brokerage industry functions. These organizations play a major role in setting industry professionalism; they advocate at the national, state and local level for homeownership and major issues that support their members’ business and, in many cases, manage local MLSs, which enable the buying and selling of houses, apartments and other real estate.
Multiple Listing Services
Multiple listing services (MLSs), often owned and administered by one or more local Realtor associations (a few are owned by brokerage collectives), serve as the residential real estate listing data hub and marketplace in markets throughout the U.S. They also facilitate the terms of cooperation brokers abide by when representing real estate buyers and sellers in the market. MLSs essentially serve as cooperatives, the result of brokerages coming together to collaborate on marketing and selling each other’s listings. They are anchored by a technology platform, often provided by a third-party software provider.
Local Realtor Associations
As trade associations, Realtor associations are nonprofits owned by their members. They represent their members and aim to help them improve the quality of service they provide, their education and professional standards. The classic Realtor association mission is simple: to make members more profitable and more successful. Many also own and run a multiple listing service, either as the sole owner in the case of a Local MLS or as part of a group of other stakeholders in a Regional MLS.
Realtor associations come in three varieties, determined by geographic scope: national, state and local. Realtor associations have a federated makeup led by the National Association of Realtors (NAR): members cannot join just one. When agents join a local association, to gain access to the MLS, for example, they automatically join the state association in which the local is headquartered and NAR; the memberships are tied together in what is known as the three-way agreement.
State Realtor Associations
State Realtor associations are the middle-tier between local Realtor associations and NAR in the federated, three-way Realtor structure explained in the section above. State Realtor associations serve as the legislative and regulatory voices for real estate at the state level where many licensure laws and tax structures are established. Many provide essential services like education or benefits such as forms for members and local associations.
State Associations are also responsible for the annual core standards certification passed down from NAR with minimum service and organizational requirements that local associations must maintain to be chartered by NAR