Do I have to register with a broker if I want to get my real estate license?

Question

looking for Some advice. Like many investors I'm looking to get my real estate license to help speed up gettong access to, view properties on my schedule, have access to the mls etc. From what I've read The Georgia Real Estate Commission requires that a broker sponsors you before you can apply for/reciece your license. Is this correct? and if so I have a few Questions.

1. What broker would sponsor me considering I'm not intending to become a full time Realtor and give them regular business?

2. If I act as my own realtor and end up purchasing a property and receive a commission does the broker I'm affiliated with get a piece of that? its fine if they do as its not my main motivation for getting my licence but keen to understand how it all works.

Any advice from someone who's done this already would be appreciated.

Thanks

Ray Hage · Answer

@Toby Fellows I feel ya as I am mainly an investor as well but also hold a RE agent license. The short answer to you question is yes. I would say it's worth having it so you can have access to the MLS, Remine, Supra, etc. However, just remember you do need to pay for all this. Out of pocket, it is at least $1000 a year but I think it is worth it in the long run. I also practice as a Realtor because I enjoy it and it is extra income.

So as an investor, your options are to get your RE license and have access to a lot of tools and do the research yourself (therefore you're paying with time, energy and a little money) or you work with a great realtor/investor in the specific market you're looking into. It is essentially a question of what you want to do with your time.

Brooke Dyer · Answer

Hi Toby!

Great questions! I'm a licensed Realtor in Northeast Georgia and can shed some light based on my experience.

• Sponsoring Broker for Part-Time Realtors:Yes, in Georgia, you need to affiliate with a broker to activate your license after passing the licensing exam. Many brokers are open to part-time agents, especially those focusing on investing rather than traditional sales. Look for brokerages that cater to investors or offer minimal oversight plans, such as virtual or flat-fee brokerages. Be upfront about your goals during interviews to find a good fit.
• 
• Broker's Share of Commissions:Yes, brokers generally take a portion of any commission you earn, even if it's from a property you purchase for yourself. The exact split will depend on your agreement with the brokerage. Some flat-fee or investor-focused brokerages charge a minimal transaction fee, which can save you money if you're not planning to generate regular commissions.

Additional Tips:

• If your primary goal is access to the MLS and flexibility in viewing properties, evaluate the costs of holding a license (e.g., broker fees, MLS dues, continuing education) versus alternatives like working closely with an investor-friendly agent.
• 
• Consider whether the time required for licensing, post-licensing education, and maintaining your license is worth it for your investment strategy.

If you need help finding an investor-friendly brokerage in Georgia or navigating the process, feel free to reach out! I’d be happy to help guide you further.

Josh Bowser · Answer

Toby - getting your license for self representation of you're planning on doing a lot of deals is a good option.

1) You have to hang your license with a broker unless you have a brokers license. In ga, you need to have 3 years with your salespersons license before you can take the test to become a broker. Yes, you will need to work under a broker when your license! Most brokerages do not require you to be a full time Realtor in order for you to hang your license with them. I had a W2 while working as an agent before transitioning to full time - most folks are in this position.

2) You will likely pay your broker a typical commission split even if you are representing yourself. Important note, it takes a lot of reps to be self sufficient as an agent so you will want to join a team of active agents that can help you through the process.

Please feel free to shoot me a PM if you have any qs - happy to hop on a call to chat you through it!

Russell Brazil · Answer

If you are only using a license to represent yourself...there is zero benefit. There is extra costs, more regulation, and more liability.

Lydia S. · Answer

@Toby Fellows

You are correct, you need to ‘hang’ your license under a broker in order to practice real estate, and most brokerages require you to become a member of the National Association of Realtors as well.

While you are preparing and taking your courses, contact several brokers and interview them to find out who might be a good fit. There are likely some that have a lot of investors. Find out what they offer as far as education and support, what their fees/splits are and what their expectations might be.

Remember, you will need a certain amount of continuing education hours, and you will want a Brokerage that has the support you need to help you through your contracts and answer questions. If you’re lucky, you will find one that has a lot of Realtor/investors to learn from.

Ask around and good luck!

Shobha Shankar · Answer

hi Toby, did you find a broker on minimal or a flat fee basis? am in same situation, so asking

Preston Dean · Answer

Hi @Toby Fellows

The short answer is yes. In order to be an active RE you have to hang you license with a broker SOMEWHERE. This could be a single person who has their brokers license or a larger brokerage like Keller Williams. Think of it like a teacher who has passed their classes to be a teacher. They are not technically a teacher until they can work at a school. And the same goes for you trying to get your RE license. You technically can't preform any RE related actions until your license is with a broker.

2. You can't act as your own RE because you are not a broker. Any transactions you will do as a realtor you will be doing them on BEHALF of your broker not you as the realtor.

I would simply hang your license with a transactional brokerage where you only pay per transaction.

Here to help!

If you have any questions feel free to reach out!

Julian Zamora · Answer

Physical in person classes is much easier. But if you can do it go for it!

Julian Zamora · Answer

You can take and pass the state examination, and get your real estate license as "inactive" if you don't already know your sponsoring broker. Once you choose who you want to be your broker then they make it active.

Toby Fellows · Answer

Hi Brooke, Thanks For your reply, thats really helfull info!

Do I have to register with a broker if I want to get my real estate license?

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