National Broker of Record Services
Straightforward answers about how our Broker of Record model works — and what it doesn’t do.
Straightforward answers about how our Broker of Record model works — and what it doesn’t do.
Platform subscriptions and listing costs (CoStar, Crexi, MLS, Brevitas, etc.) remain the responsibility of the client.
There are no hidden markups.
National Broker of Record Services is designed for licensed real estate professionals, brokerages, and affiliated partners needing compliant brokerage support in states where they are not licensed or do not meet physical presence requirements.
We support:
Whether you’re handling a one-off transaction or managing a high-volume portfolio, we provide the licensing, compliance, and transaction oversight to keep you moving.
Yes. We maintain active broker licenses in 35 states and ensure all services comply with each state’s licensing laws and regulatory requirements.
We are licensed in the following 35 states:
AL, AR, CA, CO, CT, FL, GA, IA, IL, IN, KS, MA, MD, ME, MI, NC, NY, NV, OH, OK, OR, SC, TN, TX, VT, VA, WI, and WA.
Need coverage elsewhere?
We may be able to expand based on your transaction volume.
Turf states do not allow co-brokerage unless you hold a license in that state. In these jurisdictions, we must act as the sole listing agent and handle all licensed duties. Your role is limited to a referral capacity.
Turf States:
KY, MO, NE, NM, NJ, PA, and UT.
Physical presence states require the broker to maintain a local office or resident broker. In these states, we act as Broker of Record and you may participate only through a referral agreement.
Physical Presence States:
AK, AR, CA, D.C, DE, FL, HI, ID, IA, IL, ME, MA, MI, MN, MT, NY, OK, TX, VT, VA, WV, and WI.
Cooperative states permit out-of-state brokers to co-broker with a locally licensed firm. In these states, you can remain client-facing as a Listing Consultant or Asset Manager under our supervision. We handle required co-broker agreements and filings.
Cooperative States:
AL, AZ, CO, CT, GA, IN, KS, LA, MD, MS, NC, ND, NH, NV, OH, OR, RI, SC, SD, TN, WA, and WY.
No. In states where you are not licensed, you may not act as the official listing agent of record. National Broker of Record Services will be listed as the Broker and Agent of Record.
In cooperative states and physical presence states, you may be identified in marketing materials as a Listing Consultant, Asset Manager, or similar non-licensed role. You may fully participate in client communications, marketing coordination, and deal strategy, provided your activities comply with applicable state laws.
In turf states, where co-brokerage is not permitted, you may not perform any licensed duties. Your role is limited to client support under a referral agreement, and all brokerage functions are handled by the Broker of Record.
In cooperative and physical presence states, you handle the transaction directly — including client communication, negotiation, and execution — under our supervision through a formal agreement. This model complies with state law and allows your active participation while we ensure compliance and oversight.
In turf states, all licensed duties must be performed by the Broker of Record. You may not engage in any brokerage activity but may support the transaction as a referral partner or strategic advisor.
In cooperative and physical presence states, you represent the client directly under our supervision. We provide the compliance framework and remain in the background unless specifically authorized to assist.
In turf states, all licensed representation must be conducted by the Broker of Record. Your involvement is limited to support or referral functions unless explicitly permitted by law.
Buyer or tenant representation is not part of our standard offering but may be considered for select commercial transactions on a case-by-case basis, based on state limitations and your role.
No. Your clients are your clients. We maintain a strict non-solicitation policy, and provide Non-Disclosure and Non-Circumvention Agreements when appropriate to protect those relationships.
Yes — with limitations. In cooperative and physical presence states, you may use your company’s branding and marketing materials if they comply with local disclosure requirements. Our name must still appear as the licensed Broker of Record.
In turf states, all marketing must originate from us and include only approved disclosures. Co-branding is not permitted in these jurisdictions.
We can list the property under our license on platforms such as MLS, CoStar, Crexi, or Brevitas. We handle submission directly or offer guidance depending on the platform and jurisdiction.
Our pricing is transparent and based on deal type, jurisdiction, and complexity. We offer flat-fee options, per-transaction billing, and volume-based pricing models.
Commission structures are agreed upon in advance based on your role and responsibilities in the transaction. All commissions are paid directly to National Broker of Record Services and disbursed to the participating party in accordance with our written agreement. This structure ensures full compliance with state regulations governing compensation and licensure.
Only for compliance oversight. We review contracts for regulatory accuracy—not for legal content or negotiation terms. You or your legal team handle all deal negotiations.
Yes. All transactions conducted under our license are covered by our brokerage E&O policy. Additional coverage options may be available depending on your needs.
No. We are a virtual compliance solution. We do not offer showings, site visits, or local representation.
No. All transaction activity must be conducted through our brokerage. We do not extend licensure to unaffiliated agents or internal teams.
In cooperative and physical presence states, co-branding may be permitted with prior review. All materials must comply with advertising laws and include required disclosures showing National Broker of Record Services as the licensed brokerage.
In turf states, co-branding is not allowed. All marketing must be conducted solely under our name using approved disclosures.
No. We support both single transactions and high-volume clients. There is no minimum deal count required to get started.
Once agreements are signed and required documentation is submitted, onboarding typically begins within one business day.
Visit our sister company:
Institutional Broker of Record Services
Visit our sister company,
National Broker of Record Services
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