Everybody knows the number that comes off a Terra Vista file. Almost nobody adds up the number that comes back in. Here is both, for 2026, side by side.
The override comes off the top, before the split. So it was never 25% of your money — it was 25% of the pot, and you were only ever going to receive part of that pot. At the 70% split, seventy cents of each override dollar comes off your side and thirty cents comes off the office's. Comparing the full $61,477.08 against your bounce-back income would overstate what this actually cost you, so here it is the honest way:
| Terra Vista & Brentwood volume closed in 2026 | $8,785,700.00 |
| The 25% override paid to CHIPS on it | $61,477.08 |
| less the office's 30% share of that | −$18,443.12 |
| What the agents actually carried | $43,033.96 |
| Commission earned on 19 bounce-back customers | $97,454.85 |
| less what the override cost you | −$43,033.96 |
| Net in your favor | +$54,420.89 |
Anyone below the top split carried less than $43,033.96, not more — so for them the gap is wider still.
Count what else you got. Nineteen households met you, rode around with you, looked at homes with you — and then built inside Terra Vista. That is nineteen flags planted in nineteen rooftops in this community, and you were paid to plant them.
Think about what a rooftop is worth here. It is a forever client living inside the gates, three doors down from the next person who is going to sell. It is the neighbor conversation you cannot buy, in a community where people talk over the fence and at the club. And every one of those houses eventually comes back on the market — and when it does, the person who showed them around before they ever broke ground is the one they call.
At the average Terra Vista and Brentwood price this team closed in 2026 — about $338,000.00 — the listing side alone on one of those nineteen homes is worth roughly $10,100.00. One. Out of nineteen relationships you already have.
That is the part that appears on no commission statement, in no Back Office report, and in nobody's complaint about the 25%. It is also the part that compounds.
The override is visible. It comes off the top of a file you worked, and you feel it on that specific closing. The bounce-backs are invisible — they arrive as customers, not as a line item, and no one ever totals them up. So the cost gets counted and the benefit doesn't.
Counted honestly, the developer relationship is not a tax on this team. It is the largest single source of business this team has, and in 2026 it has produced more than it has taken — before you count a single rooftop.
The right question isn't whether the 25% is worth paying. It's whether we're getting every bounce-back we've earned, and whether we're working the nineteen relationships we already paid for — because those are the sides of the ledger we control, and they're the sides nobody has been counting.