City2Shore

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Business Services
Broker/Realtor

City2Shore

Business Services
Broker/Realtor

City2Shore Franchise FDD, Costs & Fees (2025)

City2Shore is a real estate franchise that provides a unique approach to buying and selling homes. Franchisees receive support in marketing, training, and lead generation to help grow their business in the competitive real estate market.

City2Shore Real Estate is a forward-thinking franchise that blends advanced technology with modern strategies to provide outstanding real estate services. Established in 2011 and headquartered in Michigan, the company has built a reputation for excellence in both residential and commercial property transactions.

By franchising across the United States, City2Shore has expanded its footprint, offering real estate professionals the opportunity to join a dynamic and supportive network.

The franchise delivers a full suite of services, helping clients navigate everything from home purchases to commercial deals with ease and expertise.

What distinguishes City2Shore is its commitment to innovation paired with a client-first philosophy, ensuring every transaction is streamlined, personalized, and handled with exceptional care.

Initial investment

Here's what you would need to invest if you were to start this franchise. These costs are provided by the franchisor in the Franchise Disclosure Document.

Type of Expenditure Amount
Initial Franchise Fee $35,000 – $35,000
Marketing Fee $5,000 – $5,000
On-Site Training Fee $5,000 – $5,000
3-Months’ Lease Payments $0 – $9,800
Leasehold Improvements $0 – $20,000
Utility Deposit $0 – $350
Signage $0 – $8,000
Furniture and Fixtures $0 – $10,000
Insurance $1,000 – $5,000
Professional Fees $1,000 – $5,000
Business Licenses and Permits $1,250 – $2,400
Opening Inventory $2,000 – $3,000
Travel and Expenses for Initial Training $700 – $3,000
Computer System $5,000 – $20,000
Vehicle $0 – $2,500
Vehicle Graphics $0 – $500
Miscellaneous Opening Costs $500 – $2,000
Additional Funds – 3 Months $5,000 – $25,000
TOTAL ESTIMATED INITIAL INVESTMENT $61,450 – $161,550

‍

‍

Type of Expenditure Amount
Initial Franchise Fee $35,000 – $35,000
Marketing Fee $5,000 – $5,000
On-Site Training Fee $5,000 – $5,000
3-Months’ Lease Payments $0 – $9,800
Leasehold Improvements $0 – $20,000
Utility Deposit $0 – $350
Signage $0 – $8,000
Furniture and Fixtures $0 – $10,000
Insurance $1,000 – $5,000
Professional Fees $1,000 – $5,000
Business Licenses and Permits $1,250 – $2,400
Opening Inventory $2,000 – $3,000
Travel and Expenses for Initial Training $700 – $3,000
Computer System $5,000 – $20,000
Vehicle $0 – $2,500
Vehicle Graphics $0 – $500
Miscellaneous Opening Costs $500 – $2,000
Additional Funds – 3 Months $5,000 – $25,000
TOTAL ESTIMATED INITIAL INVESTMENT $61,450 – $161,550

‍

‍

Franchise Disclosure Document

Number of units

Training

The City2Shore franchise offers a comprehensive training program aimed at preparing franchisees and their teams for effective business operations. Here’s a structured explanation of the training programs provided:

  1. Initial Training Program: This mandatory program is provided for up to three people at no additional charge and is held at the corporate headquarters or another designated location. It covers a variety of topics including business setup, proprietary software training, and operational procedures. Attendance is required before the franchise opens, and any new Office Manager or Designated Owner must also complete this training before taking on responsibilities.
  2. On-Site Training: Once the franchise is operational, the franchisor provides two to three days of on-site training at the franchise location. This hands-on support ensures that the franchisee and their team are fully aligned with City2Shore’s brand standards and operational guidelines. The franchisee is responsible for all costs and expenses related to this training.
  3. Ongoing and Periodic Training: City2Shore maintains an online educational platform (C2S Academy) that offers a library of training modules, workshops, and testing materials. Additionally, the franchisor may require attendance at periodic refresher courses, webinars, or annual meetings to keep franchisees updated on new developments and to address any operational deficiencies identified through inspections.

Territory Protection

The City2Shore franchise provides franchisees with a designated geographic territory called the “Protected Area,” which is typically a two-mile radius around the franchisee’s office.

This Protected Area is determined based on local demographics and may vary in size depending on population density. Although franchisees have the right to operate within their area, they are also permitted to market and solicit customers outside of their Protected Area, provided they comply with their real estate licensing requirements.

While the Protected Area offers some exclusivity regarding the establishment of additional City2Shore offices, it is not absolute. The franchisor and its affiliates retain the right to market, sell, and advertise products and services within the franchisee’s territory through various channels, including the Internet and alternative distribution methods.

KEY FRANCHISE STATS

All you need to know about this franchise

Started franchising
2017
Franchisees

?

8
+
14%
14%
Franchise fee

?

$35,000
Investment

?

$61,000 - $162,000
Revenue (AUV)

?

Undisclosed
Upgrade

$92,000

+
n.a.
n.a.
Operating Profit

?

Upgrade

n.a.

Home based

?

No
Upgrade
No
Passive investment

?

Yes
Upgrade
Yes
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Competitors

Below are some of

City2Shore

key competitors in the

Broker/Realtor

sector.

Franchise
Franchisees
Initial fee
Total investment
Revenue
Upgrade
Gross Profit
Upgrade
EBITDA
Upgrade

8

New
+
14%
14%

$35,000

$61,000

$162,000

n.a.

$92,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

12

New
+
9%
9%

$125,000

$1,040,000

$1,968,000

n.a.

$11,520,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

190

New
+
8%
8%

$35,000

$177,000

$424,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

37

New
+
147%
147%

$42,500

$92,000

$186,000

n.a.

$1,447,000

$xxx,xxx

13.0%

xx%

n.a.

n.a.

xx%

n.a.

136

New
+
-1%
-1%

$30,000

$34,000

$129,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

89

New
+
7%
7%

$7,500 - $25,000

$63,000

$212,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

63

New
+
66%
66%

$50,000

$131,000

$444,000

n.a.

$322,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

256

New
+
1%
1%

$25,000

$45,000

$90,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

54

New
+
42%
42%

$45,000

$112,000

$229,000

n.a.

$402,000

$xxx,xxx

n.a.

xx%

n.a.

17.1%

xx%

n.a.

86

New
+
562%
562%

$49,500

$59,000

$258,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

73

New
+
0%
0%

$35,000

$145,000

$386,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

444

New
+
-6%
-6%

$25,000

$82,000

$447,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

148

New
+
-21%
-21%

$18,000

$60,000

$195,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

1309

New
+
-6%
-6%

$25,000

$114,000

$515,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

30

New
+
400%
400%

$15,000

$23,000

$59,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

38

New
+
-3%
-3%

$35,000

$64,000

$443,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

287

New
+
8%
8%

$30,000

$48,000

$401,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

103

New
+
81%
81%

$25,000

$31,000

$159,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

40

New
+
-41%
-41%

$17,750

$30,000

$68,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

297

New
+
-9%
-9%

$25,000

$77,000

$360,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

62

New
+
138%
138%

$49,000

$68,000

$170,000

n.a.

$220,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

6

New
+
n.a.
n.a.

$59,500

$114,000

$185,000

n.a.

$1,707,000

$xxx,xxx

72.2%

xx%

n.a.

n.a.

xx%

n.a.

83

New
+
-15%
-15%

$15,000

$20,000

$72,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

63

New
+
13%
13%

$45,000

$72,000

$170,000

n.a.

$271,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

5

New
+
-29%
-29%

$15,000

$23,000

$106,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

42

New
+
282%
282%

$47,500

$120,000

$856,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

402

New
+
7%
7%

$64,900

$77,000

$154,000

n.a.

$156,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

10

New
+
0%
0%

$25,000

$49,000

$201,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

5

New
+
n.a.
n.a.

$100,000

$177,000

$298,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

14

New
+
-13%
-13%

$15,000

$25,000

$43,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

1734

New
+
-7%
-7%

$25,000

$116,000

$466,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

45

New
+
-6%
-6%

$25,000

$45,000

$259,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

5

New
+
n.a.
n.a.

$49,900

$59,000

$229,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

24

New
+
20%
20%

$25,000

$151,000

$360,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

46

New
+
28%
28%

$6,250 - $27,500

$18,000

$235,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

4

New
+
n.a.
n.a.

$20,000

$22,000

$81,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

29

New
+
-19%
-19%

$25,000

$210,000

$855,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

44

New
+
47%
47%

$20,000

$59,000

$207,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

299

New
+
-1%
-1%

$25,000

$271,000

$1,171,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

608

New
+
5%
5%

$5,000

$17,000

$222,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

123

New
+
34%
34%

$57,000

$57,000

$113,000

n.a.

$204,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

106

New
+
361%
361%

$100,000

$122,000

$297,000

n.a.

$253,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

766

New
+
-4%
-4%

$35,000

$182,000

$336,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

0

New
+
-100%
-100%

$25,000

$70,000

$164,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

36

New
+
177%
177%

$14,000 - $112,000

$23,000

$1,287,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

47

New
+
-8%
-8%

$40,000

$236,000

$308,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

109

New
+
43%
43%

$25,000

$138,000

$545,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

46

New
+
64%
64%

$49,900

$66,000

$108,000

n.a.

$263,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

447

New
+
15%
15%

$59,900

$92,000

$234,000

n.a.

$226,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

368

New
+
-7%
-7%

$25,000

$82,000

$450,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

380

New
+
27%
27%

$19,000 - $25,000

$47,000

$228,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

178

New
+
13%
13%

$20,000

$66,000

$205,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

124

New
+
-11%
-11%

$44,900

$69,000

$80,000

n.a.

$181,000

$xxx,xxx

75.9%

xx%

n.a.

n.a.

xx%

n.a.

54

New
+
-5%
-5%

$10,000

$15,000

$182,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

1082

New
+
-6%
-6%

$85,000

$109,000

$461,000

n.a.

$343,000

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

6

New
+
-14%
-14%

$10,000

$51,000

$115,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

0

New
+
n.a.
n.a.

$49,500

$78,000

$156,000

n.a.

$0

$xxx,xxx

n.a.

xx%

n.a.

n.a.

xx%

n.a.

Competitors

Windermere Real Estate

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Franchisees

?

299
+
-1%
-1%
Investment

?

$271,000 - $1,171,000
Business Services
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Franchisees

?

29
+
-19%
-19%
Investment

?

$210,000 - $855,000
Business Services
Broker/Realtor

Valbridge

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Franchisees

?

0
+
-100%
-100%
Investment

?

$70,000 - $164,000
Business Services
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Harcourts

Harcourts is a real-estate brokerage franchise offering residential and commercial brokerage services, serving property buyers, sellers and agents, and known for innovative tools, global network backing and culture focused on growth and professionalism.

Franchisees

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24
+
20%
20%
Investment

?

$151,000 - $360,000
Business Services
Broker/Realtor

Iron Valley

Iron Valley Real Estate is a real estate franchise offering brokerage services and agent support systems, serving buyers, sellers, and real estate professionals, and known for its agent-centric commission model, low startup costs, and modern technology.

Franchisees

?

44
+
47%
47%
Investment

?

$59,000 - $207,000
Business Services
Broker/Realtor

Watters International Realty

Watters International Realty is a real estate franchise offering comprehensive services for buying and selling homes, known for its innovative marketing strategies and client-focused approach.

Franchisees

?

10
+
0%
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Investment

?

$49,000 - $201,000
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