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Not a sales company.
An advisory firm disguised as a real estate brokerage.
We are building a team of serious professionals who protect clients through Research, Valuation, and Marketing — not hype.
Offices in Mystic & Waterford, CT • Serving Connecticut & Rhode Island
Commission structure published in full below — or run your own numbers first.
Why Seaport?
Most brokerages sell the dream. We build discipline. We believe in truth, clarity, and excellent decisions — even when that means advising a client to slow down or walk away.
Advisory Over Sales
No pressure. No hype. Just data and honest conversations.
Research First
Market Pulse, underwriting, absorption analysis — then strategy.
Speedboat, Not Cruise Ship
Bring a hard question, get an answer the same day. No silos, no queue.
AI Integration, With Judgment
Documented AI workflows and review standards — not a policy memo.
Sophisticated Assignments
Commercial, land use, estates, portfolio strategy.
Transparent Compensation
Our full split grid is published on this page. No recruiting theater.
Speedboat, Not Cruise Ship
A large franchise has real advantages. National brand recognition. A deep vendor bench. A marketing department in another state. We are not going to pretend otherwise.
What we have instead is speed, access, and the ability to change direction before the market finishes moving.
Answers, Not Tickets
A pricing question, a deal structure problem, a difficult client conversation — you talk it through with the Broker/Owner the same day. There is no regional layer to escalate through.
Standards That Change in a Week
When a workflow is not working, we rewrite it. Our internal standards live in a knowledge base with a change log, not in a printed manual approved three fiscal years ago.
Course Correction
A cruise ship needs miles to turn. When pricing conditions, buyer behavior, or a tool stops working, we adjust as a group in real time and tell the team why.
The trade-off is real. Fewer layers means fewer places to hide. Your work is visible here, and so is your effort. If what you want is the cover of a large institution, we are probably not the right fit — and it is better for both of us to know that early.
Tools & Infrastructure
Seaport Systems
Follow Up Boss, Dropbox structure, Google Workspace, documented workflows.
Market Clarity
Market Pulse frameworks and pricing logic that protect clients.
Commercial Exposure
NOI, DSCR, lease analysis, zoning research, real underwriting.
Accountability Culture
Clear standards. Fast response times. Professional conduct.
AI Is Part of How We Work
Every brokerage says it uses AI. Ask what that means and the answer is usually a login and a policy memo.
At Seaport, AI is documented the same way our transaction workflows are documented: what it is used for, what it may not be used for, who reviews the output, and what has to be verified before anything reaches a client. We wrote the standards before we scaled the habit.
AI creates leverage.
Humans create judgment.
Seaport creates trust.
That order does not change. AI should make the team faster, clearer, and more organized. It should never make the team careless, generic, or overconfident.
What We Use It For
Research organization and property due diligence. Lease abstracts. Offering memoranda. Spreadsheet and financial analysis support. Marketing copy and website content. Follow-up drafting inside Follow Up Boss. Checklists that keep a transaction from losing a deadline.
What It Does Not Do
It is not a broker, an attorney, an appraiser, a lender, an engineer, a zoning official, or a tax advisor. It does not replace client approval, and it does not replace broker judgment. Facts get verified. Assumptions get labeled as assumptions.
What It Means For You
First drafts in minutes instead of days. Research that arrives organized instead of scattered. Less time producing documents and more time in the conversations that actually win and keep clients. Less friction is the whole point.
You do not need to arrive fluent. You do need to be willing to learn it. Agents who treat AI as beneath them are going to spend the next decade competing against people who did not.
What a Split Cannot Buy
There are models out there that will hand you a bigger percentage than ours. Some of them will hand you close to all of it. What they will not hand you is a group.
At a high-split brokerage you keep more of every deal and you solve every problem alone. That is the actual trade. It works for some people. It is worth knowing what you are trading away.
Somewhere to Take a Hard Deal
Agency questions, compliance concerns, a negotiation that has gone sideways, a client complaint, a pricing call you are not sure about. Deal reviews happen in the group. You escalate early and you get judgment back, not a form to fill out.
Specialists You Do Not Have to Be
CoStar research, lease review, NOI and cap rate work, offering memoranda, NDA and LOI process, Market Pulse pricing, Property Packets, MLS and DCP paperwork, closing file organization. You are not expected to be expert at all of it. You are expected to ask.
Work Moves Within the Group
When a client need sits outside someone’s wheelhouse, it goes to whoever is genuinely best suited to it rather than being held onto out of pride. We are not promising you a lead pipeline. We are telling you how the group actually operates.
None of this shows up in a split percentage. It shows up in which deals you win, which ones you keep, and how many you do not lose to a problem you could not solve alone.
The Economics, Published
Most brokerages make you sit through two meetings before they will tell you what you actually earn. That is a strange way to begin a relationship built on fiduciary duty. So here is the structure.
Two tracks. No negotiated side deals, no favorites, no moving the goalposts at renewal. You can calculate your own number before you ever call us.
Track One
Building a Career
For agents early in the business. Your split advances from 50% to 75% in graduated steps as you clear production milestones through your first $2.5 million of gross commission income.
This is a ramp, not a holding pattern. Reach 75% and you move onto the production grid, where the work of the next year determines the split for the next year.
Track Two
Established Production
For agents already producing. Your split is set by annual production and reviewed every year. Performance shows up in your pay the year you deliver it — not three years later.
Experienced agents joining Seaport start at a 75% floor and earn up to 87.5%. Full grid below.
Track Two: The Full Grid
Reviewed annually on the prior year’s gross commission income.
75%
Active / Developing
Under $100K annual GCI
77.5%
Producing
$100K – $199K annual GCI
82.5%
Top Producer
$200K – $399K annual GCI
87.5%
Rainmaker
$400K+ annual GCI
One Number Is Permanent. The Rest Are Earned.
No experienced agent at Seaport is ever paid below 75%. Not during a slow year, not while rebuilding a pipeline after a move, not while learning a new asset class. That floor holds.
Above the floor, tiers are re-earned each year on production. Reaching Top Producer once does not make you a Top Producer forever, and we are direct about that in the interview rather than at your first annual review.
It cuts the other direction too. A career year moves you up immediately — you are not waiting for tenure, a title, or someone’s permission.
Run Your Own Numbers
Enter last year’s production and what your brokerage charges you. The tool applies your current model, applies ours, and shows the difference — including the signage, photography, marketing, and tools you may be funding yourself. It runs entirely in your browser. Nothing is submitted and nothing is stored.
Open the Commission CalculatorWhat we are not going to tell you
That a split is the reason to choose a brokerage. It is not. A high split on transactions you never win is worth nothing, and every agent who has chased a number knows it.
Our average closed transaction runs right around $1 million. That figure comes from research, valuation, and marketing discipline — the work described everywhere else on this page. The split determines how much of it you keep. The work determines whether there is anything to keep.
Our structure holds up against any model in this market once the whole picture is on the table — the split, the fees, the costs you are carrying yourself, and the size of the deals you are working. Run it and see.
Structure effective January 1, 2027, and applied to agents joining Seaport in advance of that date. Splits are calculated on gross commission income. Tiers above the 75% floor are reviewed annually. Full written schedule provided before any agreement is signed.
Our Offices
Dedicated desk space is available right now in both offices. Take it if working alongside other people sharpens you. Skip it if it does not — we do not measure anyone by hours logged at a desk.
Mystic (HQ)
12 Roosevelt Ave
Mystic, CT 06355
Desk space currently available.
Waterford
143 Boston Post Rd
Waterford, CT 06385
Desk space currently available.
Not Ready to Apply Yet?
We can schedule a confidential conversation to explore whether there’s a fit. No pressure. Just clarity.
Schedule a Confidential ConversationApply to Join Seaport
If you resonate with research over guesswork, collaboration over ego, and truth over transaction — let’s talk.
If there’s a potential fit, someone from our team will reach out to schedule a confidential conversation.