Mark McLean, our office manager at Bosley Queen West and author of “Realty Lab,” has answered all out outstanding questions about who-is-selling-what as it pertains to Toronto real estate.
His latest blog post about the top one-percent of Toronto Realtors also includes information on who is not selling anything…
Agent Statistics: The Top 1% of Toronto Real Estate Board
By: Mark McLean
“Statistics are like bikinis. What they reveal is suggestive, but what they conceal is vital” American Professor Aaron Levenstien.
Months ago, at one of my Monday morning meetings, I wanted to drive home a point about the top 1% of agents (by ends) currently in The Toronto Real Estate Board. I took out my trusty tape measure that used to accompany me on every appointment and told everyone to imagine that each centimetre represented 10 agents in TREB. I fixed one end to the edge of our front desk and asked the agents to shout stop when they figured I had reached the number of centimetres that represented the top 1%. Off I walked.
I got about 3 metres before I heard the first ‘stop’. Guess what? That 3 metre distance, representing over 3,000 agents, was ten times higher than the actual number. Strange but true. The top 1% of TREB, in terms of number of ends, is represented by fewer than 360 agents. Wow! This was fascinating to me so I worked with our General Manager, Ann Bosley, to break down the numbers even further. What came to light was a very interesting story. Check out this first graph;
This first graph is very interesting. In a very unscientific manner, I determined that agents become full-time when they sell over 6 properties in a year. It is fascinating to see that this graph represents a full 71.2% of the nearly 34,000 agents who fit into the category of “Part-timers”. Even more amazing was that a whopping 6,136 agents, a full 18.6% of the Toronto Real Estate Board did not sell a property last year.
Note how the percentage of agents in each category diminishes as the number of deals an agent does increases. TREB membership has grown by over 1/3 in the last ten years and it seems clear to me that this segment of the membership will be particularly vulnerable to a downturn in our economy and if we were faced with as deep a recession as we saw in 1989, we could lose a significant number of agents.
This next graph deals with full-time agents. What’s particularly interesting about this graph is the number of deals the top 1% do per year. At the very top of TREB are the group I have categorized as the “Super Ultra Agents”. This elite group consisting of only 7 agents represent a mere .02% of TREB. They almost exclusively work as team leaders and they sell over 200 units per year.
The next group, the “Ultra Agents”, consists of just 39 agents or .12% of the total TREB membership. They also work as team leaders and sell between 100 and 200 properties a year.
The next category is reserved for the “Super Agents” who sell between 50 and 100 properties per year. While there are nearly 150 agents in this category they represent only .45% of the membership.
Finally, rounding up the top 1% are the 164 agents that are selling between 40 and 50 deals a year.
The middle group, particularly the agents that are selling 7 to 12 units per year represent the most significant category. They are the biggest group of full-time agents, nearly 5300 agents or 16% of TREB membership. They are working hard enough to get nearly a sale a month, but with an average sale of $500k, this group is making a yearly income of between $87,000 and $150,000 before office split and expenses.
Several months ago I produced an interesting Infographic on the Canadian Realtor, check it out here;http://bit.ly/w9UfpV . The research clearly illustrated that not only is the Toronto Real Estate Board the biggest board in Canada, it is over three times the size of the next biggest board, Vancouver. So why did we spend so much time doing the math? Simple, having an insight into the demographics of our board helps us to be better managers.
These graphs are an amazing visual explanation on agent performance. I can see what the agents in our company are doing compared to the industry as a whole and I can work with agents to help them jump to the next category. What is clear is that at the very least, agents should be striving to hit the 7-12 transaction target as quickly as possible and as a dedicated manager it is my job to get them there.
A few notes on the information gathered here. The statistics on agent performance are collected by a third-party, independently audited company called IMS Incorporated. When you see an agent claiming to be in the top 1%, it is almost always supported by IMS numbers.
For the purposes of this post, the numbers provided only deal with units sold, not dollar volume, over the last calendar year. There is a small margin of error in some of my math. Don’t forget that there are a number of new agents that are working full-time but have yet to record a transaction. Also, the numbers do not report new construction sales.
But which of the following do you find more amazing:
1) 18.6% of all licensed Realtors in Toronto did NOT sell a single property in 2011.
2) 71.6% of Toronto Realtors sold six or fewer properties in 2011.
Almost one Realtor in five doesn’t do a single deal, and sadly, not all of these Realtors are retired and just too lazy to let go of their real estate licence! Consider that you have to be proactive to keep your licence. You have to pay thousands of dollars in dues to TREB, OREA, and CREA, pay insurance, and take part in “continuing education” by obtaining 24 hours worth of credits every two years. It’s not like your licence simply stays with you forever until you somehow “terminate” it.
So I think it goes without saying that these Realtors who didn’t do a single deal in 2011 had planned on doing a transaction (or two…) or were actively working but didn’t have any luck.
Thanks to Mark and Ann Bosley for accumulating these statistics.
You can read more of Mark McLean’s writings on his blog – www.realtylabratory.com