From the filings

HQ-led decisions

Red Barn

Real estate

Software purchasing at Red Barn is controlled at the franchisor level, with founder Ken Corsini listed as the principal executive. The system mandates a specific tech stack including BatchLeads, Investorlift, and RB Central across its 136 total units. For vendors, the addressable market is 125 franchised locations, as the franchisor dictates technology standards.

For software vendors selling into US franchise brands.

Live signals

Total units
136
125 franchised
Unit growth YoY
vs prior filing
AUV
Item 19, 2026
Royalty
10%
of gross sales
Ad fund
10%
national + local
Initial fee
per unit
Investment range
$56K–$258K
all-in, Item 7
Procurement
Approved supplier
from the filing
Non-compete
2 years
from the filing
Item 19
No claims
from the filing

Ongoing fee load

What the operator pays every month

The recurring percentage of gross sales named in this filing, before rent, labour or any technology fee.

20%of gross sales (FY2026)

Ongoing fees: 20% of gross sales (FY2026)Royalty 10%, Ad fund 10%. Total 20% of gross sales. Drawn against a 15% reference scale.

15% reference

Royalty 10%Ad fund 10%

Mandated & recommended tech

The systems vendors compete with

4 of these are mandated in the franchise agreement. Each is named in Item 11 of the filing, the incumbents a challenger must displace or integrate with.

BatchLeadsBatchLeads
Mandatory
Industry softwareItem 11

consists of the following items:  1 computer (either laptop or desktop) with printer  Red Barn Center (RBC) franchise management software  Investorlift (wholesaler platform)  BatchLeads software 

DextDext
Mandatory
AccountingItem 11

holesaler platform)  BatchLeads software  Approved bookkeeping software (we currently recommend QuickBooks Online)  Approved receipt management software (we currently recommend DEXT) We may change

InvestorLiftInvestorLift
Mandatory
Industry softwareItem 11

tems is your “computer system”, which consists of the following items:  1 computer (either laptop or desktop) with printer  Red Barn Center (RBC) franchise management software  Investorlift (wholes

QuickBooks OnlineIntuit
Mandatory
AccountingItem 11

th printer  Red Barn Center (RBC) franchise management software  Investorlift (wholesaler platform)  BatchLeads software  Approved bookkeeping software (we currently recommend QuickBooks Online) 

Franchisor behaviours

What the franchisor requires

19 requirements the franchisor states in this filing, each in its own words; 7 explicit no's; 8 questions the text does not settle, which is not a no.

Accounting

Does the franchisor have direct or independent electronic access to the franchisee's financial, sales or customer records?

Yes

Item 11

We will have independent unlimited access to the data collected on your computer system and there are no contractual limits imposed on our access.

Must the franchisee submit periodic financial statements (monthly, quarterly or annual) to the franchisor?

Yes

Franchise agreement

Within 90 days after the end of each calendar year, you must prepare a balance sheet for your Business (as of the end of the calendar year) and an annual statement of profit and loss and source and application of funds.

How the franchisor buys

Is the franchisor or an affiliate itself a supplier of required products, services or systems?

Yes

Item 8

We are currently the exclusive supplier (i.e., the only supplier) for: (a) Red Barn Central (RBC), BatchLeads, Page 14 Franchise Disclosure Document (2026 Illinois) Investorlift and the other technology, tools and services we provide in exchange for the technology fee (some of these items are proprietary to us while…

Does the franchisor reserve the right to change designated suppliers or systems at any time?

Yes

Franchise agreement

We may require that you acquire new or substitute Technology Systems and/or replace, upgrade or

How much revenue did the franchisor and its affiliates earn from franchisee purchases in the last fiscal year?

39262.36

Item 8

During that year, we generated $29,252.70 in revenue as a result of franchisee purchases or leases of goods and services, which represents 1.4% of our total revenue for that year.

Does the franchisor or an affiliate receive rebates, commissions or other revenue from designated or approved suppliers?

Yes

Item 8

We may receive rebates, payments or other material benefits from suppliers based on franchisee purchases and we have no obligation to pass them on to our franchisees or use them in any particular manner.

Item 8 gives this proportion in one of two shapes: separate percentages for establishing the business and for operating it, or one figure covering "establishing and operating" together. Where they are separate, answer with the operating percentage; where the passage gives only the combined figure, answer with that. What percentage of the franchisee's purchases must come from designated or approved suppliers?

10

Item 8

We estimate that 40% to 50% of the total purchases and leases that will be required to establish your Business and 10% to 20% of the total purchase and leases that will be required to operate your Business will consist of source-restricted goods or services.

Can a franchisee propose a new supplier for the franchisor's approval?

Yes

Item 8

If you wish to purchase or lease a source-restricted item from a non-approved supplier, you must send us: (a) a written request for approval; (b) product samples for testing purposes; and (c) all additional information we request.

Communications

Does the franchisor own or control the business telephone numbers, or take them over when the agreement ends?

Yes

Item 17

Your obligations branded materials; assign telephone numbers, listings and domain names; on 21 cease use of RBC Software; assign client and property information and termination/non- accounts; cancel fictitious names; and pay amounts due (also see “r”, renewal below). j.

Data and IT

Must the franchisee comply with PCI, data-security or cybersecurity standards set by the franchisor?

Yes

Franchise agreement

You agree to: (i) adhere to all applicable compliance standards established by PCI- DSS;

Franchise management

Does the franchisor conduct periodic inspections, audits or evaluations of the franchised business?

Yes

Item 11

If we inspect your Business and determine you are not operating in compliance with the Franchise Agreement and the Manual, we may require that your Managing Owner and designated manager complete remedial training relevant to the operational deficiencies we observed.

Can the franchisor change the operations manual and brand standards unilaterally?

Yes

Franchise agreement

We can modify the Manual at any time.

Marketing

Is the franchisee prohibited from operating its own website or social media accounts, or required to use pages the franchisor provides?

Yes

Item 11

You may not: (a) develop, host, or otherwise maintain your own website or other digital presence relating to your Business (including any website bearing any of our Marks); or (b) utilize the Internet to conduct digital or online advertising; or (c) engage in ecommerce.

Operations

Must the franchisee buy products from a designated distributor?

Yes

Item 8

You must purchase or lease certain “source-restricted” goods and services for the development and operation of your Business.

Must equipment be purchased from designated or approved suppliers?

Yes

Item 8

You must purchase branded marketing materials only from us or other suppliers we designate or approve.

Payments

Are royalties and other fees collected by automatic bank debit (ACH or electronic funds transfer) from the franchisee's account?

Yes

Franchise agreement

We will electronically debit your designated Account for all amounts owed to us and our affiliates on the applicable due date, excluding the initial franchise fee and royalty fees.

Point of sale

Does the franchisor have independent access to the data in the franchisee's POS or computer system?

Yes

Item 11

We will have independent unlimited access to the data collected on your computer system and there are no contractual limits imposed on our access.

Sales and CRM

Must the franchisee use a CRM system designated or approved by the franchisor?

Yes

Item 8

You must license our proprietary Red Barn Central (RBC) software exclusively from us.

Training

Can the franchisor charge the franchisee for additional, refresher or remedial training?

Yes

Franchise agreement

We may charge a training fee of up to $500 per Person per day for any Person who attends: (a) initial training after you open your Business; (b) remedial training; (c) additional training requested by you; or (d) refresher or supplemental training.

The filing answers no to 7 questions
  • Must the franchisee use an accounting or bookkeeping system designated or approved by the franchisor?Item 11
  • Is there a franchisee advisory council, association or committee?Item 11
  • Is a minimum grand opening advertising spend required?Franchise agreement
  • Is the franchisee required to spend a minimum amount on local advertising or marketing, as a percentage of sales or a fixed amount?Item 11
  • Must the franchisee participate in a regional advertising cooperative when one exists?Item 11
  • Does the franchisor require minimum staffing levels or specific roles?Franchise agreement
  • Is attendance at an annual convention or conference mandatory for the franchisee?Item 6

The vendor opportunity at Red Barn

Red Barn operates 136 total units, with 125 of those being franchised locations. The company-owned footprint is small at just 11 units, meaning the bulk of any software deployment would target the franchisee base. The franchisor is headquartered in Georgia and operates in the real estate sector. Average unit volume is not disclosed in the most recent FDD. The royalty rate is 10.0% on a 5-year initial term. For software vendors, the key number is 125: that is the count of franchised locations that must comply with franchisor technology mandates.

Who controls software purchasing

The 2026 FDD lists Ken Corsini as the founder. No other executives are named in Item 1. With a lean HQ team and mandated technology systems, purchasing authority sits at the franchisor level. Vendors should direct outreach to the founder's office. The operator footprint is not mapped in our corpus, suggesting a concentrated decision-making structure rather than a distributed, multi-unit operator model. This centralization means a single yes from HQ can unlock the entire franchise network.

Mandated and current tech stack

Red Barn's FDD is unusually specific about technology. The system mandates BatchLeads, Investorlift, and RB Central (also referred to as Red Barn Central or RBC). These three systems are non-negotiable for franchisees. Additionally, the FDD references DEXT and QuickBooks Online by Intuit Inc. as part of the technology environment. For any vendor selling adjacent or overlapping functionality, the integration landscape and competitive set are clearly defined. A vendor proposing a replacement for any mandated system would need to convince the franchisor to amend its standards.

Procurement, renewals, and timing

Item 8 of the FDD contains no extract on procurement, so the formal supplier designation process is not publicly disclosed. However, Item 17 provides a clear renewal trigger. To renew a 5-year agreement, a franchisee must upgrade or replace Technology Systems and equipment to conform to the franchisor's then-current standards. This clause creates a natural window for new software adoption tied to each franchisee's renewal cycle. Vendors should map renewal cohorts to anticipate when franchisees will be compelled to revisit their tech stack. The renewal also requires a general release, timely notice, and a renewal fee.

How to read the Red Barn FDD

The 2026 Red Barn Franchise Disclosure Document is the authoritative source for technology mandates, purchasing authority, and contractual triggers. Item 11 lists the mandated systems: BatchLeads, Investorlift, and RB Central. Item 1 identifies the founder as the key principal. Item 17 outlines the renewal conditions, including the technology upgrade requirement. For vendors, these three items form the core of a qualification assessment. The full FDD is embedded below for your review. When you are ready to prioritize franchise brands by vendor fit, FranCloud can generate a ranked target list based on the criteria that matter to your sales motion.

Questions vendors ask

Red Barn, answered from the filing

The 2026 FDD lists founder Ken Corsini as the sole executive. With mandated technology systems in place, purchasing decisions are centralized at the franchisor level.
The FDD mandates BatchLeads, Investorlift, and RB Central (also listed as Red Barn Central). QuickBooks Online and DEXT are also specified as technology in use.
The system has 136 total units, comprising 125 franchised locations and 11 company-owned units, according to the 2026 FDD.
The procurement model is not disclosed in the most recent FDD. Item 8 does not contain an extract specifying designated or approved supplier requirements.
The initial term is 5 years. Renewal requires upgrading technology systems to then-current standards, creating a potential trigger for new software evaluation at each renewal cycle.
The 2026 FDD is filed with state franchise regulators. You can review the full document in the embedded PDF viewer below for detailed Item 11 and Item 17 disclosures.
Source

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The brands you can actually sell into, from the filings.

Operator footprint

Who runs the locations

162 operators run 174 mapped locations. 1 of them are multi-unit. Aggregate counts from the filing; no names.

Operators by units owned

Single-unit161
10–24 units1

Top states by locations

GA37
FL16
TN13
NC10
TX8

Related Real estate brands

Primary franchise filings · updated June 2026. Every figure is source-traceable and QA-checked.