AngiAngi
ywhere Group’s wholly owned subsidiaries, RealVitalize LLC and RealVitalize Affiliates LLC, each a Delaware limited liability company (collectively “RealVitalize”), partnered with Angi, an operating b
From the filings
+0.901% units YoYHQ + multi-unit
Sotheby's International Realty
Real estateSotheby's International Realty franchises 672 of its 709 US offices from a New Jersey HQ under Anywhere Real Estate, requires franchisees to use its reporting system, lets them buy computer hardware from any source that meets its minimum standards, and offers its Productivity Suite (a CRM, presentation tools, agent websites, a recruiting tool and email marketing) as optional - though the filing reserves Sotheby's the right to make the Suite mandatory. The FDD makes no Item 19 financial performance representation, and franchised outlets grew 0.901% year over year. With only 1 of 114 mapped operators running more than one office, software decisions split between HQ policy and individual brokerages.
For software vendors selling into US franchise brands.
Live signals
Total units
709
672 franchised
Unit growth YoY
+0.901%
vs prior filing
AUV
—
Item 19, 2026
Royalty
6%
of gross sales
Ad fund
2%
national + local
Initial fee
$25K
per unit
Investment range
$47K–$332K
all-in, Item 7
Procurement
Approved supplier
from the filing
Non-compete
1 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.
8%of gross sales (FY2026)
15% reference
Mandated & recommended tech
The systems vendors compete with
Systems named in Item 11 of this filing. None is recorded as mandated here, which is not the same as the filing mandating nothing. Read Item 11 before treating the category as open.
FacebookMeta
s and designs, and other indicia of the brand, whether in signage, print or online, in their social media handles and/or on their social media sites, including but not limited to, Facebook, LinkedIn a
LinkedInLinkedIn
gns, and other indicia of the brand, whether in signage, print or online, in their social media handles and/or on their social media sites, including but not limited to, Facebook, LinkedIn and other s
Franchisor behaviours
What the franchisor requires
15 requirements the franchisor states in this filing, each in its own words; 10 explicit no's; 9 questions the text does not settle, which is not a no.
Accounting
Must the franchisee submit periodic financial statements (monthly, quarterly or annual) to the franchisor?
YesFranchise agreement
You will also supply a complete financial statement and a copy of your tax returns, on an annual basis within one hundred twenty (120) days of your fiscal year-end.
How the franchisor buys
Is the franchisor or an affiliate itself a supplier of required products, services or systems?
YesItem 1
Compass, Anywhere, Anywhere Group, Anywhere Services Group and their subsidiaries, including Anywhere Brands offer goods and services to you and other of our franchisees, as well as the franchisees of the Real Estate Affiliates.
Is there a franchisee advisory council, association or committee?
YesItem 20
We sponsor a franchisee advisory council that we confer with in connection with System issues.
Does the franchisor reserve the right to change designated suppliers or systems at any time?
YesFranchise agreement
We have the right to change or add to the Marks or the System, including the adoption of new or modified trade names, trademarks, trade dress, service marks, copyrighted materials, new products or services, new equipment, new business methods or new techniques from time to time, without your consent.
How much revenue did the franchisor and its affiliates earn from franchisee purchases in the last fiscal year?
1584324Item 8
gross revenue of $1,584,324, or 0.03% of total 2025 Anywhere Group revenue was from required purchases or leases, or purchases or leases subject to our mandatory standards, specifications and other requirements by the franchisees of the Real Estate Affiliates (except for CIRE and @properties) and us.
Does the franchisor or an affiliate receive rebates, commissions or other revenue from designated or approved suppliers?
YesItem 8
We and our Related Parties have the right to receive fees, payments, rebates, commissions or other consideration (collectively “Consideration”) from Approved Suppliers, vendors affiliated with the Strategic Partnership Program, Listing Services, or other vendors from which you opt to purchase products, services…
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?
5Item 8
We estimate that required purchases by a conversion or start-up franchisee on an ongoing basis typically will equal less than 5% of the franchisee’s total operating expenses per year.
Can a franchisee propose a new supplier for the franchisor's approval?
YesItem 8
Trademark-bearing products, including signage and stationery, may only be purchased from an Approved Supplier unless you receive our prior written permission to use another supplier.
Data and IT
Must the franchisee comply with PCI, data-security or cybersecurity standards set by the franchisor?
YesItem 11
You must reasonably ensure that any technology you use in connection with the Business, has appropriate data security controls, including but not limited to the following: (i) authentication mechanisms designed so that they cannot be bypassed to gain unauthorized access to systems and implementation of multi-factor…
Franchise management
Does the franchisor conduct periodic inspections, audits or evaluations of the franchised business?
YesFranchise agreement
We, or our designee, have the right during the Term and for three (3) years following termination of the Agreement, to visit your Office location (or such other place where your records are located) and/or to conduct remotely, during normal business hours, and without hindrance or delay, proceed: 13.2.1 to inspect…
Can the franchisor change the operations manual and brand standards unilaterally?
YesItem 11
We reserve the right to change or modify the P&P Manual at any time, and to discontinue or add resources and/or services offered to the System at any time.
Must the franchisor approve the franchisee's site or location before opening?
YesItem 11
You may not open an office unless we have approved the site.
Operations
Must the franchisee buy products from a designated distributor?
YesItem 8
Trademark-bearing products, including signage and stationery, may only be purchased from an Approved Supplier unless you receive our prior written permission to use another supplier.
Payments
Are royalties and other fees collected by automatic bank debit (ACH or electronic funds transfer) from the franchisee's account?
YesItem 6
As of the issuance date of this disclosure document, the only acceptable payment procedure to us is through the use of a designated web-based, self-service application for electronic payment.
People
Does the franchisor require minimum staffing levels or specific roles?
YesItem 15
You must retain a “Responsible Broker” (as defined in the Franchise Agreement) and you, your office manager(s) and your Responsible Broker must comply with all applicable laws, rules and regulations.
The filing answers no to 10 questions
- Does the franchisor have direct or independent electronic access to the franchisee's financial, sales or customer records?Item 11
- Does the franchisor charge a fee to evaluate a proposed supplier?Item 8
- Must the franchisee participate in a customer-satisfaction or net-promoter survey program?Item 11
- Is the franchisee prohibited from operating its own website or social media accounts, or required to use pages the franchisor provides?Item 1
- 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 customer loyalty or rewards program?Franchise agreement
- Must the franchisee participate in a regional advertising cooperative when one exists?Item 11
- Does the franchisor have independent access to the data in the franchisee's POS or computer system?Item 11
- Must the franchisee use a CRM system designated or approved by the franchisor?Item 8
- Is attendance at an annual convention or conference mandatory for the franchisee?Franchise agreement
The vendor opportunity at Sotheby's International Realty Sotheby's International Realty runs 709 units, 672 of them franchised, with franchised outlets up 0.901% year over year. The FDD makes no Item 19 financial performance representation. A 6.0% royalty and a 10-year initial term, inside the Anywhere Real Estate portfolio alongside Corcoran, Coldwell Banker, Better Homes and Gardens Real Estate, Century 21 and ERA, give a vendor a multi-brand entry point.
Who controls software purchasing President and CEO Philip A. White, Jr., CFO Roger Favano, CMO Arthur Bradley Nelson, SVP of Global Servicing and Strategy Tammy Fahmi, and SVP of Affiliate Membership Sales Joseph Bernardo, III lead Sotheby's from its New Jersey HQ. With 114 mapped operators and only one running more than one office, individual brokerages retain real purchasing say, even as HQ sets the trademark and Productivity Suite terms.
Tech named in the FDD, and what is actually required Sotheby's offers a Productivity Suite - a CRM, presentation tool, agent and broker websites, a recruiting tool for brokers, and an email marketing solution - through an Approved Supplier; it is optional as of the filing's issuance date, though Sotheby's reserves the right to make it mandatory and to charge for it. Franchisees must use Sotheby's reporting system, for which they must obtain the appropriate connectivity and browser software. LinkedIn is named elsewhere in the filing.
Procurement, renewals, and timing Item 8 requires trademark-bearing items - signage, stationery, business cards - to come from an Approved Supplier unless Sotheby's grants written permission otherwise; non-trademark furniture, equipment and computer hardware may come from any source that meets specifications. If Sotheby's grants an additional term, it may require a new Franchise Agreement or Term Extension Addendum with materially different terms, and an approved additional Branch Office extends the agreement 10 years.
How to read the Sotheby's International Realty FDD The embedded PDF viewer below carries Sotheby's International Realty's 2026 Franchise Disclosure Document in full. Talk to FranCloud for a ranked target list of franchise systems like this one.
Questions vendors ask
Sotheby's International Realty, answered from the filing
President and CEO Philip A. White, Jr. and CMO Arthur Bradley Nelson run Sotheby's International Realty HQ, but with 114 mapped operators and only one running more than one office, individual brokerages retain real say over which Productivity Suite or CRM tools they adopt.
Franchisees must use Sotheby's reporting system. Sotheby's also offers a Productivity Suite - a CRM, presentation tool, agent and broker websites, a recruiting tool and email marketing - through an Approved Supplier; it is optional as of the filing's issuance date, though Sotheby's reserves the right to make it mandatory.
Sotheby's International Realty runs 709 units, 672 of them franchised, with 114 mapped operators concentrated in NY, NJ, OH, NV and OR inside the Anywhere Real Estate portfolio.
Trademark-bearing items like signage, stationery and business cards must come from an Approved Supplier unless Sotheby's grants written permission otherwise; non-trademark furniture, equipment and computer hardware may be purchased from any source that meets specifications - a lighter-touch model than a full designated-supplier system.
If Sotheby's grants an additional term, it may require a new Franchise Agreement or Term Extension Addendum with materially different terms, and approval for an additional Branch Office extends the agreement 10 years - either event is a natural point to revisit the optional Productivity Suite.
The embedded PDF viewer below carries Sotheby's International Realty's 2026 Franchise Disclosure Document in full - use it to confirm the Productivity Suite and Approved Supplier terms referenced above.
Source
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FDD alert
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Operator footprint
Who runs the locations
114 operators run 115 mapped locations. 1 of them are multi-unit. Aggregate counts from the filing; no names.
Operators by units owned
Single-unit113
2–9 units1
Top states by locations
| NY | 54 |
|---|---|
| NJ | 44 |
| OH | 7 |
| NV | 4 |
| OR | 3 |
Ownership
The portfolio behind Sotheby's International Realty
strategic_multibrand of Anywhere Real Estate.
Sibling brands
Related Real estate brands
Primary franchise filings · updated September 2026. Every figure is source-traceable and QA-checked.