BaselineBaseline
their Gross Receipts in their Baseline Year. The Baseline Year varies based on when the Measured Outlet opened in the SVN System. Outlets that opened before December 31, 2015 – Baseline Year is 2016
From the filings
HQ + multi-unit
SVN
Real estateSVN operates 115 franchised commercial real estate offices with no company-owned locations, all under a 25% royalty and a franchisor-controlled online tracking and marketing system. For a vendor, the addressable market is entirely franchisee-run, and Item 8 routes purchases through approved suppliers unless you're on that list.
For software vendors selling into US franchise brands.
Live signals
Total units
115
115 franchised
Unit growth YoY
—
vs prior filing
AUV
—
Item 19, 2026
Royalty
25%
of gross sales
Ad fund
2%
national + local
Initial fee
$30K
per unit
Investment range
$37K–$124K
all-in, Item 7
Procurement
Approved supplier
from the filing
Item 19
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.
27%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.
Franchisor behaviours
What the franchisor requires
21 requirements the franchisor states in this filing, each in its own words; 4 explicit no's; 9 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?
YesItem 11
We have independent access to information and data that is collected electronically through the Intranet.
How the franchisor buys
Is the franchisor or an affiliate itself a supplier of required products, services or systems?
YesItem 8
We or our affiliates may be an approved or exclusive supplier of certain products/services to be purchased by you and/or other SVN franchisees.
Is there a franchisee advisory council, association or committee?
YesItem 11
As of the issuance date of this Franchise Disclosure Document, there are 16 active Product Councils.
Does the franchisor reserve the right to change designated suppliers or systems at any time?
YesItem 8
We will furnish to you an approved list of suppliers that may be able to supply certain of your required products and services, which we may update periodically.
How much revenue did the franchisor and its affiliates earn from franchisee purchases in the last fiscal year?
1216664Item 8
In our fiscal year ended December 31, 2025, our total revenues were $9,900,858 and our total revenue from required purchases or leases by franchisees was $1,216,664 or approximately 12.2% of our total revenue.
Does the franchisor or an affiliate receive rebates, commissions or other revenue from designated or approved suppliers?
YesItem 8
Currently, we receive rebates ranging from .05% to 30% of the franchisees’ total purchases.
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?
8Item 8
For an existing business converting to an SVN Franchise, we estimate that these purchases will represent between 1% and 67% of your expenditures for leases and purchases in establishing your SVN Franchise and 8% to 12% of your purchases on an ongoing basis.
Does the franchisor charge a fee to evaluate a proposed supplier?
YesFranchise agreement
We charge $300 per hour to perform this evaluation.
Can a franchisee propose a new supplier for the franchisor's approval?
YesItem 8
You can request the approval of a product/service by notifying us in writing and submitting information and/or materials as we request.
Franchise management
Does the franchisor conduct periodic inspections, audits or evaluations of the franchised business?
YesFranchise agreement
SVNIPBC shall have the right, during and after the Term, to audit and inspect such records with Franchisee’s full cooperation, including permitting SVNIPBC and its representatives to copy and examine the records physically or by electronic or other methods, at any time, without prior notice to Franchisee.
Can the franchisor change the operations manual and brand standards unilaterally?
YesItem 14
We may modify or supplement the Manuals at any time upon notice or delivery to you (e.g., Intranet updates) and you will be bound by all modifications.
Must the franchisor approve the franchisee's site or location before opening?
YesItem 12
If you do not already have a location, you must find an office location for your SVN Franchise which must be approved by us in advance.
Marketing
Must the franchisee participate in a regional advertising cooperative when one exists?
YesItem 11
If we do, and we establish one in your market, you must participate in, support and contribute a proportionate share of the cost of any regional cooperative marketing and advertising programs we designate.
Operations
Must the franchisee buy products from a designated distributor?
YesItem 8
You must purchase any services or products that we may require, and purchases are made from our approved suppliers to the extent we require you to do so.
Must equipment be purchased from designated or approved suppliers?
YesFranchise agreement
You must purchase products and services for your Franchise from our approved suppliers to the extent we require you to do so.
Payments
Are royalties and other fees collected by automatic bank debit (ACH or electronic funds transfer) from the franchisee's account?
YesFranchise agreement
Franchisee agrees to complete and execute an “Electronic Funds Transfer Agreement” (attached as Schedule E to this Agreement) and any other form necessary to authorize and direct Franchisee’s bank or financial institution to transfer electronically, on a monthly basis, directly to SVNIPBC’s account and to charge to…
People
Does the franchisor require minimum staffing levels or specific roles?
YesItem 15
You must have a licensed Broker in Charge of the Franchise Business at all times.
Point of sale
Does the franchisor have independent access to the data in the franchisee's POS or computer system?
YesItem 11
We have the right under the Franchise Agreement and Franchisee Intranet Services Agreement to independently access all information generated and stored in your computer systems and in all cases have access to the Intranet content.
Sales and CRM
Must the franchisee use a CRM system designated or approved by the franchisor?
YesItem 8
You must use our customized, third-party online tracking and marketing system that will take information you provide and allow you to generate custom brochures and proposals.
Training
Can the franchisor charge the franchisee for additional, refresher or remedial training?
YesItem 11
We can modify, expand, or discontinue any of our training programs at our option and can charge a reasonable fee for participation in any of them.
Is attendance at an annual convention or conference mandatory for the franchisee?
YesFranchise agreement
Franchisee or at least one of its Owners, and each of its Managing Directors (collectively, the “Required Attendees”) must attend the SVN Annual Conference, or any successor to this Conference, each year.
The filing answers no to 4 questions
- Must the franchisee use an accounting or bookkeeping system designated or approved by the franchisor?Franchise agreement
- Must the franchisee comply with PCI, data-security or cybersecurity standards set by the franchisor?Franchise agreement
- Is the franchisee prohibited from operating its own website or social media accounts, or required to use pages the franchisor provides?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
The vendor opportunity at SVN SVN is a fully franchised commercial real estate brokerage network: 115 offices, all franchisee-owned, with no company-owned locations to skip past. The FDD carries a 25% royalty on sales — high relative to most franchise systems — and a financial performance representation in Item 19. Operators are mapped across 89 businesses, with the heaviest concentrations in Texas (11), Minnesota (10), North Carolina (7), Michigan (6), and Indiana (6).
Who controls software purchasing SVN's Item 2 lists Lukas Krause as Chief Executive Officer and Sarah Vincent as Chief Growth Officer, alongside Chairman Mark Van Ness, Director Julie Van Ness, and Director Christine Moore. With 80 of 89 mapped operators running a single office and only 9 running more than one, most purchasing outside of what corporate mandates happens office by office, not through a centralized IT function.
Tech named in the FDD, and what is actually required The FDD names Baseline in Item 19, but only as a mention alongside the financial performance representation, not as a required system. No other software or POS platform is named in the filing. Corporate does control one piece of the stack contractually: Item 8 requires franchisees to buy a customized, franchisor-designated online tracking and marketing system, plus email accounts for anyone performing services for the office, from SVN or an affiliate.
Procurement, renewals, and timing SVN's Item 8 procurement model is an approved-supplier list. Beyond the mandated tracking-and-marketing system and email accounts, franchisees can propose alternative suppliers for the franchisor to approve. Franchise terms run 5 years initially. Renewal is not a right — franchisees may request it, and SVN grants it at its sole discretion, typically for another 5 years but possibly anywhere from 5 to 10. That structure creates a recurring, HQ-gated decision point rather than a single locked-in term, which matters for timing outreach around office renewal windows.
How to read the SVN FDD The full FDD, filed with state franchise regulators in 2026, is embedded below. Item 8 lays out the supplier rules in detail, Item 17 covers renewal terms, and Item 19 contains the financial performance representation.
FranCloud tracks purchasing signals like these across the full franchise corpus — talk to us for a ranked list of targets that look like SVN.
Questions vendors ask
SVN, answered from the filing
SVN's CEO is Lukas Krause and its Chief Growth Officer is Sarah Vincent — the likeliest corporate entry points for a growth or marketing-adjacent tool. Most of the network's 89 mapped operators run a single office, so purchasing outside what corporate mandates happens office by office.
The FDD names Baseline in Item 19, but requires none of the systems it names — Baseline is mentioned, not mandated. Item 11 sets whatever technology and training standards SVN separately imposes on new offices.
SVN runs 115 offices, all franchised, with no company-owned locations. The largest concentrations are in Texas, Minnesota, North Carolina, Michigan, and Indiana — a fully franchisee-operated commercial real estate network.
SVN uses an approved-supplier list under Item 8. Franchisees must buy a franchisor-designated online tracking and marketing system and email accounts from SVN or an affiliate, though they can propose alternative suppliers for approval.
Standard terms run 5 years, with renewal at SVN's sole discretion and no guaranteed right to renew — periods that can run 5 to 10 years. That gives vendors a recurring, not open-ended, window as offices approach a renewal decision.
The FDD, filed with state franchise regulators in 2026, is available in the embedded PDF viewer below. Item 8 covers procurement and Item 19 carries the financial performance representation.
Source
Read the filing itself
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FDD alert
Tell me when this brand refiles.
We’ll email you the moment SVN files a new annual FDD, usually the freshest signal of a vendor change.
Operator footprint
Who runs the locations
89 operators run 111 mapped locations. 9 of them are multi-unit. Aggregate counts from the filing; no names.
Operators by units owned
Single-unit80
2–9 units9
Top states by locations
| TX | 11 |
|---|---|
| MN | 10 |
| NC | 7 |
| MI | 6 |
| IN | 6 |
Ownership
The portfolio behind SVN
unknown of svn international corp employee stock ownership trust.
Related Real estate brands
Primary franchise filings · updated September 2026. Every figure is source-traceable and QA-checked.