Sections of the Real Estate Almanac

The Real Estate Almanac is the most comprehensive compendium of annual rankings and tabulation of the residential real estate brokerage industry and all its various participating players. It recognizes the industry’s 2,000 best brokerages, franchisors, associations, MLSs, technology platforms and leaders.

The Almanac includes real estate power brokers, franchisors, real estate holding companies, MLS organizations, Realtor associations, technology companies, referral companies, real estate networks, the most powerful people in real estate, the most powerful women in real estate and much more. Effective 2020 the Real Estate Almanac incorporates the widely popular Power 200 and the Mega 1000.

Section 1: Executives (Power 200)

The SP200 (Swanepoel Power 200) is the definitive ranking of residential real estate’s top leaders produced and published annually by the Swanepoel T3 Group. To produce the report each year we invest over 400 hours of research, hold countless internal debates, perform a deep analysis of numbers and organizational charts, and candidly question what power actually means.

Leaders are evaluated based on the office they hold, the decision-making power associated with the office, the financial resources at their disposal, their organization’s industry significance and geographical reach, public announcements about imminent changes, their tenure and their personal influence in the industry.

Section 2: Associations/MLS

Realtor associations, along with MLSs, are collectively referred to as organized real estate. They play a major role in setting industry professionalism; they advocate at the national, state and local level for homeownership and other issues that support their members’ business and manage local MLSs enable the buying and selling of houses, apartments and other real estate.

Realtor associations come in three varieties, determined by geographic scope: national, state and local. Realtor associations have a federated makeup: members cannot join just one. When agents join a local association, to gain access to the MLS for example, they automatically join the state and national associations; the memberships are tied together in what is known as the three-way agreement.

MLS creates connections that serve as a listing database for all a market’s homes for sale while enabling collaboration between competing brokers and agents to make transactions happen as quickly as possible and for the highest price. The nation’s nearly 565 MLSs essentially serve as cooperatives, the result of brokerages in a certain region coming together to collaborate on marketing and selling each other’s listings. MLSs are anchored by a technology platform, often provided by a third-party software provider.

Section 3: Technology Providers (Tech 500)

The residential real estate brokerage industry has a vast pool of technology to choose from. It seems to get bigger every day, and there is no easy way to determine quality vendors – those with happy customers, great support, adaptive and forward-thinking product roadmaps, and innovative tools – from the many out there.

Estimates put the total number of technology providers serving the residential real estate brokerage industry north of 2,000. After an extensive examination of the industry’s technology products, T3 Sixty determined which were high-quality and organized them into seven sections and 63 categories

Section 4: Conglomerates

Coming April 2020.

Section 5: Brokerages (Mega 1000)

Coming May 2020.

Power is an elusive concept. 

It is defined as “the ability or right to control people, companies or the industry.” But power and influence can exist even when they are not exercised.

The concept is not simple or straightforward, so you can just imagine the healthy debate involved in creating the Swanepoel Power 200 (SP200) each year. But we can agree that power is not a popularity contest. It is not based on a single statistic such as head count, office count or revenue. And it is never “pay to play.”

The SP200 is based on a great deal of research. Our team analyzes hun- dreds of bios, annual reports and transactional and sales volume data. We send hundreds of requests for additional information, personally verifying announcements, stats and actions that took place over the past year.

Then we spend several days in a room deliberating who, what and why. This year we invested over 400 hours to ensure that the SP200 is the most meaningful and accurate reflection of power and influence in the residential real estate brokerage industry.

This is art as much as it is science. If you have suggestions as to how to improve this process, please reach out to us.

And to all who were ranked on this year’s lists – as well as the thousands who were considered – we salute you and thank you for your contribution to the industry!

Enjoy the read,
Stefan Swanepoel
T3 Sixty, LLC
Editor-in-Chief of the Swanepoel Power 200
New York Times and Wall Street Journal Bestselling Author

To deliver the most accurate, meaningful and complete data possible, T3 Sixty always starts with the broadest possible set of information, whether it be leaders for the SP200, brokerages for the Mega 1000, technology providers for the Tech 500 or any of the other sections of the Real Estate Almanac: Organized Real Estate and Enterprises.

T3 Sixty employs a large variety of methods to gather data, including surveys, franchise reports, MLS data, public financial statements, interviews, competitor verification and several other proprietary processes. We strive to verify all numbers and facts as far as possible, but, for obvious reasons, cannot guarantee 100 percent accuracy or completeness. While T3 Sixty uses its best efforts in preparing the Real Estate Almanac, readers should always be cautious when using or relying on any data from any source.

It is important to reaffirm that no technology vendor paid for inclusion in the Tech 500. Each product’s inclusion was determined by a mix of the following criteria:

  • Innovation and application within the Real Estate Technology Landscape
  • The depth, breadth and reliability of its solutions
  • Known or tested client satisfaction or adoption metrics
  • Product’s/Provider’s market share
  • Year-over-year growth, specifically related to significant new enterprise clients
  • Ability to service and support clients, including enterprise entities
  • Leadership in their respective categories and overall impact on the industry

As T3 Sixty is committed to serving as the industry’s foremost provider of business intelligence, and we invite anyone who believes they can contribute to any data set in the Real Estate Almanac to contact our R&D team at We thank you in advance for any input you can provide to make the information we provide better.


No confidential information received under a nondisclosure agreement (NDA) has ever been published. Data used in the Real Estate Almanac is specifically gathered for the Almanac.

Many people and/or entities mentioned in the Real Estate Almanac have either attended a T3 event or purchased one or more of our many reports. Some are currently, or have been, clients of our management consulting division. Furthermore, T3 has supported the industry, and continues to do so, by making investments in many companies. These are all regarded passive long-term investments and T3 does not speculate or day-trade. T3 Sixty’s research, rankings and reports are not influenced by these investments, and T3 Sixty goes to great lengths to remain objective and impartial.

Real Estate Almanac

Leaders are evaluated based on the office they hold, the decision-making power associated with the office, the financial resources at their disposal, their organization’s industry significance and geographical reach, public announcements about imminent changes, their tenure and their personal influence in the industry.