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Sukasa is an international online system for real estate agents and investors to be discovered and to give or receive business introductions. Sukasa’s platform includes databases of collaborative agents and investors, searchable by US zip or Canada postal code. Licensed agent members share commissions for introducing house sellers or buyers. Unlicensed members can receive marketing fees from Sukasa affiliated agents for introducing sellers or buyers. Separately, all members get annually recurring rewards for bringing new members into the network to broaden its utility overall.

In Spanish, depending on the context “su casa” means your house, her house, his house, or their house.

For real estate. Between licensed agents, yes. But in most locations if the agent who is paying or receiving the commission is not a broker, he/she will probably need his/her broker’s approval to authorize the shared commissions. Since brokers benefit there should be no reason not to approve.
- Some states or provinces may prohibit commission sharing with foreign brokers, so they would have to be paid marketing fees similar to what they would pay an unlicensed American or Canadian.
For real estate paper. Regulations of referral payments for sales of real estate paper (trust deeds, mortgages, options, and real estate contracts) vary from state to state if they exist at all. Most investors will pay fees for introductions, but members should confirm agreements by email before introducing clients.

Few agents do it because there is much work involved to find and collaborate with faraway strangers for one-off transactions. While multi-state brokerage franchises may have special arrangements for franchise affiliates, most companies don’t have a systematic mechanism to incentivize unaffiliated agents. Sukasa makes it easy to trust and collaborate with unknown agents in other cities because all parties value continuing participation in the network and share the same expectations. It is rare for agents to meaningfully compensate unlicensed persons who make introductions, but in most places it is legal to pay marketing fees that are not based on a closed sale.

You should assume that the title companies or lawyers that disburse commissions at closing will pay the broker (not the agent), who in turn pays the agent. Individual agents can usually pay marketing fees (not commissions) for introductions without involving the agent’s broker if the fees are not conditioned on a closed sale. You should assume that any compensation for a completed real estate sale will be treated as a commission, so a practical time to pay a marketing fee to a non-licensee would be prior to a sale, when the client signs a listing agreement or a buyer-agent agreement, and the agent’s broker need not be involved.

Any licensed real estate broker or agent anywhere in the USA or Canada. Agents and brokers in other countries can join and be paid for introductions, but the database search function is only for USA zip codes and Canada postal codes.

Sukasa’s role is only to make agents discoverable to members via its searchable databases. Sukasa suggests guidelines for member collaboration, but members agree to terms between themselves and Sukasa is never a party to their agreements.

It is wise to establish an email trail memorializing all understandings between members, including their mutual confirmation of the terms.

Any member who self-identifies as an investor who buys real estate contracts, options, trust deeds or mortgages, or who makes loans to people to buy houses, or who buys houses for investment in “as is” condition. Members who are on the Agent Database cannot also be on the Investor Database with the same membership, but must instead have a separate membership for each purpose.

Members may negotiate compensation terms for the introduction of prospective buyer or seller clients and should confirm their terms in writing. The standard deal terms are:

Between licensed agents. For a listing introduction, at close of sale the seller’s agent receiving the introduction pays 25% of the seller’s side of the sales commission to the introducer agent. For potential buyer introductions, agents agree on a fee in advance, and settle either in advance or at closing.
Between licensed agents and unlicensed members. The agent receiving the introduction pays a marketing fee to the unlicensed member (introducer). State regulations vary, but usually for buyer introductions the fee can be conditioned on the agent’s obtaining a buyer-broker agreement, but not on a closed sale. For seller introductions the fee can be conditioned on the agent’s obtaining a seller’s listing agreement. Referral fees range from $200 to $1000 for buyers introduced, and $1000 to $2500 for sellers introduced. But they are negotiable and can be higher or lower in each case.
Between investors/lenders and other members, the investor receiving the introduction typically pays the referring member (licensed or unlicensed) an introduction fee between $200 and $1000, depending on the size of the deal. But they can be higher or lower. Some investors pay a percentage of the deal amount (i.e. “points”) typically ranging from 1 to 2 points (percent).
Disclosure of regulatory restrictions. The agent or investor/lender who receives the client introduction must disclose to the introducer any regulatory restrictions that could impact the compensation agreement they make before accepting an introduction.

Only Sukasa members can search the databases. but you do not have to be licensed. You make queries through your private Virtual Office on Sukasa. The system will identify agents or investors at or near the requested US zip code or Canada postal code, starting with the closest ones to it. The responses show up to five agents (or investors) whose names are rotated after each query, so if there are many agents (or investors) in a requested zip code different ones may show on subsequent queries. To prevent mass harvesting of our databases by nefarious actors members are limited to five completed queries per week. A completed query is one that shows results. Unused queries do not accumulate or carry over another week.

For agent queries the first item is the target zip or postal code, then any specific terms like foreign language capability. The query may turn up members who most closely match your query terms. Other information shown includes name, mobile phone number, email address, website URL, office address, and special capabilities. For investor queries, the first item is the target zip or postal code, then any specific terms like foreign language capability, followed by specific needs such as type of investor (e.g. mortgage lender, buyer or broker of mortgages and trust deeds, buyer or broker of real estate contracts, buyer of distressed houses, etc.).

Sukasa does not verify an agent’s data unless we get member or administrative complaints about the agent, or if we learn that an agent has misrepresented himself/herself. It is the same for investors/lenders. We do not guarantee the accuracy of an agent’s registration data, but we can suspend a member if we discover that he/she has materially misrepresented any of it. Before introducing a potential client, members should read the member’s data provided and meet him/her over the phone or video.

Commissions are payments to real estate licensees for real estate sales, usually paid at closing through the title company or attorney processing the transaction. They are usually paid by the seller, but under recent NAR litigation settlement in the USA buyers may also pay commissions to their buyer’s broker in some cases. [Sukasa is not a party to any commission agreements.]
Marketing fees are payments a licensed agent makes to an unlicensed member (investor or Scout) for introducing a client. [Sukasa is not a party to the agreements.]
Rewards (and bonuses) are cash Sukasa pays members who expand the network by enrolling others. Rewards are not related to real estate transactions or introductions between members.

Rules vary from place to place and company to company, but in general agents can pay unlicensed persons for introductions that are not conditioned upon a closed sale. Practical times to pay would be upon obtaining a seller’s listing agreement or a buyer’s buyer-agent agreement. Because they are not conditioned on a sale actually closing, those are considered marketing expenses, not sales commissions. They would not come out of proceeds disbursed at closing.

Because it’s more cost effective than advertising. We allocate roughly 35% of our revenue for re-distribution as rewards and bonuses to our own members. We feel that sharing our revenue across generations of members keeps them excited, involved, loyal, and less likely to lapse or to favor other referral systems.

Each member who enrolls from your invitation starts a new leg and is in your first generation. New members that he/she may enroll are in your second generation, and so on. The members can be licensed or unlicensed. You can have as many legs as you please but must have one personally enrolled member (leg) for each generation of rewards you expect, up to five. Your rewards payline means the members in all the generations on which you qualify to receive rewards up to five generations total.

Sukasa Scouts are members who are neither licensed agents nor investors in our databases. Scouts can introduce prospective buyers or sellers to licensed Sukasa agents (or borrowers to Sukasa investors). A Scout network can be especially valuable to agents in places where many potential clients are leaving or arriving. The Scout system adds to any agent’s ability to get unexpected customer introductions, some from far away.
Because the system is viral and global, a Scout’s social network may be more valuable to you than her location, since she can favor you for introductions to people she knows anywhere who might need an agent in your area. Sometimes her friends will ask her for advice. Just one introduction might generate many times the cost of her membership.
New members can in turn enroll more licensees and Scouts, thus expanding your own network and rewards payline, and theirs.

Scouts are a risk-free force multiplier to your marketing efforts. They can add business that you probably would not get otherwise. You can enroll friends far away and might get many unexpected introductions to potential clients from them. It’s especially valuable if you live in a magnet city that draws new residents from all over, or if there is high turnover in your city. Locally, your Scouts will most likely refer their friends to you first. Tip: every customer you ever had is a good candidate to become your Scout.
Sukasa’s rewards system makes it cheap and easy to build an enduring passive cash flow that could pay you rewards for years, even if all your efforts happen only in your first week. Unlicensed members know agents and investors who are strangers to you but who will build your team far beyond you.

Because sooner or later everyone learns about people who will be moving, which means that there could be an upcoming sale of a house in one city and purchase of another one somewhere else. Those are potential clients who might be far away, but any Sukasa member can get paid for introducing them to licensed Sukasa agents both for the sale of the first house in one city and for the purchase of another in the next city.
Often people will ask for a local agent recommendation, and Sukasa affiliated agents will pay for the introduction.
You can financially benefit for years, even if you’re inactive. You get the same percentage reward year after year on every member you enroll and possibly on all members on your team up to four more generations of members even if you never meet them. Your rewards base can flourish because subsequent generations tend to be wider.
If and when you are the customer selling or buying a house, Sukasa agents will expect to charge you less for their services to you.

No. Members can be in any country. But payment of commissions, fees, or rewards will have to be processed through a U.S. or Canadian bank. We expect that most real estate introductions will center on USA and Canada property, even if sold by or sold to a non-resident.

Many people all over the world know other people all over the world who want to buy or sell property in the USA or Canada, They can monetize that knowledge using Sukasa. They can also establish a residual USA based income stream from rewards. We pay rewards in U.S. dollars through our U.S. bank, and non-residents can withdraw them via ACH even if they live abroad.

In Sukasa’s early days there will be places where we do not yet have licensed agents. That creates an opportunity for enterprising members who can seek out a broker or agent and enroll her/him. There is a special bonus reward (FiZ) for recruiting the first agent in a zip code or Canada postal code. That one enrollment could flourish in a year, generating commissions or marketing fees, plus rewards from the new member’s own expanding team. [Sukasa gets notified about member queries for places where we do not yet have a licensed member. We make a special effort to find and enroll one soon after.]

Your risk is that you will not use your annual $249 membership for business introductions, nor enroll any new members who build your team. A single transaction resulting from a Sukasa introduction could pay back your $249 membership cost many times over. Separately, the annual rewards from enrolling a few members could soon grow to be many times the annual membership cost. If you operate as we recommend there should be no other cost or expenses.

There is opportunity cost of the deals you could have made but didn’t, of the customer relationships you could have started but didn’t, and of all the people you could have enrolled as members but didn’t. People you might have invited when you first learned about Sukasa might well end up inviting you first.

Yes, of course. But it’s a time-consuming challenge if each deal is a one-off with little likelihood of repeat business. And if you’re not a licensed agent yourself, it’s less likely that a random licensed agent anywhere would pay you for introductions. Sukasa’s system helps agents build a motivated referral group that expands virally on its own, and can be both local and international. Using Sukasa, the offer you can bring to potential collaborators is far bigger than a one-off deal and can fuel continual deal flow from unrelated people all over the world. Moreover, Sukasa membership holds potential for ever-increasing passive cash flow from rewards. Doing any of that is difficult and expensive for an individual or small group.

In the USA cash rewards are taxable income, and we are required to report all income over $600 per year that we pay to any US taxpayer. (We anticipate that active members will receive far more than $600.) We send you a report (form 1099) in February each year for the prior year just ended. US taxpayers must file a completed IRS form W-9 with us before we can release rewards payments. You should consult your tax adviser for a definitive opinion, but we believe that your Sukasa membership fee is a deductible expense. We do not report members' rewards income to any non-US government agency.

For Sukasa’s purposes it is merely a term of convenience. When someone you invite becomes a member, we say that you have “enrolled” him/her, even though there is no work other than sending a link so the new member can sign up and pay Sukasa online.

The work is mostly done by the system. You don’t make presentations, take orders, or process payments. Just mention Sukasa in calls, then send an enrollment link from your Virtual Office so the person can sign up tied to you. The multi-generation reward structure makes the system a self-generating force multiplier where your enrolling a single effective or influential person could result in many people joining your team because of that one person’s reach. If you launch effectively your personal team might grow vast without your involvement.

If you do it as we recommend there should be no expenses at all. There is no fee for the right to invite new members. There are no promotion costs, no overhead, no business license, no advertising, nothing to mail, no meetings, no travel or training expenses.

You get a full refund if you cancel within 10 days after you subscribe the first time. If you cancel and then wish to re-enroll later there may be a surcharge on your rewards. Annual renewals are non-refundable.

To see your rewards you open your Sukasa Virtual Office, which is free. From there you can transfer your rewards to your personal bank account. There is a $3 bank ACH processing fee to process a transfer. A new enrollee is not considered a member until his 10-day credit card rescission period has passed, so enrollments late in the month won’t generate rewards until the following month.

Accumulated rewards older than one year expire. If your membership lapses for non-payment you forfeit all accumulated rewards no matter how current.

Yes, if you’re an agent, broker, or investor (not a Scout) you can enroll yourself in an additional membership if you register its official address in a different zip code or postal code. (You don’t have to change your billing address.) You can count an add-on membership as one of your personally enrolled members as a first-generation leg, so it would count to qualify you for an additional generation of reward depth. The additional membership would use the same cell phone number for your ID, but Sukasa would add a unique numeral extension to distinguish it from the first membership under that cell phone number If you’re a Scout, not an agent or broker you can only have one membership in your own name. Your spouse can have a separate membership using his/her unique cell phone number and tax ID. To be in both the Agent and Investor databases requires two memberships, but the member can use the same address if the memberships are in different classes (i.e. Scout, Agent, Investor).

Yes. But the giftee must enter his own registration data through the private Virtual Office that Sukasa will assign him and must certify that the information is correct. The membership commences on the day it is purchased even if the giftee does not immediately provide his data.

A membership can have substantial value because of the relationships and potential residual rewards. Members can sell or give their membership to another “natural” person (i.e. a human being, not a corporation-like entity), but it will remain in its original genealogy. Transferors and transferees are responsible for changing their profiles and transferring their bank access to withdraw rewards. Sukasa is not responsible for allocation of accumulated rewards if the transfer parties fail to update the reward payment information. Sukasa may charge the parties a $200 fee to process the transfer. An acquired existing membership does not count as a personal enrollment for the acquirer (for purposes of generation depth qualification).

From Sukasa’s perspective only human beings can be members, even if your membership is owned by a corporation-like entity that pays for it. So if you sell your corporation-like entity that pays for your membership you should tell your buyer that your Sukasa membership is not automatically transferred along, but must be transferred separately from one individual (you) to another individual, no matter who pays for it. The same rules apply if your membership falls into your estate when you die.

No. Acquired memberships keep their own separate Sukasa ID, stay in their original genealogy, and receive their own rewards.

As a member you are a customer purchasing a business service. You’re not an agent, representative, employee, affiliate, distributor, contractor, or reseller. There are no business licenses, no employees, no separate tax reporting, no bookkeeping, no expenses.

No. The viral multi-generational rewards aspect may resemble MLM and can be lucrative. but it’s not MLM because there is nothing to buy other than your own membership for your personal use, and nothing to sell. You are a customer, not a distributor, re-seller, affiliate, agent or representative. There is no fee for the right to invite new members. There are no training fees, no sales kits, no cooperative advertising programs, no production requirements, no automatic repurchase requirements, no opportunity meetings, no conferences, no conventions, no travel, no maintenance qualifications, no website fees. Just use the system yourself, tell people about it, and invite them to join.

Yes, because the depth of your payline increases by the number of members (legs) you personally enroll, up to five deep. You might have only one leg under you, and it could have thousands of members. But if you enrolled only the first member yourself, you get rewards only on that one person, not on anyone after him/her. To get rewards on all five generations you must have enrolled five members yourself. (If a member you enroll lapses, the leg under him/her remains there for you, but you can’t count it as a personal enrollment. You would have to replace the lapsed member with a new leg.)

Yes, if within 10 days of that new member’s first enrollment.

The rewards software compresses generations automatically. Members who lapse fall out of your payline, and their entire group rises a generation closer to you. That situation might be a financial windfall for you because later generations tend to be wider, possibly raising many members into your payline. For example, your sixth generation might be 3x bigger than your fifth, but it could not be in your payline unless someone between you lapses.

If you keep your own membership current you still get any rewards you qualify for even if you’re inactive or retired. If your team is many generations deep you should always have five personally enrolled (first generation) members yourself to optimize your rewards. Missing a generation might cost you thousands of dollars over a year.

This is not a trivial concern since rewards can accumulate fast and a large team can have enduring and increasing value. Unless your executor notifies us, we make no changes to your database registration, and rewards continue to accumulate in your account. Sukasa is not required to notify anyone if you lapse or may lapse, so it is up to you to arrange for transfer and continuation upon your death. We recommend that you specifically plan for membership transfer in your will since your heirs may not understand its value. (If your team is large it could be wise to enroll your intended heir as a member so he/she would understand the mechanism and the value.) You should also ensure that you have provided for annual renewal, so your membership won’t lapse and be eliminated. Sukasa charges a $200 fee to process transfer of a membership and accumulated rewards from a deceased member to a beneficiary using a different bank account. To withdraw accumulated rewards to a new bank account the beneficiary member will have to make arrangements with your bank, assuming he/she has your prior authorization.

Lapsing even a single month could cost you the loss of your entire team, plus thousands of dollars in lost rewards. Reinserting a lapsed member in the genealogy is complicated and expensive because rewards may have already been processed. In your virtual office you can set up an automatic renewal option charging your credit card. You can also opt to have your annual renewal paid from your accumulated rewards, which gets you a $19 discount when you renew.

Free Members might come from other members who place them under you during their first 10 days. Free Members do not count to qualify you for Fast Start or Speed Enroller bonuses, or for generation depth qualification.

You get a $125 Fast-Start bonus reward if you personally enroll 5 members in your first 30 days whether they are licensed agents or not. Free Members given to you do not count for this. The Fast-Start bonus is in addition to your 6% first generation rewards. It is separate from Speed Enroller bonuses, but the same people may count for those too if they are FiZ members. (You can get an additional Fast Start bonus for each additional 5 members you enroll in your first 30 days.)

First-in-Zip is a Sukasa agent or broker who is the first in his/her US zip or Canada postal code. You get a $30 FiZ bonus reward on each FiZ member you enroll. Sukasa offers this to motivate members to expand the network of agents rapidly.

You get a $100 Speed Enroller bonus if you enroll five FiZ qualified members in your first 30 days. Those same members would count for Fast-Start bonus as well. (You can get an additional Speed Enroller bonus for every 5 FiZ members you enroll in your first 30 days.)

There are only two steps, and they’re free. First, tell people about Sukasa, one at a time. Second, send an enrollment link to people who expect one. (It’s not effective to send an invitation link before having a conversation.) You don’t have to present anything, deliver anything, process paper, or collect money. Do not post ads on the internet or in social media, since doing that violates our rules and works against you if people sense that you’re competing using mass promotion techniques. Any advertising or public social media promotion are grounds for terminating your membership.
Agents, brokers, and investors. Call agents you know anywhere. First use the phone or meet in person. If you’re an agent or investor yourself, you can show them your own database listing using screen share. [Some professionals like to meet over lunch and show their Virtual Office on their cellphone or tablet.]
Potential Scouts. It’s the same process, but the main appeal to potential Scouts is for making introductions and building the team. Scouts who themselves are moving would be interested in joining to introduce themselves as prospective clients.

No. For regulatory precaution the only promotion we permit is person-to-person one-on-one contact, virtual or live. You may not advertise Sukasa or describe it in social media, nor solicit strangers through any mass publishing, broadcast, online sales funnels, videos, Google Ads, social media, etc. You may send individual follow-up email but may not describe Sukasa in group emails. You may state “Sukasa member,” “Sukasa Investor,” or “Sukasa Agent” or the like on your website, business card, brochures, or social media, as long as you do not describe Sukasa there. (It’s more effective to arouse curiosity so people ask you and thus open the conversation.) A narrow statement like “ask me about Sukasa” is permitted.

We can suspend your membership and rewards while we investigate and calculate the cost of dealing with any regulatory action or civil complaints resulting from your activities in violation of our rules. If we determine that you have enrolled strangers through public advertising or social media posts you will lose those members and their teams and Sukasa can claw back any rewards paid to you previously on those members and their teams. If the violations continue, we can terminate your membership.
There are three reasons for these rules: 1. Sukasa must make all promotion messages consistent. It does not allow promotion techniques that could trigger a civil lawsuit or a requirement for Sukasa to be regulated; 2. a few individuals who dominate the promotion though mass-presentation techniques could discourage the far larger number of persons who don’t have the time, money, skills or inclination to imitate them; 3. There is a positive scarcity appeal when the system grows by private one-on-one personal invitations. It makes the system magnetically appealing, and because of its organic virality it is fast and efficient.

Americans and Canadians change homes now more than ever. Sukasa Network connects prospective clients to near and far agents early in the process. Be one of us to profit, whether you’re licensed or not.

What is Sukasa?

Why Sukasa?

How Sukasa works.

Sukasa is private. If you’re not a member, you can’t get access.

For Agents

For Members

Benefits of joining the Sukasa Network

Shared Commissions

$249 per year. That’s all!

Promotional Rewards

Promote once. Get rewards for years.

For details read our FAQs

We are in pre-launch. Enrollment starts January 16, 2025.
We can reserve your network placement in advance if you email contact@sukasa.network.

So why wait?

Is my friend a Sukasa member?

TEAM LEADERS

Our story

Ronald Terrazas

Reta Oznick