In brief
In 2026, an estate agent in France operates under the 1970 Hoguet Law and must hold the professional transaction card (Carte T) issued by the CCI, valid for 3 years and renewable after 14 hours of annual continuing education (Alur law). They work primarily for the seller, whereas a property hunter works exclusively for the buyer: in Paris, an agent's commission ranges from 3% to 6% of the sale price. Home Select, a property hunter and member of the FCI since 2011 with 16 buying agents, focuses solely on searching for the buyer and never represents a seller, to avoid any conflict of interest.
Key takeaways
- The Carte T (professional transaction card) is mandatory to practice as an estate agent in France, issued by the CCI.
- Obtaining the Carte T requires a diploma (BTS professions immobilieres or equivalent) or 10 years of experience in the field.
- Continuing education of 14 hours per year is mandatory since the Alur law of 2014 for card renewal.
- An estate agent works primarily for the seller, while a property hunter works exclusively for the buyer.
The estate agent is the central professional in the French property market. Holding the professional transaction card (Carte T), they are authorised to carry out transactions on behalf of their clients, primarily sellers. It is a regulated, demanding profession that offers varied career prospects. Here is how to access it, and how it differs from the property hunter.
How Do You Obtain the Carte T?
By meeting three cumulative conditions with the CCI (Chamber of Commerce and Industry) of the department where you practise: professional aptitude (diploma or experience), a financial guarantee subscribed with an approved organisation, and valid professional liability insurance. Without this professional transaction card, it is impossible to practise independently.
Professional aptitude can be obtained through one of the following routes. The BTS professions immobilieres is the most direct diploma: 2 years of specialised training covering property law, rental management, transactions and urban planning. A bachelor’s degree (bac+3) in law, economics or management also provides access to the card. Diplomas from state-recognised business schools are accepted, as are diplomas from the ICH (Institut de la Construction et de l’Habitation).
For professionals without an adequate diploma, the experience route remains open: 10 years as an employee in a company holding the Carte T (4 years if in a managerial position) allow submitting a validation of acquired experience application to the CCI.
What Does an Estate Agent Actually Do?
They work primarily on the seller’s side: their mandate, whether simple or exclusive, authorises them to market a property, from price estimation through to the signing at the notary’s office, by way of listing creation, arranging viewings and receiving offers. Their compensation is a commission on the sale price, generally between 3% and 6% depending on the market and the type of property.
In Paris, where prices are high, the rates practised are often at the lower end of this range, but the absolute amounts remain substantial. On an apartment sold for 800,000 euros, a 4% commission represents 32,000 euros.
The agent can also work for the buyer, but this is less common and potentially a source of conflicts of interest. The specialisation on the buyer’s side is precisely what the property hunter does.
Under What Statuses Can an Estate Agent Practise?
Three, principally. As a sole proprietorship or company (SARL, SAS), they are their own boss and manage their agency; as a salaried agency manager, they work for a network (Century 21, Laforet, etc.) while benefiting from employee status; in a hybrid model, they create their own firm while joining a brand network.
The choice of status depends on ambitions and resources. Opening your own agency in Paris requires a significant investment (commercial premises, storefront, tools, staff) and a thorough knowledge of the local market. Joining a network offers immediate brand recognition and shared tools, in exchange for monthly royalties.
How Many Hours of Continuing Education Does the Alur Law Require?
14 hours per year, or 42 hours over 3 years, since the Alur law of 2014: continuing education is mandatory and conditions the renewal of the Carte T. The required topics cover ethics, legal developments, technical building aspects and the energy transition.
In practice, training is offered by approved organisations, in person or online. Quality varies. Some are excellent, others amount to an administrative formality. A good professional goes beyond the legal minimum and proactively invests in their skills development.
What Is the Difference Between an Estate Agent and a Property Hunter?
The estate agent works for the seller, the property hunter exclusively for the buyer. Both hold the same Carte T, which technically authorises both activities, but the interests they defend are opposed.
An estate agent can therefore offer a search service for buyers, and a property hunter can (in theory) take on sales mandates. In practice, specialisation is the key to excellence.
At Home Select, we chose total specialisation on the buyer’s side since 2011. Our 16 property hunters do not take any sales mandates. This positioning eliminates all conflicts of interest and guarantees that every recommendation is made in the exclusive interest of the buyer. It is a philosophy that has won over more than 1,200 clients in 15 years.
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Frequently asked questions
01 What is the difference between an estate agent and a property hunter?
An estate agent primarily works for the seller: they are mandated to sell a property at the best price. A property hunter works exclusively for the buyer: they search for the ideal property and negotiate the lowest possible price. Both hold the Carte T, but their interests and methods differ fundamentally.
02 How long does it take to obtain the Carte T?
With the right diploma (BTS professions immobilieres, law degree), the application to the CCI takes 2 to 3 months. Without a diploma, you must first demonstrate 10 years of experience (or 4 years as a manager) in an agency, then submit the application. The card is valid for 3 years and renewable subject to continuing education (14 hours/year).
03 Can an estate agent also work as a property hunter?
Yes, the Carte T authorises both activities. Some professionals combine selling and property search for buyer clients. However, this dual role raises a conflict of interest: how can you best defend the buyer when you also represent sellers? That is why specialised hunters like Home Select are dedicated exclusively to property search.
04 What diploma do you need to become an estate agent?
A BTS in property professions or a degree in law, economics or business gives direct access to the Carte T issued by the CCI. Without a diploma, you must demonstrate 10 years of salaried experience in real estate (or 4 years as a manager) to obtain the card through validation of experience. Once obtained, the Alur law requires 14 hours of continuing education per year, i.e. 42 hours over the three-year period, to renew it. In Paris, an estate agent's commission generally sits between 3% and 6% of the sale price.
