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Texas Real Estate Salesperson — Requirements & Free Practice

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Licenses, application pathways and examination requirements

Each license and applicant pathway has its own requirements and exemptions. Choosing practice questions does not determine your eligibility.

Probationary Real Estate Sales Agent License

Sales-agent license issued on terms established in a Commission order under §1101.365 and §535.54.

Licensing authority: Texas Real Estate Commission · Application information

Discretionary initial probationary licensure
Activation
The license is issued inactive. Practice requires sponsorship by an active Texas licensed broker.
Age
At least 18 years old at application.
Application
Submit the Commission application and required fee; fulfill licensing requirements within one year of filing.
Commission Order
TREC determines probationary issuance is appropriate and specifies its terms in the licensing order.
Education
180 qualifying classroom hours: Principles of Real Estate I and II (60 total), Law of Agency (30), Law of Contracts (30), Promulgated Contract Forms (30), and Real Estate Finance (30).
Fitness
Satisfy TREC as to honesty, trustworthiness and integrity; provide TREC fingerprints and clear the criminal-history check.
Legal Status
United States citizen or lawfully admitted alien.
Probation Terms
May include restricted practice, education, cooperation, reporting, and other reasonable conditions; applicable licensing examinations remain required unless an existing statutory waiver applies.
Repeat Failure
After three consecutive failures, complete 30 additional qualifying hours for each failed portion (60 when both fail) before retesting or a new application.
Score Validity
Each national and state examination result is valid for one year from the date that part is passed.
Probationary issuance with statutory previous license examination waiver
No examination is required for this applicant pathway.
Commission Order
Probationary license and restrictions must be authorized by the Commission order.
Previous License
Texas broker or sales-agent license within two years before application; for §1101.402 the equivalent license expired less than two years before application.
Remaining Requirements
Applicable fitness, fingerprint, education, application, fee and sponsorship requirements remain.

Official no-examination sources

Effective from 2026-09-22.

Renewal of a probationary license
No examination is required for this applicant pathway.
Late Boundary
Late renewal is available only less than six months after expiration; later issuance within two years uses the prior-license examination waiver.
Order
Unless the granting order specifies otherwise, renew by application, applicable education and fee.
Remaining Probation
For an authorized late renewal, uncompleted probation resumes the day after renewal.

Official no-examination sources

Effective from 2026-09-22.

Real Estate Sales Agent License

Texas sales-agent license, initially issued on inactive status; active practice requires a sponsoring Texas broker. Inactive, renewed, reinstated and reactivated statuses retain the same license identity.

Licensing authority: Texas Real Estate Commission · Application information

Subsequent renewal on active status
No examination is required for this applicant pathway.
Deferral
§535.91(h) permits a 60-day continuing-education deferral on payment of the deferral fee; failure to complete it results in inactive status.
Education
18 continuing education hours, including four-hour Legal Update I, four-hour Legal Update II and three hours of contracts; delegated supervisors also take six-hour Broker Responsibility.
License
Existing active license after the first licensing period.
Renewal
File renewal, pay the fee and satisfy fingerprints and disclosure requirements.

Official no-examination sources

Effective from 2026-09-22.

Sales agent licensure by a current or recent Texas broker
No examination is required for this applicant pathway.
Activation
Issued inactive; complete required continuing education and establish broker sponsorship to practice.
Background
TREC fingerprints, fitness, application and fee requirements apply.
Education
§1101.358(b) waives qualifying education when licensed in Texas within six months; otherwise supply applicable qualifying education and required continuing education.
Previous License
Currently licensed as a Texas broker, or held a Texas broker license within the preceding two years.
Surrender
Surrender a current broker license before the sales-agent license issues.

Official no-examination sources

Effective from 2026-09-22.

First sales agent license renewal
No examination is required for this applicant pathway.
Education
Complete 90 additional qualifying classroom hours, including the 30-hour brokerage course; applicable Legal Update I, Legal Update II and delegated-supervisor broker-responsibility education also apply.
Prior License
Existing sales-agent license at the first renewal.
Renewal
File timely, pay renewal fee, comply with fingerprints and disclosure requirements.

Official no-examination sources

Effective from 2026-09-22.

Placement of an existing license on inactive status
No examination is required for this applicant pathway.
Practice
No brokerage activity while inactive; keep renewal fees current.
Trigger
Death or loss of eligibility of sponsor, termination of sponsorship, failure to complete continuing education timely, or application for inactive status.

Official no-examination sources

Effective from 2026-09-22.

Renewal on inactive status
No examination is required for this applicant pathway.
Education
Continuing education is not required to renew inactive, but must be satisfied before returning active; initial-renewal qualifying education under §535.55(b) and §535.91(d) remains applicable.
License
Existing inactive sales-agent license.
Renewal
File renewal and pay applicable fees; no brokerage activity on inactive status.

Official no-examination sources

Effective from 2026-09-22.

Initial licensure by examination
Activation
The license is issued inactive. Practice requires sponsorship by an active Texas licensed broker.
Age
At least 18 years old at application.
Application
Submit the Commission application and required fee; fulfill licensing requirements within one year of filing.
Education
180 qualifying classroom hours: Principles of Real Estate I and II (60 total), Law of Agency (30), Law of Contracts (30), Promulgated Contract Forms (30), and Real Estate Finance (30).
Fitness
Satisfy TREC as to honesty, trustworthiness and integrity; provide TREC fingerprints and clear the criminal-history check.
Legal Status
United States citizen or lawfully admitted alien.
Repeat Failure
After three consecutive failures, complete 30 additional qualifying hours for each failed portion (60 when both fail) before retesting or a new application.
Score Validity
Each national and state examination result is valid for one year from the date that part is passed.
Late renewal before six months after expiration
No examination is required for this applicant pathway.
Expiration
Expired less than six months; increased fee depends on whether expiration is within 90 days or more than 90 days.
Status
Submit renewal application and required fee; renewed inactive, then satisfy §535.122 to reactivate.

Official no-examination sources

Effective from 2026-09-22.

Military alternative licensure — equivalent license
No examination is required for this applicant pathway.
Fees
Application and examination fees paid to the state are waived under §55.009.
Issuance
§55.004(a) requires issuance on these qualifications; §535.58(c) implements issuance within 10 business days.
Military Status
Military service member, military veteran or military spouse.
Prerequisites
The Executive Director may waive prerequisites after reviewing credentials under §55.004(b); §535.58(f) permits alternative competency methods.
Qualifying License
Hold a current license from another state similar in scope of practice, in good standing with that state’s licensing authority.
Sponsorship
Texas real estate brokerage practice requires an active sponsoring broker.

Official no-examination sources

Effective from 2026-09-22.

Military alternative licensure — former Texas license
No examination is required for this applicant pathway.
Fees
Application and examination fees paid to the state are waived under §55.009.
Issuance
§55.004(a) requires issuance on these qualifications; §535.58(c) implements issuance within 10 business days.
Military Status
Military service member, military veteran or military spouse.
Prerequisites
The Executive Director may waive prerequisites after reviewing credentials under §55.004(b); §535.58(f) permits alternative competency methods.
Qualifying License
Have held this Texas license within the five years preceding the application date.
Sponsorship
Texas real estate brokerage practice requires an active sponsoring broker.

Official no-examination sources

Effective from 2026-09-22.

Military applicant under general licensure requirements
Activation
The license is issued inactive. Practice requires sponsorship by an active Texas licensed broker.
Age
At least 18 years old at application.
Alternative Competency
Under §535.58(f), TREC may accept alternative competency evidence, including education, continuing education, written or practical examinations, letters of good standing or recommendation, work experience, or other methods required by the Executive Director; unnamed examinations are conditions.
Application
Submit the Commission application and required fee; fulfill licensing requirements within one year of filing.
Education
180 qualifying classroom hours: Principles of Real Estate I and II (60 total), Law of Agency (30), Law of Contracts (30), Promulgated Contract Forms (30), and Real Estate Finance (30).
Fitness
Satisfy TREC as to honesty, trustworthiness and integrity; provide TREC fingerprints and clear the criminal-history check.
Legal Status
United States citizen or lawfully admitted alien.
Military Credit
Verified relevant military service, training and education count toward requirements other than an examination requirement, subject to §55.007.
Military Status
Military service member, military veteran or military spouse; expedited processing and waiver of application and examination fees paid to the state.
Repeat Failure
After three consecutive failures, complete 30 additional qualifying hours for each failed portion (60 when both fail) before retesting or a new application.
Score Validity
Each national and state examination result is valid for one year from the date that part is passed.
Military service extension of expired license renewal
No examination is required for this applicant pathway.
Extension
Two additional years to renew without increased fee, education, experience requirements or examination.
Fee
Pay renewal fee in effect when the previous license expired.
Service
Active duty during the last renewal period, demonstrated by official orders or other TREC-acceptable documentation.

Official no-examination sources

Effective from 2026-09-22.

Initial licensure with an active equivalent out of state license
Activation
The license is issued inactive. Practice requires sponsorship by an active Texas licensed broker.
Age
At least 18 years old at application.
Application
Submit the Commission application and required fee; fulfill licensing requirements within one year of filing.
Education
180 qualifying classroom hours: Principles of Real Estate I and II (60 total), Law of Agency (30), Law of Contracts (30), Promulgated Contract Forms (30), and Real Estate Finance (30).
Fitness
Satisfy TREC as to honesty, trustworthiness and integrity; provide TREC fingerprints and clear the criminal-history check.
Legal Status
United States citizen or lawfully admitted alien.
National Waiver
22 TAC §535.57(d)(2): The Commission may waive the national portion if the applicant maintains an active equivalent license in another state and has passed a comparable national examination accredited or certified by a nationally recognized real estate regulator association. The discretion is an applicant condition; both currently offered examinations remain identified.
Nonresident
Nonresident applicants satisfy the same requirements and submit the irrevocable consent to legal action and service of process required by §1101.360.
Out Of State License
Maintain an active equivalent license from another state. Other jurisdictions’ licenses and examinations are applicant evidence, not leaves of this Texas route.
Repeat Failure
After three consecutive failures, complete 30 additional qualifying hours for each failed portion (60 when both fail) before retesting or a new application.
Score Validity
Each national and state examination result is valid for one year from the date that part is passed.
Reactivation from inactive status
No examination is required for this applicant pathway.
Certification
Certify no activity requiring a license after it became inactive.
Education
Document all applicable continuing education.
Fee
Pay the applicable fee.
Sponsorship
Establish broker sponsorship using a TREC-acceptable process.

Official no-examination sources

Effective from 2026-09-22.

Reinstatement after expiration
No examination is required for this applicant pathway.
Expiration
Statute §1101.451(f) bars renewal at six months or longer; apply for a new or reinstated license with §1101.402 examination waiver.
Fitness And Fees
Pay required reinstatement fees and satisfy honesty, trustworthiness and integrity.
Previous License
Held a Texas sales-agent license within two years before filing.
Rule Boundary
TREC §535.91(i)(1) states: "If a license has been expired for more than six months, a license holder may not renew the license." The statute’s six-month boundary controls.
Status
Sales-agent license reinstated inactive; activation follows §535.122.

Official no-examination sources

Effective from 2026-09-22.

Texas Sales Agent State Law Examination

Provider
Pearson VUE
Format
Computer-based written examination
Exam questions
40 scored items and 10 unscored pretest items
Time limit
90 minutes for the state examination
Passing score
28 of 40 scored questions correct (70%)
Examination outline
  • I. COMMISSION DUTIES AND POWERS (3 ITEMS)
    • A. General Powers — 1. Composition, Duties, and Powers
    • A. General Powers — 2. Real Estate Advisory Committees
    • B. Handling of Complaints — 1. Investigations
    • B. Handling of Complaints — 2. Hearings and Appeals
    • C. Penalties for Violation — 1. Unlicensed Activity
    • C. Penalties for Violation — 2. Authority for Disciplinary Actions
    • C. Penalties for Violation — 3. Recovery Trust Account
  • II. LICENSING (3 ITEMS)
    • A. Activities Requiring License — 1. Scope of Practice
    • A. Activities Requiring License — 2. Exemptions
    • A. Activities Requiring License — 3. Business Entities
    • A. Activities Requiring License — 4. Inspectors and Appraisers
    • B. Licensing Process — 1. General Requirements (fitness sponsor, etc.)
    • B. Licensing Process — 2. Education
    • B. Licensing Process — 3. Examination
    • B. Licensing Process — 4. Grounds to Deny an Application
    • B. Licensing Process — 5. Appeals of Denial
    • C. License Maintenance and Renewal — 1. Continuing Education
    • C. License Maintenance and Renewal — 2. Change of Sales Agent Sponsorship
    • C. License Maintenance and Renewal — 3. Inactive Status
    • C. License Maintenance and Renewal — 4. Assumed Names
  • III. STANDARDS OF CONDUCT (9 ITEMS)
    • A. Professional Ethics and Conduct
    • B. Grounds for Discipline
    • C. Unauthorized Practice of Law
    • D. Trust Accounts
    • E. Splitting Fees
    • F. Rebates
    • G. Advertising
  • IV. AGENCY/BROKERAGE (11 ITEMS)
    • A. Disclosure
    • B. Intermediary Practice
    • C. Duties to Client (including Minimum Services)
    • D. Broker-Sales Agent Relationships
    • E. Broker’s Responsibility for Acts of Sales Agent
    • F. Appropriate Use of Unlicensed Assistants
  • V. CONTRACTS (9 ITEMS)
    • A. Promulgated Contracts, Forms, and Addenda
    • B. Statute of Frauds
    • C. Seller Disclosure Requirements
  • VI. SPECIAL TOPICS (5 ITEMS)
    • A. Community Property
    • B. Homestead Protections and Tax Exemptions
    • C. Deceptive Trade Practices Act
    • D. Wills and Estates
    • E. Landlord-Tenant Issues
    • F. Foreclosure and Short Sales
    • G. Recording Statutes
    • H. Mechanic’s and Materialman’s Liens
    • I. Veterans Land Board
    • J. Home Owners Associations
    • K. Equitable Interest
Examination sources

Real Estate Salesperson Examination — National/General Portion

Provider
Pearson VUE
Format
General (national) portion of a state real estate salesperson examination delivered by Pearson VUE; scored separately from the state portion with a pass/fail result, and a candidate who passes one part and fails the other retakes only the failed part
Exam questions
85 items: 80 scored items and 5 pretest items that are not counted toward the score
Examination outline
  • I. REAL PROPERTY CHARACTERISTICS, LEGAL DESCRIPTIONS, AND PROPERTY USE (SALES 11; 6 KNOWLEDGE, 3 APPLICATION, 2 ANALYSIS)
    • A. Real property vs. personal property (3 items): 1. Fixtures, trade fixtures, emblements; 2. Attachment, severance, and bill of sale
    • B. Characteristics of real property (2 items): 1. Economic characteristics (a. Scarcity; b. Modification / Improvement; c. Permanence of Investment / Fixity; d. Area Preference / Situs); 2. Physical characteristics (a. Immobility; b. Indestructibility; c. Non-homogeneity / Uniqueness)
    • C. Legal descriptions (3 items): 1. Methods used to describe real property; 2. Survey
    • D. Public and private land use controls – encumbrances (3 items): 1. Public controls – governmental powers (a. Police power, eminent domain, taxation, escheat; b. Zoning ordinances); 2. Private controls, restrictions, and encroachments (a. Covenants, conditions, and restrictions (CC&Rs), HOAs; b. Easements; c. Licenses and encroachments)
  • II. FORMS OF OWNERSHIP, TRANSFER, AND RECORDING OF TITLE (SALES 9; 5 KNOWLEDGE, 2 APPLICATION, 2 ANALYSIS)
    • A. Ownership, estates, rights, and interests (5 items): 1. Forms of ownership; 2. Freehold estate (a. Fee simple absolute; b. Fee simple defeasible, determinable, and condition subsequent; c. Life estate; d. Bundle of rights); 3. Leasehold estates and types of leases (a. Estate for years and from period to period (periodic estate); b. Estate at will and estate at sufferance; c. Gross, net, percentage leases, etc.); 4. Liens and lien priority; 5. Air, surface and sub-surface rights
    • B. Deed, title, transfer of title, and recording of title (4 items): 1. Elements of a valid deed; 2. Types of deeds; 3. Title transfer (a. Voluntary alienation; b. Involuntary alienation); 4. Recording the title (a. Constructive and actual notice; b. Title abstract and chain of title; c. Marketable title and cloud on title; d. Attorney title opinion, quiet title lawsuit, and title insurance)
  • III. PROPERTY VALUE AND APPRAISAL (SALES 11; 6 KNOWLEDGE, 3 APPLICATION, 2 ANALYSIS)
    • A. Concept of value (4 items): 1. Market value vs. market price; 2. Characteristics of value; 3. Principles of value
    • B. Appraisal process (2 items): 1. Purpose and steps to an appraisal; 2. Federal oversight of the appraisal process
    • C. Methods of estimating value and Broker Price Opinions (BPO) (5 items): 1. Sales comparison approach (market data); 2. Cost approach (a. Improvements and depreciation; b. Physical deterioration, functional, and economic obsolescence; c. Reproduction or replacement costs); 3. Income approach; 4. Gross rent and gross income multipliers; 5. Comparative Market Analysis (CMA); 6. Broker Price Opinion (BPO); 7. Assessed value and tax implications
  • IV. REAL ESTATE CONTRACTS AND AGENCY (SALES 16; 7 KNOWLEDGE, 6 APPLICATION, 3 ANALYSIS)
    • A. Types of contracts (1 item): 1. Express vs. implied; 2. Unilateral vs. bilateral
    • B. Required elements of a valid contract (3 items): 1. Voluntary; 2. Agreement / Promise; 3. Legally competent parties; 4. Lawful consideration; 5. Legal act / Purpose
    • C. Contract performance (3 items): 1. Executed vs. executory; 2. Valid vs. void; 3. Voidable vs. unenforceable; 4. Breach of contract, rescission, and termination; 5. Liquidated, punitive, or compensatory damages; 6. Statute of Frauds; 7. Electronic contracts and digital signatures; 8. Time is of the essence
    • D. Sales contract (2 items): 1. Offer and counteroffer; 2. Earnest money and liquidated damages; 3. Equitable title; 4. Contingencies; 5. Disputes and breach of contract; 6. Option contract and installment sales contract
    • E. Types of agency and licensee-client relationships (2 items)
    • F. Creation and termination of agency (2 items)
    • G. Licensee obligations to parties of a transaction (3 items)
  • V. REAL ESTATE PRACTICE (SALES 10; 5 KNOWLEDGE, 3 APPLICATION, 2 ANALYSIS)
    • A. Responsibilities of broker (2 items): 1. Practicing within scope of expertise; 2. Unauthorized practice of law
    • B. Brokerage agreements between the broker and principal (seller, buyer, landlord, or tenant) (3 items): 1. Seller representation – Types of listing agreements (a. Exclusive right-to-sell and exclusive agency listing; b. Non-exclusive or open listing; c. Net listing (conflict of interest); d. Multiple listing service (MLS)); 2. Buyer representation; 3. Property management agreement (a. Accounting for funds; b. Property maintenance; c. Leasing property; d. Collecting rents and security deposits); 4. Termination of agreements; 5. Services, fees, and compensation
    • C. Fair Housing (3 items): 1. Equal opportunity in housing; 2. Protected classes; 3. Fair housing laws; 4. Illegal practices, enforcement, and penalties; 5. Prohibited advertising; 6. Housing and Urban Development (HUD); 7. Americans with Disabilities Act (ADA)
    • D. Risk management (2 items): 1. Supervision; 2. Compliance with federal regulations; including Privacy and Do Not Contact; 3. Vicarious liability; 4. Antitrust laws; 5. Fraud and misrepresentation; 6. Types of insurance (a. Errors and Omissions; b. General Liability)
  • VI. PROPERTY DISCLOSURES AND ENVIRONMENTAL ISSUES (SALES 9; 5 KNOWLEDGE, 3 APPLICATION, 1 ANALYSIS)
    • A. Property conditions and environmental issues (5 items): 1. Hazardous substances (a. Lead-based paint; b. Asbestos, radon, and mold; c. Groundwater contamination and underground storage tanks; d. Waste disposal sites and brownfields; e. Flood plains, flood zones, and flood insurance); 2. Clean Air and Water Acts; 3. Environmental Protection Agency (EPA) (a. Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA); b. Superfund Amendment and Reauthorization Act (SARA); c. Environmental site assessments (including Phase I and II studies) and impact statements; d. Wetlands protection)
    • B. Environmental and property disclosure obligations and liability (4 items)
  • VII. FINANCING AND SETTLEMENT (SALES 7; 4 KNOWLEDGE, 2 APPLICATION, 1 ANALYSIS)
    • A. Financing concepts and components (2 items): 1. Methods of financing (a. Mortgage financing – conventional and non-conventional loans; b. Seller financing – land contract/contract for deed); 2. Lien theory vs. title theory and deed of trust; 3. Sources of financing (primary and secondary mortgage markets, and seller financing); 4. Types of loans and loan programs; 5. Mortgage clauses
    • B. Lender Requirements (1 item): 1. FHA requirements; 2. VA requirements; 3. USDA Loan requirements and rural development financing; 4. Conventional requirements; 5. Buyer qualification and Loan to Value (LTV); 6. Hazard and flood insurance; 7. Private mortgage insurance (PMI) and mortgage insurance premium (MIP)
    • C. Federal Financing Regulations and Regulatory Bodies (2 items): 1. Truth-in-Lending and Regulation Z; 2. TILA-RESPA Integrated Disclosures (TRID) (a. Consumer Financial Protection Bureau (CFPB); b. Loan Estimate (LE); c. Closing Disclosure (CD)); 3. Real Estate Settlement Procedures Act (RESPA) (a. Referrals; b. Rebates); 4. Equal Credit Opportunity Act (ECOA); 5. Mortgage fraud and predatory lending
    • D. Settlement and closing the transaction (2 items)
  • VIII. REAL ESTATE MATH CALCULATIONS (SALES 7; 4 APPLICATION, 3 ANALYSIS)
    • A. Property area calculations (1 item): 1. Square footage; 2. Acreage total
    • B. Property valuation (1 item): 1. Comparative Market Analysis (CMA); 2. Net Operating Income (NOI); 3. Capitalization rate; 4. Equity in property; 5. Establishing a listing price; 6. Assessed value and property taxes
    • C. Commission/compensation (1 item)
    • D. Loan financing costs (1 item): 1. Interest; 2. Loan to Value (LTV); 3. Fees; 4. Amortization, discount points, and prepayment penalties
    • E. Settlement and closing costs (1 item): 1. Purchase price and down payment; 2. Monthly mortgage calculations- principal, interest, taxes, and insurance (PITI); 3. Net to the seller; 4. Cost to the buyer; 5. Prorated items; 6. Debits and credits; 7. Transfer tax and recording fee
    • F. Investment (1 item): 1. Return on investment; 2. Appreciation; 3. Depreciation; 4. Tax implications on investment
    • G. Property management calculations (1 item): 1. Property management and budget calculations; 2. Tenancy and rental calculations
Examination sources