NY Real Estate License Exam: What to Expect and How to Pass

Getting your New York real estate license opens the door to one of the most dynamic careers in the state. But before you can start showing properties and closing deals, you need to pass the New York State Real Estate Salesperson exam. Here’s a complete breakdown of what the test covers and how to prepare effectively.

The Exam at a Glance

• Number of questions: 75 multiple-choice questions
• Time limit: 1.5 hours (90 minutes)
• Passing score: 70% (at least 53 correct answers)
• Administered by: eAccessNY (PSI Services on behalf of the NY Department of State)
• Cost: $15 per attempt
• Format: Computer-based at a testing center

Who Can Take It?

To sit for the NY real estate exam, you must first complete a state-approved 77-hour pre-licensing course. These courses are available through accredited real estate schools and cover all the topics tested on the exam. You apply through the eAccessNY portal once your course completion is on file.

What Topics Are on the Exam?

The NY real estate salesperson exam tests knowledge across several key areas:

1. Real property and ownership — types of property ownership, estates, deeds, title, and recording
2. Land use and regulations — zoning, building codes, environmental laws, eminent domain
3. Valuation and market analysis — appraisal methods, CMA, market value concepts
4. Financing — mortgage types, the lending process, RESPA, Truth-in-Lending Act
5. Agency law and ethics — fiduciary duties, buyer’s vs. seller’s agents, dual agency, disclosure requirements
6. Contract law — offer and acceptance, contract types, contingencies, breach of contract
7. NY state-specific laws — fair housing, license law, property condition disclosure
8. Leases and property management — lease types, landlord-tenant law

Agency law and NY-specific regulations tend to trip up the most test-takers. These topics require understanding nuanced distinctions — for example, the difference between a disclosed dual agent and a designated agent.

How to Study Effectively

Master the vocabulary. Real estate has its own language. You need to know terms like “encumbrance,” “easement,” “subordination,” “defeasance,” and “escheat” — and more importantly, how they apply to real-world situations.

Focus on math concepts. A handful of questions will require calculations: commission splits, proration of taxes and rents, loan-to-value ratios, and capitalization rates. Practice these until they feel automatic.

Don’t skip fair housing. The Fair Housing Act (federal) and NY’s Human Rights Law (state) are both tested. Know the protected classes, what constitutes discrimination, and what exemptions exist.

Use practice tests. The exam is time-pressured — about 72 seconds per question. Practice tests help you build speed and identify weak areas before test day. Aim to consistently score 80% or higher on practice tests before you schedule.

On Test Day

Arrive at the testing center 15–30 minutes early. Bring two forms of ID (one with a photo). You won’t be allowed to bring notes, phones, or study materials into the testing area. The computer-based test is scored immediately, so you’ll know your result before you leave.

After You Pass

Passing the exam is only the first milestone. You’ll need to find a licensed real estate broker to sponsor you, then activate your license through eAccessNY. Your license is valid for 2 years and requires 22.5 hours of continuing education to renew.

Ready to test your knowledge? Our NY Real Estate practice tests cover all the major topic areas in the same multiple-choice format as the real exam. Use them to find your weak spots and review until you’re consistently ready.