About the exam
NY Real Estate Salesperson Exam structure
New York Real Estate Salesperson prep with 601 original practice questions, 77-hour curriculum-weighted mocks, flashcards, and topic recovery.
Issuer and path
New York Real Estate Salesperson Exam Prep is administered through New York Department of State. Check official resources before booking, retesting, or relying on a stale requirement.
License Law and Regulations
3 scored + 0 pretest
Article 12-A, Department of State authority, licensing categories, education, renewals, broker supervision, advertising, escrow, exemptions, and discipline.
Law of Agency
11 scored + 0 pretest
Agency relationships, fiduciary duties, disclosure, client and customer status, broker supervision, compensation, independent contractor status, and termination.
Legal Issues
10 scored + 0 pretest
Estates, interests, liens, easements, deeds, conveyance, title, closing costs, recording, ownership forms, and notice.
The Contract of Sales and Leases
3 scored + 0 pretest
Leasehold estates, contract essentials, statute of frauds, contract preparation, contingencies, offers, counteroffers, and attorney review concepts.
Real Estate Finance
5 scored + 0 pretest
Mortgages, notes, PITI, foreclosure, loan types, government-backed lending, secondary markets, Regulation Z, RESPA, TRID, and lending vocabulary.
Land Use Regulations
3 scored + 0 pretest
Zoning, variances, police power, subdivision controls, private restrictions, SEQRA awareness, and public land-use regulation.
Construction and Environmental Issues
5 scored + 0 pretest
Construction vocabulary, building permits, certificates of occupancy, site requirements, wells, septic, asbestos, lead, radon, mold, and environmental assessments.
Valuation Process and Pricing Properties
3 scored + 0 pretest
Market value, comparative market analysis, sales comparison, cost approach, income approach, depreciation, capitalization, and pricing strategy.
Human Rights and Fair Housing
6 scored + 0 pretest
Federal, state, and local fair housing duties, protected classes, advertising, steering, blockbusting, redlining, reasonable accommodation, and enforcement.
Real Estate Mathematics
1 scored + 0 pretest
Commissions, percentages, interest, points, area, acreage, mortgage qualifying, transfer tax, mortgage recording tax, real property tax, and prorations.
Municipal Agencies
2 scored + 0 pretest
Planning boards, zoning boards of appeals, building departments, tax assessors, conservation boards, health departments, and municipal approval roles.
Property Insurance
1 scored + 0 pretest
Property insurance purpose, policy types, replacement cost, actual cash value, liability coverage, escrow, binder timing, and transaction risk.
Licensee Safety
1 scored + 0 pretest
Office safety, showings, open houses, road safety, cybersecurity, client information, liability, incident follow-up, and office policy.
Taxes and Assessments
3 scored + 0 pretest
Ad valorem taxes, assessed value, equalization, special assessments, exemptions, grievance process, assessment review, and tax liens.
Condominiums and Cooperatives
4 scored + 0 pretest
Condominium ownership, common elements, offering plans, sponsor role, co-op shares, proprietary leases, recognition agreements, maintenance, and boards.
Commercial and Investment Properties
10 scored + 0 pretest
Investment characteristics, commercial property types, leases, net operating income, capitalization, leverage, risk, usable and rentable area, and tax shelter vocabulary.
Income Tax Issues in Real Estate Transactions
3 scored + 0 pretest
Primary residence treatment, capital gains, deductions, depreciation, recapture, passive activity, tax-deferred exchange, cash flow, and debt service.
Mortgage Brokerage
1 scored + 0 pretest
Mortgage broker role, mortgage banker distinction, dual agency disclosure, preapproval, prequalification, commitment, rate locks, rebates, and underwriting.
Property Management
2 scored + 0 pretest
Property manager functions, rent setting, tenant screening, maintenance, risk management, management agreements, landlord-tenant duties, and fair housing.
Before you schedule
Confirm your 77-hour course completion, eAccessNY account, current government-issued photo ID, printed scheduling summary, testing-location rules, fee, and any special testing arrangement needs before exam day.
Official Outline Coverage Map
Coverage is mapped to official outline item counts so content depth can be checked without hard-coding a single exam.
| Topic | Official outline items | Your questions | Your flashcards | Confidence |
|---|---|---|---|---|
| License Law and Regulations | 3 | 24 | 6 | Priority |
| Law of Agency | 11 | 86 | 6 | Priority |
| Legal Issues | 10 | 78 | 6 | Priority |
| The Contract of Sales and Leases | 3 | 23 | 6 | Priority |
| Real Estate Finance | 5 | 39 | 6 | Priority |
| Land Use Regulations | 3 | 23 | 6 | Good |
| Construction and Environmental Issues | 5 | 39 | 6 | Good |
| Valuation Process and Pricing Properties | 3 | 23 | 6 | Good |
| Human Rights and Fair Housing | 6 | 47 | 6 | Priority |
| Real Estate Mathematics | 1 | 8 | 6 | Good |
| Municipal Agencies | 2 | 16 | 6 | Good |
| Property Insurance | 1 | 8 | 6 | Good |
| Licensee Safety | 1 | 8 | 6 | Good |
| Taxes and Assessments | 3 | 23 | 6 | Good |
| Condominiums and Cooperatives | 4 | 31 | 6 | Good |
| Commercial and Investment Properties | 10 | 78 | 6 | Priority |
| Income Tax Issues in Real Estate Transactions | 3 | 23 | 6 | Good |
| Mortgage Brokerage | 1 | 8 | 6 | Good |
| Property Management | 2 | 16 | 6 | Good |
How to use this guide
How to study for the New York salesperson exam
Use the 77-hour curriculum as the map: anchor license law and agency first, then build legal issues, contracts, finance, fair housing, valuation, math, municipal rules, taxes, condo/co-op concepts, commercial investment, mortgage brokerage, and property management.
1. Identify the curriculum subject
Decide whether the item is license law, agency, legal issues, contracts, finance, land use, environmental issues, valuation, fair housing, math, taxes, condos/co-ops, commercial property, mortgage brokerage, or management.
2. Name the parties and duties
Separate broker, salesperson, client, customer, buyer, seller, landlord, tenant, lender, municipality, and regulator before choosing the rule.
3. Protect disclosure, writing, and funds
When money, advertising, agency, fair housing, material facts, or contracts appear, choose the consumer-protection and documentation answer.
4. Use formula-first math
For commissions, points, acreage, taxes, prorations, mortgages, NOI, and cap rate, write the formula and unit conversion before calculating.
License Law and Regulations
License law questions test Article 12-A, DOS authority, licensure categories, broker supervision, advertisements, escrow, exemptions, and discipline.
Key rules
Rule 1
License Law and Regulations questions reward the answer that follows the official source, the professional role, and the stated facts.
Exam cue: Identify the candidate role, client or public risk, source rule, calculation, or process step being tested.
Rule 2
The strongest answer identifies the rule, safety concern, ethical duty, calculation, client factor, or process step before acting.
Exam cue: Check whether the fact pattern is using a national standard, jurisdiction rule, handbook policy, or scenario-specific instruction.
Rule 3
Eliminate answers that ignore requirements, skip documentation, overreach the role, or treat convenience as the standard.
Exam cue: Choose the compliant and professionally scoped answer before the convenient or familiar answer.
Common traps
Treating related standards as interchangeable without checking the source.
Prevention: Avoid answers that rely only on habit, ignore the stated source, skip safety or compliance steps, or choose convenience over the professional standard.
Skipping screening, documentation, authorization, sanitation, recordkeeping, or other required procedure.
Prevention: Avoid answers that rely only on habit, ignore the stated source, skip safety or compliance steps, or choose convenience over the professional standard.
Choosing an answer that protects convenience instead of client safety, public protection, or the stated professional duty.
Prevention: Avoid answers that rely only on habit, ignore the stated source, skip safety or compliance steps, or choose convenience over the professional standard.
Memory anchors
Article 12-A
Article 12-A is the New York licensing law foundation for real estate brokers and salespersons.
DOS Authority
The Department of State administers licensing, exams, renewals, records, and discipline.
Broker Supervision
A New York salesperson works under a sponsoring broker's supervision and authority.
Advertising Identity
Real estate advertising must identify the licensed business and avoid misleading claims.
Escrow Handling
Money held for others must be handled carefully and not commingled with operating funds.
Unlicensed Assistant
Unlicensed assistants may perform limited support tasks but may not negotiate licensed activity.
Next best moves
Quick check-up
Use a short quiz to confirm the rule pattern is actually sticking.
Check-up Questions
A New York salesperson's association with the sponsoring broker ends on Tuesday. May the salesperson show property for a different firm on Wednesday before the new association is registered?
A salesperson receives a closing bonus check directly from a seller. What should the salesperson do?
Answer all questions to submit.
Next step personalized recommendations
Open another topic next
Official resources
Verify the details with the official sources
Use these links for eligibility, scheduling, handbook rules, and issuer updates. Our guide helps you study; official sources tell you what the testing partner currently requires.
New York DOS Real Estate Salesperson
Official Department of State page covering exam scheduling, site rules, score reporting, timing, fees, and application steps.
New York Real Estate Salesperson 77-hour Curriculum
Official curriculum PDF listing the 19 salesperson subjects, hour weights, key terms, and course topics.
eAccessNY
New York online licensing system used for exam scheduling, application activity, and exam results.
FAQ
Common NY Real Estate Salesperson questions
Is this the official New York real estate exam?
No. These are original practice questions aligned to New York DOS public exam guidance and the 77-hour curriculum. They are not copied from secure exam material.
What is the New York salesperson exam based on?
NY DOS says the written exam is multiple choice and based on the 77-hour pre-licensing curriculum.
How much time do candidates get?
NY DOS says applicants are allowed one and a half hours after the exam instructions conclude.
Which New York topics should I study first?
Start with Law of Agency, Legal Issues, Commercial and Investment Properties, Human Rights and Fair Housing, Finance, and Construction and Environmental Issues because those subjects carry the largest curriculum weights.
How should I use the 601 questions?
Use topic drills for weak curriculum subjects, math drills for formulas and prorations, then use the 77-question curriculum-weighted mock to check readiness.