How to Pass the Texas Real Estate Exam on Your First Try

Texas is one of the hardest states to get a real estate license in. It requires 180 hours of pre-license education — more than any other state — and the TREC licensing exam has a first-time pass rate of around 57%. Many candidates who complete all 180 hours still fail the exam. Here's why, and how to avoid it.

The Texas Exam: What You're Up Against

The Texas real estate salesperson exam is split into two portions, taken on the same day:

• National portion: 85 questions, 105 minutes, must score at least 56/85 (66%)
• State portion: 40 questions, 45 minutes, must score at least 21/40 (53%)

Both portions must be passed independently. If you fail one, you only retake that portion. The exam is administered by Pearson VUE.

Texas requires a score of at least 70% overall, but the real challenge is passing both sections — many candidates pass one and fail the other.

What Makes Texas Different

TREC: Texas Real Estate Commission

TREC licenses and regulates Texas real estate brokers and sales agents. The commission is composed of 9 members — 6 licensed real estate brokers and 3 public members, all appointed by the Governor.

Key TREC facts tested on the exam: - TREC members serve 6-year staggered terms - TREC administers the Texas Real Estate License Act (TRELA) - The Texas Real Estate Research Center (TRERC) at Texas A&M is funded by license fees and conducts research — it's a separate entity from TREC

Texas Agency Law

Texas uses a unique "intermediary" status instead of dual agency. Know this cold — it appears in multiple exam questions.

Intermediary: A broker who represents both buyer and seller in the same transaction. The broker must: - Get written consent from both parties - Treat both parties fairly and impartially - Keep confidential information confidential

The intermediary can appoint different associated license holders to work with each party — but those associates cannot give advice or opinions that favor one party over the other.

This is different from dual agency in other states. On the Texas exam, if a broker represents both parties, the answer is almost always "intermediary," not "dual agent."

The Seller's Disclosure Notice

Texas law (Section 5.008 of the Property Code) requires sellers of residential property to provide a Seller's Disclosure Notice to buyers. Key points: - Required for most 1–4 family residential properties - Must be delivered before or at the time an offer is accepted - If disclosure is provided after an offer is made, the buyer has 7 days to back out - Does NOT apply to foreclosure sales, new construction, or certain estate sales

Texas Listing Agreements

Texas uses promulgated contract forms developed by TREC — all license holders must use them for residential transactions unless an exception applies. Key forms: - One to Four Family Residential Contract — the standard residential purchase contract - Residential Buyer/Tenant Representation Agreement — required for buyer representation - Amendments and addenda are also promulgated by TREC

Unauthorized use of non-promulgated forms is a license law violation.

License Requirements

To get a Texas sales agent license: 1. Complete 180 hours of TREC-approved pre-license education (6 courses × 30 hours) 2. Pass the state and national exam 3. Submit a license application to TREC 4. Complete a background check 5. Be sponsored by a licensed Texas broker

The 6 required courses are: Principles of Real Estate I & II, Law of Agency, Law of Contracts, Promulgated Contract Forms, and Real Estate Finance.

The Topics Texas Tests Most

Intermediary and agency — Texas's intermediary concept is unlike any other state. Every candidate needs to understand when intermediary status applies, what the broker's duties are, and what appointed associates can and cannot do.

Promulgated forms — You must know which forms are required, when they're used, and what key provisions mean. Questions often present a scenario and ask which form or addendum applies.

Earnest money — Texas has specific rules about earnest money handling. It must be deposited within a reasonable time (usually 2–3 business days). Disputes over earnest money must be handled according to TREC rules. Know what happens when a deal falls apart.

License maintenance — Texas sales agents must renew every 2 years. The first renewal requires an additional 90 hours of SAE (Sales Agent Apprentice Education) courses. After that, 18 hours of CE per renewal cycle.

Real estate math — Commission splits, loan calculations, prorations, and area calculations. Texas questions often involve larger dollar amounts — make sure you're comfortable with the math at Texas-sized prices.

Why Candidates Fail the Texas Exam

1. Treating the two sections separately after prep Many candidates study national content through their 180-hour courses but don't specifically drill Texas law questions. The state portion (40 questions, 53% passing threshold) catches people off guard.

2. Confusing intermediary with dual agency If you've studied in another state or with out-of-state materials, you've learned "dual agency." Texas doesn't use that term. Getting intermediary questions wrong costs multiple points.

3. Not knowing promulgated forms TREC's promulgated forms are tested specifically. You need to know what each form is for and when it's required — not just that TREC forms exist.

4. Weak math The national portion includes real estate math questions. Many Texas candidates haven't practiced math because their pre-license courses are lecture-heavy.

6-Week Study Plan for Texas

Weeks 1–2: Texas Law Deep Dive - TREC structure, powers, and membership - TRELA — key provisions and violations - Intermediary: when it applies, broker duties, appointed associates - Promulgated contracts: One to Four Family, Buyer Rep Agreement - Seller's Disclosure Notice rules - License requirements and renewal (SAE, CE)

Weeks 3–4: National Topics - Property ownership and land use - Contracts (offer, acceptance, consideration, contingencies) - Finance: mortgages, loan types, qualifying ratios - Appraisal: cost, sales comparison, income approaches - Federal fair housing: seven protected classes, prohibited acts - Environmental issues: CERCLA, lead paint, radon, wetlands

Week 5: Practice Questions - 60–100 questions per day - Mix Texas-specific and national questions - Track weak topics — drill anything below 70% - Focus heavily on Texas agency and promulgated forms

Week 6: Mock Exams - Take full split exams: 85 national + 40 state - Time yourself strictly: 105 minutes national, 45 minutes state - Review every wrong answer - Target 75%+ on both sections before scheduling your exam

Exam Day in Texas

• Bring government-issued photo ID
• Pearson VUE provides a basic onscreen calculator — no personal calculators
• You'll take national and state portions back-to-back on the same day
• If you fail one portion, you can reschedule and retake just that portion
• Results are displayed immediately after completing the exam

Practice for the Texas Exam

At [CARealestate.com/states/texas](https://carealestate.com/states/texas), you'll find Texas-specific practice questions covering TREC rules, intermediary scenarios, promulgated forms, and all state exam topics — plus full national content. Start free with 5 questions, no account needed.

The Texas exam is challenging by design. But if you understand intermediary, know your promulgated forms, and practice enough questions, you'll walk out with your license.