Massachusetts Real Estate Practice Exam
(Free Questions & Answers)
The Massachusetts real estate exam is administered by the Board of Registration of Real Estate Brokers and Salespersons and requires only 40 hours of pre-license education — one of the shortest requirements in the country. Massachusetts requires a licensed attorney to conduct real estate closings, which shapes how agency and escrow questions are presented. The state portion focuses on Massachusetts buyer representation disclosure (required before showing property), Chapter 21E environmental liability disclosure, and Massachusetts fair housing protections.
Administered by: Massachusetts Board of Registration of Real Estate Brokers and Salespersons · 120 questions · Passing score: 70%
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Updated May 2026 · Massachusetts Board of Registration of Real Estate Brokers and Salespersons exam outline
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Free Massachusetts Real Estate Practice Exam Questions
Test your knowledge with these Massachusetts real estate practice questions. Each question is based on topics from the Massachusetts Board of Registration of Real Estate Brokers and Salespersons exam and includes detailed explanations.
Q1. Which agency regulates real estate licenses in Massachusetts?
Explanation
The Board of Registration of Real Estate Brokers and Salespersons, operating under the Division of Professional Licensure, is the Massachusetts agency that licenses and regulates real estate professionals.
Q2. Massachusetts law requires buyer agents to provide buyers with a written agency disclosure:
Explanation
Massachusetts mandates that licensees provide the 'Massachusetts Mandatory Licensee-Consumer Relationship Disclosure' at the time of first substantive contact with a prospective buyer or seller.
Q3. In Massachusetts, a real estate purchase and sale agreement is typically executed:
Explanation
Massachusetts real estate practice commonly uses a two-step process: first an Offer to Purchase, then a more formal Purchase and Sale Agreement (P&S) is executed after the offer is accepted and due diligence is completed.
Q4. A Massachusetts buyer obtains a $350,000 mortgage at 6.5% interest. What is the approximate first month's interest payment?
Explanation
Monthly interest = Principal × Annual rate ÷ 12 = $350,000 × 0.065 ÷ 12 = $350,000 × 0.005417 = $1,896 (approximately). This is the interest-only portion of the first payment.
Q5. In Massachusetts, when two or more persons hold title as joint tenants with right of survivorship, upon the death of one owner:
Explanation
In joint tenancy with right of survivorship, a deceased co-owner's interest passes automatically to the surviving co-owners, bypassing probate.
Q6. Which appraisal approach is most appropriate for valuing a single-family residence in a neighborhood with many recent sales?
Explanation
The sales comparison approach (market data approach) is the most appropriate method for valuing residential properties because it directly reflects what buyers are willing to pay based on recent comparable sales.
Q7. The federal Fair Housing Act of 1968 prohibits discrimination based on all of the following EXCEPT:
Explanation
The federal Fair Housing Act prohibits discrimination based on race, color, religion, sex, national origin, disability, and familial status. Sexual orientation is NOT a federally protected class under the FHA, although Massachusetts state law does protect it.
Q8. In Massachusetts, an attorney must typically be present at a real estate closing because:
Explanation
Massachusetts is an attorney-state for real estate closings. A licensed attorney must conduct the closing, examine the title, and certify that the seller has good and marketable title.
Q9. A home sells for $525,000. The buyer pays a 20% down payment and finances the rest. The lender charges 1.5 discount points on the loan. How much will the buyer pay in discount points?
Explanation
Loan amount = $525,000 × 80% = $420,000. Each point = 1% of the loan. 1.5 points = 1.5% × $420,000 = $6,300.
Q10. Massachusetts requires the deleading of residential properties built before 1978 when:
Explanation
Under Massachusetts lead paint law (M.G.L. c. 111, §197), owners of pre-1978 properties where a child under age 6 lives must delead or bring lead paint to a lower-risk condition.
Q11. In Massachusetts, the primary tool used by cities and towns to regulate land use is:
Explanation
Massachusetts cities and towns regulate land use primarily through zoning bylaws or ordinances adopted under M.G.L. c. 40A, the Zoning Act, which establishes permitted uses and dimensional standards for each zoning district.
Q12. A property manager in Massachusetts who collects rents and negotiates leases for multiple owners must:
Explanation
In Massachusetts, activities such as leasing, renting, managing, and collecting rents for others for compensation constitute real estate brokerage and require a real estate license.
Q13. How many hours of pre-license education are required for a Massachusetts real estate salesperson license?
Explanation
Massachusetts requires 40 hours of pre-license education for a salesperson license, covering real estate fundamentals, Massachusetts law, and practical skills.
Q14. In Massachusetts, 'mandatory buyer agency' means that:
Explanation
Massachusetts mandatory buyer agency law presumes the agent working with a buyer represents the buyer unless the parties agree otherwise and the proper disclosures are made.
Q15. Which of the following is NOT a required element of a valid real estate contract in Massachusetts?
Explanation
While real estate contracts must generally be in writing under the Statute of Frauds to be enforceable, 'written form for all contracts' is not a required element of contract validity itself — it is an enforceability requirement. The four elements of a valid contract are competent parties, consideration, mutual assent, and lawful purpose.
Q16. Which federal law requires lenders to provide borrowers with a Loan Estimate within 3 business days of a loan application?
Explanation
TRID (the TILA-RESPA Integrated Disclosure rule) requires lenders to provide a Loan Estimate within 3 business days of receiving a completed loan application, combining disclosures previously required under TILA and RESPA.
Q17. Which type of ownership gives a married couple in Massachusetts protection so that neither spouse can unilaterally transfer the jointly owned property?
Explanation
Tenancy by the entirety is available only to married couples and requires the consent of both spouses for any transfer or encumbrance, protecting both parties from unilateral action.
Q18. An appraiser finds that a comparable home sold for $420,000. It has a garage worth $15,000 that the subject property lacks, and the comparable's lot is $10,000 smaller than the subject's. What is the adjusted sale price?
Explanation
Adjustments are made to the comparable, not the subject. Subtract the garage (+$15,000 feature on the comp) and add for the smaller lot (−$10,000 feature on the comp): $420,000 − $15,000 + $10,000 = $415,000.
Q19. Massachusetts fair housing law provides additional protected classes beyond the federal Fair Housing Act, including:
Explanation
Massachusetts adds several protected classes beyond federal law, including sexual orientation, gender identity, ancestry, age, and source of income (e.g., Section 8 vouchers), providing broader anti-discrimination protections.
Q20. Which type of deed offers the GREATEST protection to a buyer?
Explanation
A general warranty deed offers the greatest protection because the grantor warrants title against all defects, whether they arose before or during the grantor's ownership.
Q21. A property is assessed at 80% of its market value of $380,000. The tax rate is $12.50 per $1,000 of assessed value. What is the annual property tax?
Explanation
Assessed value = $380,000 × 80% = $304,000. Annual tax = ($304,000 ÷ $1,000) × $12.50 = 304 × $12.50 = $3,800.
Q22. The federal Residential Lead-Based Paint Hazard Reduction Act requires sellers of pre-1978 homes to provide buyers with:
Explanation
Federal law requires sellers (and landlords) of pre-1978 housing to provide an EPA-approved pamphlet about lead paint hazards, disclose any known lead-based paint, and give buyers a 10-day period to conduct an inspection.
Q23. A variance in Massachusetts zoning law allows a property owner to:
Explanation
A variance is permission granted by a Zoning Board of Appeals (ZBA) to deviate from the strict terms of the zoning bylaw when literal enforcement would cause undue hardship unique to the parcel.
Q24. Under Massachusetts law, the maximum security deposit a landlord may collect is:
Explanation
Massachusetts law (M.G.L. c. 186 § 15B) limits security deposits to no more than one month's rent. Collecting more than this amount is a violation of law.
Q25. The Massachusetts real estate licensing exam contains how many questions?
Explanation
The Massachusetts real estate salesperson exam contains 120 questions and candidates must achieve a passing score of 70%.
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Massachusetts Real Estate Exam — What to Expect
What Is On The Massachusetts Real Estate Exam?
The Massachusetts real estate salesperson exam is administered by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons and tests both national real estate principles and Massachusetts-specific laws and regulations. The exam contains 120 multiple-choice questions, and you must score at least 70% to pass.
The national portion covers topics that apply in every state: property ownership, land use controls, valuation and market analysis, financing, agency law, contracts, leasing and property management, transfer of title, fair housing laws, and real estate calculations. The state portion tests knowledge specific to Massachusetts — including regulations set by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons, Massachusetts agency disclosure requirements, and state-specific contract and closing practices.
Topics covered on the Massachusetts exam include: Property Ownership, Agency Law, Contracts, Finance, Massachusetts License Law. Candidates who struggle on the MA exam typically underestimate the state-specific portion — the national content is well-covered by most study materials, but Massachusetts law questions require targeted preparation.
Official Massachusetts Exam Content Areas
Source: Massachusetts Board of Registration of Real Estate Brokers and Salespersons · Updated June 2026
| Content Area | Questions |
|---|---|
| National Section (11 PSI topic areas) | 80 |
| Massachusetts State Section (Board of Registration, licensing requirements, licensee obligations, agency disclosure, trust accounts, fair housing) | 40 |
- ▸Administered by PSI; must score 70% on each section — 56/80 national, 28/40 state; sections scored independently and may be retaken separately
- ▸Massachusetts real estate licensing is governed by MGL Chapter 112, §§87PP–87DDD½ — the Board of Registration of Real Estate Brokers and Salespersons (under the Division of Occupational Licensure) administers it
- ▸Massachusetts state section covers Board of Registration structure, licensing requirements, agency disclosure obligations, dual agency with written consent, trust account rules, and fair housing
- ▸Massachusetts requires agents to provide a written Mandatory Licensee Disclosure form identifying their agency relationship at first substantive contact — dual agency is allowed only with informed written consent of all parties
- ▸Unique Massachusetts transfer requirements tested on the exam: (1) a smoke detector and carbon monoxide detector compliance certificate from the local fire department is required before sale of any residential property; (2) a lead paint disclosure notification is required for all pre-1978 residential properties under MGL Chapter 111
- ▸Source: Massachusetts Board of Registration (mass.gov/orgs/board-of-registration-of-real-estate-brokers-and-salespersons), MGL Chapter 112, and PSI Candidate Information Bulletin (updated June 2025)
Practice Massachusetts questions by topic — start with Massachusetts License Law, Agency, and Contracts to build your foundation, then work through remaining topics.
How Many Questions Are On The Massachusetts Exam?
The Massachusetts real estate salesperson exam has 120 multiple-choice questions. The exam is divided into a national section covering general real estate principles and a state section covering Massachusetts-specific laws administered by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons. You have 4 hours to complete the exam.
Massachusetts Real Estate Exam Passing Score
You need a 70% to pass the Massachusetts real estate exam. The first-time pass rate in Massachusetts is approximately 55%, which means preparation is essential — most candidates who fail do so because they focused on national content and underestimated the MA-specific portion. Our Massachusetts practice exam is built specifically around the Massachusetts Board of Registration of Real Estate Brokers and Salespersons exam outline.
Read our complete Massachusetts exam study guide — state-specific topics, 5-week study plan, and what to focus on before exam day.
Most Difficult Topics On The Massachusetts Exam
These are the areas where Massachusetts candidates most commonly lose points — and a key reason why some states produce harder real estate exams than others.
Massachusetts requires a licensed attorney to conduct real estate closings. Understanding the attorney's role in title examination, closing procedures, and how this differs from escrow states is critical for the MA state exam.
The Massachusetts Board's specific requirements — including the 40-hour pre-license course (one of the shortest in the country) and the continuing education mandates — are tested on the state portion.
Massachusetts requires disclosure of buyer representation before showing any property. The timing, content, and form of this disclosure under Massachusetts law are tested on the state exam.
Massachusetts Chapter 21E governs environmental contamination liability and disclosure. Questions on when Chapter 21E requires disclosure, who bears liability, and buyer protections are specific to Massachusetts and appear on the state exam.
Massachusetts Real Estate Math
The Massachusetts real estate exam includes math questions covering commission calculations, loan-to-value (LTV) ratios, property tax prorations, area and volume, and appreciation/depreciation. A common example: if a property sells for $350,000 and the total commission is 6%, split equally between listing and buyer's broker, each side earns $10,500. Proration questions — such as calculating how many days of property taxes a seller owes at closing — are also common. On the MA exam, you will not need a calculator for most math questions, but you do need to understand the formulas. Practice the "T-bar" method for commission splits and the 360-day banker's year for prorations.
🧮 See all exam math formulas →How To Get Your Massachusetts Real Estate License
- 1Complete 40 hours of state-approved pre-license education covering topics required by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons.
- 2Submit your application to the Massachusetts Board of Registration of Real Estate Brokers and Salespersons and pay the required fees (exam fee: $54).
- 3Pass the Massachusetts real estate salesperson exam (120 questions, 70% to pass).
- 4Complete a background check and fingerprinting as required by Massachusetts law.
- 5Find a licensed sponsoring/employing broker to activate your license.
- 6Complete any required post-licensing education within the timeframe set by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons.
Best Study Strategy For The Massachusetts Exam
Start with Massachusetts license law first. State-specific regulations administered by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons make up a significant portion of the MA exam and are not covered in most national study materials.
Master the math early. The Massachusetts real estate exam includes questions on commission calculations, prorations, loan-to-value ratios, and area calculations. Set aside dedicated math practice sessions — don't leave it until the last week.
Take timed practice exams. The Massachusetts exam has 120 questions within a 4 hours time limit. Simulate exam conditions to build stamina and identify weak topics before exam day.
Focus heavily on agency law. Agency relationships, disclosure requirements, and fiduciary duties are consistently among the most-tested topics on the MA exam. Understand the difference between seller's agent, buyer's agent, dual agent, and transaction broker in the context of Massachusetts law.
Review Fair Housing thoroughly. Federal Fair Housing Act protections apply in all states, but Massachusetts may have additional protected classes. Know both federal and Massachusetts-specific protections cold — this topic appears on virtually every exam.
Use active recall, not passive reading. Instead of re-reading notes, quiz yourself. Use flashcards or practice questions to test retention. Research shows active recall improves long-term retention significantly compared to passive review.
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