Mississippi Real Estate Practice Exam
(Free Questions & Answers)
The Mississippi real estate exam is administered by the Mississippi Real Estate Commission (MREC) and focuses on MREC's specific licensing requirements, continuing education rules, and broker supervision standards. Mississippi's seller disclosure law has specific exemptions that are frequently tested, including sales between family members and court-ordered sales. The state portion covers Mississippi agency representation disclosure requirements and Mississippi fair housing enforcement under the Mississippi Human Rights Act.
Administered by: Mississippi Real Estate Commission (MREC) · 120 questions · Passing score: 70%
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Updated May 2026 · Mississippi Real Estate Commission (MREC) exam outline
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Free Mississippi Real Estate Practice Exam Questions
Test your knowledge with these Mississippi real estate practice questions. Each question is based on topics from the Mississippi Real Estate Commission (MREC) exam and includes detailed explanations.
Q1. Which agency regulates real estate licensees in Mississippi?
Explanation
The Mississippi Real Estate Commission (MREC) is the state agency responsible for licensing, regulating, and disciplining real estate brokers and salespersons in Mississippi.
Q2. Mississippi law requires real estate licensees to provide an agency disclosure:
Explanation
Mississippi requires licensees to disclose their agency relationship at the first substantive contact with a prospective buyer or seller so consumers understand who represents their interests.
Q3. Under Mississippi law, a real estate contract to be enforceable must be:
Explanation
Mississippi's Statute of Frauds requires contracts for the sale of real property to be in writing and signed by the party against whom enforcement is sought.
Q4. A Mississippi buyer borrows $200,000 at 7.5% annual interest. What is the first month's interest charge?
Explanation
Monthly interest = $200,000 × (7.5% ÷ 12) = $200,000 × 0.00625 = $1,250. To solve this, multiply the relevant values: $200,000 at 7.5%.. The correct answer is $1,250.. This is a common calculation on the Mississippi real estate exam.
Q5. In Mississippi, when real property is transferred as a gift without compensation, the deed used is typically a:
Explanation
A quitclaim deed transfers whatever interest the grantor has without any warranties. It is commonly used for gifts, clearing title clouds, and transfers between family members.
Q6. When appraising a new custom-built home with few comparable sales, which approach is MOST appropriate?
Explanation
The cost approach is particularly useful for new construction, special-use properties, or properties with few comparable sales, because the cost to build a new structure can be estimated reliably.
Q7. The federal Fair Housing Act covers which types of housing transactions?
Explanation
The Fair Housing Act covers the sale, rental, and financing of housing and prohibits discrimination in all phases of residential real estate transactions.
Q8. In Mississippi, which document must be recorded with the chancery clerk to provide constructive notice of a property transfer?
Explanation
To provide constructive notice of a property transfer, the deed must be recorded with the chancery clerk's office in the county where the property is located.
Q9. A Mississippi property is assessed at $160,000 and the tax rate is $22.50 per $1,000 of assessed value. What is the annual property tax?
Explanation
Annual tax = ($160,000 ÷ $1,000) × $22.50 = 160 × $22.50 = $3,600. Using the values given ($160,000, $22.50), apply the appropriate formula.. The correct answer is $3,600.. This is a common calculation on the Mississippi real estate exam.
Q10. Which federal law requires disclosure of lead-based paint hazards in homes built before 1978?
Explanation
Title X of the Housing and Community Development Act requires sellers and landlords of pre-1978 housing to disclose known lead-based paint hazards and provide buyers/tenants with the EPA pamphlet.
Q11. A variance in Mississippi zoning law is permission to:
Explanation
A variance grants relief from specific zoning requirements when strict application would cause undue hardship due to unique physical characteristics of the property. It does not change the underlying zoning.
Q12. A Mississippi property manager's primary duty is to:
Explanation
A property manager is the agent of the property owner and owes fiduciary duties to the owner, including managing the property effectively to protect and maximize the owner's investment.
Q13. How many hours of pre-license education are required for a Mississippi real estate salesperson license?
Explanation
Mississippi requires 60 hours of pre-license education for a salesperson license before a candidate may sit for the licensing examination.
Q14. A Mississippi seller's agent must disclose to a buyer any:
Explanation
Even while representing the seller, a Mississippi licensee must disclose known material defects in the property to prospective buyers. This is a non-waivable duty owed to all parties.
Q15. A buyer submits an offer with an earnest money deposit. The seller makes a counteroffer. The original offer is:
Explanation
A counteroffer terminates the original offer and creates a new offer. The original offeror (buyer) is now free to accept, reject, or counter the new offer.
Q16. A 'due-on-sale' clause in a mortgage requires:
Explanation
A due-on-sale (alienation) clause requires the entire outstanding mortgage balance to be paid upon the sale or transfer of the property. It prevents loan assumption without lender approval.
Q17. The term 'bundle of rights' in real property ownership refers to:
Explanation
The 'bundle of rights' concept describes the various rights that come with real property ownership: the right to use, enjoy, exclude others, dispose of (sell, lease, mortgage), and possess the property.
Q18. An appraiser notes that a property's garage was built without permits and is non-conforming. This would most likely represent:
Explanation
An unpermitted garage may represent functional obsolescence due to legal non-conformance. It may require costly retrofitting or demolition to comply with local codes, reducing value.
Q19. A real estate agent who shows minority buyers only properties in certain neighborhoods while showing white buyers a broader selection is engaging in:
Explanation
Steering is the illegal practice of directing buyers toward or away from certain areas based on their race, ethnicity, or other protected class characteristics.
Q20. A buyer's lender requires a lender's title insurance policy. This policy protects:
Explanation
A lender's title insurance policy (loan policy) protects only the lender's interest up to the outstanding loan balance. Buyers who want protection for their equity must purchase a separate owner's title insurance policy.
Q21. A home sold for $195,000. The listing broker and buyer's broker split the 6% commission equally. The listing agent receives 55% of the listing side commission. How much does the listing agent receive?
Explanation
Total commission = $195,000 × 6% = $11,700. Each broker's side = $11,700 ÷ 2 = $5,850. Listing agent's share = $5,850 × 55% = $3,217.50.
Q22. Radon gas in a Mississippi home is most likely to accumulate in:
Explanation
Radon is a naturally occurring radioactive gas that enters buildings through foundation cracks and openings. It accumulates in basements and lower levels where ventilation is limited.
Q23. A nonconforming use in Mississippi zoning refers to:
Explanation
A nonconforming use was lawfully established under prior zoning rules but does not comply with current zoning. Such uses may continue but are typically not allowed to expand.
Q24. Under Mississippi law, security deposits collected by a property manager must be:
Explanation
Security deposits must be held in a separate trust or escrow account and may not be commingled with the property manager's or owner's operating funds.
Q25. The Mississippi real estate licensing exam contains how many questions?
Explanation
The Mississippi real estate salesperson exam contains 100 questions. Candidates must score at least 75% to obtain a license.
1,500+ questions · Timed mock exams · Detailed explanations
Mississippi Real Estate Exam — What to Expect
What Is On The Mississippi Real Estate Exam?
The Mississippi real estate salesperson exam is administered by the Mississippi Real Estate Commission (MREC) and tests both national real estate principles and Mississippi-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 Mississippi — including regulations set by the Mississippi Real Estate Commission (MREC), Mississippi agency disclosure requirements, and state-specific contract and closing practices.
Topics covered on the Mississippi exam include: Property Ownership, Agency Law, Contracts, Finance, Mississippi License Law. Candidates who struggle on the MS exam typically underestimate the state-specific portion — the national content is well-covered by most study materials, but Mississippi law questions require targeted preparation.
Official Mississippi Exam Content Areas
Source: Mississippi Real Estate Commission (MREC) · Updated June 2026
| Content Area | Questions |
|---|---|
| National Section (11 PSI topic areas) | 80 |
| Mississippi State Section (MREC duties, licensing, disclosures, agency, trust accounts, broker responsibilities, advertising) | 40 |
- ▸Passing thresholds differ: 70% (56/80) on national section, 75% (30/40) on Mississippi state section
- ▸Mississippi state section covers MREC duties and powers, licensing requirements and maintenance, property condition disclosures, agency disclosure, trust account requirements, and advertising/internet rules
- ▸Source: Mississippi Real Estate Commission (mrec.ms.gov) and PSI Candidate Information Bulletin (effective October 1, 2023)
Practice Mississippi questions by topic — start with Mississippi License Law, Agency, and Contracts to build your foundation, then work through remaining topics.
How Many Questions Are On The Mississippi Exam?
The Mississippi 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 Mississippi-specific laws administered by the Mississippi Real Estate Commission (MREC). You have 4 hours to complete the exam.
Mississippi Real Estate Exam Passing Score
You need a 70% to pass the Mississippi real estate exam. The first-time pass rate in Mississippi is approximately 56%, which means preparation is essential — most candidates who fail do so because they focused on national content and underestimated the MS-specific portion. Our Mississippi practice exam is built specifically around the Mississippi Real Estate Commission (MREC) exam outline.
Read our complete Mississippi exam study guide — state-specific topics, 5-week study plan, and what to focus on before exam day.
Most Difficult Topics On The Mississippi Exam
These are the areas where Mississippi candidates most commonly lose points — and a key reason why some states produce harder real estate exams than others.
Mississippi Real Estate Commission's specific licensing requirements, broker supervision standards, and continuing education mandates are tested on the state portion with Mississippi-specific rules.
Mississippi's seller disclosure law has specific exemptions — including sales between family members and court-ordered sales — that differ from other states. Understanding when disclosure is required vs. exempt is commonly tested.
Mississippi's agency disclosure requirements — timing, content, and consequences of failing to disclose — are tested on the state exam with Mississippi-specific rules that differ from national norms.
Mississippi fair housing enforcement operates under both the federal Fair Housing Act and the Mississippi Human Rights Act. State-specific provisions and enforcement mechanisms are tested on the state portion.
Mississippi Real Estate Math
The Mississippi 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 MS 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 Mississippi Real Estate License
- 1Complete 60 hours of state-approved pre-license education covering topics required by the Mississippi Real Estate Commission (MREC).
- 2Submit your application to the Mississippi Real Estate Commission (MREC) and pay the required fees (exam fee: $75).
- 3Pass the Mississippi real estate salesperson exam (120 questions, 70% to pass).
- 4Complete a background check and fingerprinting as required by Mississippi law.
- 5Find a licensed sponsoring/employing broker to activate your license.
- 6Complete any required post-licensing education within the timeframe set by the Mississippi Real Estate Commission (MREC).
Best Study Strategy For The Mississippi Exam
Start with Mississippi license law first. State-specific regulations administered by the Mississippi Real Estate Commission (MREC) make up a significant portion of the MS exam and are not covered in most national study materials.
Master the math early. The Mississippi 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 Mississippi 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 MS exam. Understand the difference between seller's agent, buyer's agent, dual agent, and transaction broker in the context of Mississippi law.
Review Fair Housing thoroughly. Federal Fair Housing Act protections apply in all states, but Mississippi may have additional protected classes. Know both federal and Mississippi-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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