New York Real Estate Practice Exam
(Free Questions & Answers)
The New York real estate salesperson exam is administered by the Department of State (DOS) and requires a 75-hour pre-license course before eligibility. New York law requires the agency disclosure form to be presented at the very first substantive contact with a buyer or seller — earlier than virtually any other state. The Property Condition Disclosure Act is also heavily tested: sellers must disclose known defects or pay buyers a $500 credit at closing, with specific exemptions for foreclosures and estate sales.
Administered by: New York Department of State (DOS) · 75 questions · Passing score: 70%
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Updated May 2026 · New York Department of State (DOS) exam outline
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Free New York Real Estate Practice Exam Questions
Test your knowledge with these New York real estate practice questions. Each question is based on topics from the New York Department of State (DOS) exam and includes detailed explanations.
Q1. Which state agency regulates real estate licenses in New York?
Explanation
The New York Department of State (DOS), through its Division of Licensing Services, is responsible for issuing and regulating real estate licenses in New York.
Q2. In New York, the agency disclosure form must be provided to a buyer or seller:
Explanation
New York requires licensees to provide the Agency Disclosure Form at the first substantive contact with a prospective buyer or seller and obtain their acknowledgment.
Q3. In New York real estate practice, the contract of sale is typically prepared by:
Explanation
In New York, it is customary for an attorney — typically the seller's attorney — to prepare the contract of sale. Real estate agents typically do not draft the contract.
Q4. The Truth in Lending Act (TILA) requires lenders to disclose:
Explanation
TILA requires lenders to disclose the Annual Percentage Rate (APR) and other key loan terms so borrowers can make informed comparisons between loan products.
Q5. In New York, a cooperative apartment (co-op) owner technically owns:
Explanation
In a co-op, residents own shares in the corporation that owns the building and receive a proprietary lease for their unit. They do not own real property directly, which has important legal and financing implications.
Q6. The income approach to value is most appropriate for:
Explanation
The income approach is most appropriate for income-producing properties. It converts the property's net operating income into an estimate of value using a capitalization rate.
Q7. New York State's Human Rights Law provides fair housing protections that are:
Explanation
New York's Human Rights Law provides broader fair housing protections than federal law, adding protected classes including sexual orientation, gender identity, marital status, and source of income. In New York, fair housing protections are enforced by the New York State Division of Human Rights (DHR) under the New York Human Rights Law (Executive Law Article 15). New York adds sexual orientation, gender identity, marital status, age, and others as additional protected classes beyond the federal seven.
Q8. In New York, which type of deed is most commonly used in arm's-length residential sales?
Explanation
In New York, the bargain and sale deed with covenant against grantor's acts is the most commonly used deed in residential sales. The grantor warrants only against defects created during their ownership.
Q9. A seller nets $285,000 after paying a 5% commission. What was the sale price?
Explanation
If the seller nets $285,000 after a 5% commission, the net equals 95% of the sale price. Sale price = $285,000 / 0.95 = $300,000.
Q10. The New York State agency responsible for environmental regulation and remediation is:
Explanation
The New York State Department of Environmental Conservation (DEC) is the primary state agency responsible for environmental regulation, including oversight of brownfield remediation and pollution control.
Q11. Zoning regulations are an exercise of which governmental power?
Explanation
Zoning regulations are enacted under the government's police power — the authority to regulate land use for the health, safety, and welfare of the public.
Q12. New York City Rent Stabilization Law applies primarily to:
Explanation
NYC Rent Stabilization generally applies to privately owned residential buildings with six or more units that were built before 1974 (or were subject to rent control and deregulated). It limits rent increases and provides tenant protections.
Q13. How many hours of pre-license education are required for a New York real estate salesperson license?
Explanation
New York requires 75 hours of approved pre-license education before a candidate may sit for the salesperson licensing exam.
Q14. Dual agency in New York requires:
Explanation
Dual agency in New York requires written informed consent from both parties. Without this consent, a licensee representing both buyer and seller is acting improperly.
Q15. What is the 'attorney review' period in a New York real estate contract?
Explanation
The attorney review period allows either the buyer's or seller's attorney to review the signed contract and, within a specified time, cancel or request modifications to the contract.
Q16. Which government-sponsored enterprise (GSE) purchases conventional conforming mortgages on the secondary market?
Explanation
Fannie Mae (Federal National Mortgage Association) and Freddie Mac are government-sponsored enterprises that purchase conventional conforming mortgages on the secondary market, providing liquidity to lenders.
Q17. Which form of co-ownership in New York includes the right of survivorship AND can only be held by a married couple?
Explanation
Tenancy by the entirety is a form of co-ownership available only to married couples in New York. It includes the right of survivorship and protects the property from the individual debts of either spouse.
Q18. If a property has a net operating income (NOI) of $50,000 and the capitalization rate is 5%, what is the estimated value?
Explanation
Value = NOI / Cap Rate = $50,000 / 0.05 = $1,000,000. The income approach formula is Value = NOI ÷ Capitalization Rate.
Q19. Blockbusting (panic peddling) is best described as:
Explanation
Blockbusting (panic peddling) is the illegal practice of inducing homeowners to sell by suggesting that a protected class group is moving into the neighborhood and that property values will decline. Blockbusting violates Section 804(e) of the Fair Housing Act, which prohibits inducing sales by representing that protected-class members are moving into the area. In New York, this is enforceable under the New York Human Rights Law (Executive Law Article 15) through the New York State Division of Human Rights (DHR). Blockbusting differs from steering in that blockbusting targets current owners to sell, while steering directs prospective buyers toward or away from neighborhoods.
Q20. A title search in New York examines public records to:
Explanation
A title search examines public records — including deeds, mortgages, liens, judgments, and tax records — to identify any defects in the chain of title before closing.
Q21. A property has a gross rent of $36,000 per year. The gross rent multiplier (GRM) for the area is 12. What is the estimated value?
Explanation
Value = Gross Annual Rent x GRM = $36,000 x 12 = $432,000. Using the values given ($36,000), apply the appropriate formula.. The correct answer is $432,000.. This is a common calculation on the New York real estate exam.
Q22. A 'brownfield' site in New York is best described as:
Explanation
A brownfield is a formerly developed or industrial site where reuse or redevelopment may be complicated by the presence or potential presence of environmental contamination. New York has a Brownfield Cleanup Program administered by the DEC.
Q23. A 'non-conforming use' in zoning law refers to:
Explanation
A non-conforming use is a property use that was legal when established but does not conform to subsequently enacted zoning regulations. It is typically allowed to continue but cannot be expanded.
Q24. Under NYC Rent Stabilization, a landlord may increase the rent by:
Explanation
For rent-stabilized apartments, allowable rent increases are set each year by the NYC Rent Guidelines Board (RGB). Landlords may only raise rents by the percentages approved by the RGB.
Q25. How many questions are on the New York real estate salesperson licensing exam?
Explanation
The New York real estate salesperson exam contains 75 questions. Candidates must achieve a passing score to receive their license.
1,500+ questions · Timed mock exams · Detailed explanations
New York Real Estate Exam — What to Expect
What Is On The New York Real Estate Exam?
The New York real estate salesperson exam is administered by the New York Department of State (DOS) and tests both national real estate principles and New York-specific laws and regulations. The exam contains 75 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 New York — including regulations set by the New York Department of State (DOS), New York agency disclosure requirements, and state-specific contract and closing practices.
Topics covered on the New York exam include: Property Ownership, Agency Law, Contracts, Finance, New York License Law, Fair Housing. Candidates who struggle on the NY exam typically underestimate the state-specific portion — the national content is well-covered by most study materials, but New York law questions require targeted preparation.
Official New York Exam Content Areas
Source: New York Department of State (DOS) · Updated June 2026
| Content Area | Questions |
|---|---|
| New York Real Estate Salesperson Exam — unified 75-question exam (no separate national/state sections) | 75 |
- ▸New York administers its own exam through the Department of State (DOS) — NOT through PSI or Pearson VUE at third-party testing centers
- ▸The exam is taken at DOS-operated test sites across New York State; results are reported as pass/fail only (no score given)
- ▸Passing score is a scaled 70 — approximately 53/75 correct, but NY reports only pass/fail
- ▸The 75-question exam is based entirely on the 77-hour NY pre-license curriculum — there is no separate 'national' section
- ▸Source: New York Department of State (dos.ny.gov)
Practice New York questions by topic — start with New York License Law, Agency, and Contracts to build your foundation, then work through remaining topics.
How Many Questions Are On The New York Exam?
The New York real estate salesperson exam has 75 multiple-choice questions. The exam is divided into a national section covering general real estate principles and a state section covering New York-specific laws administered by the New York Department of State (DOS). You have 1.5 hours to complete the exam.
New York Real Estate Exam Passing Score
You need a 70% to pass the New York real estate exam. The first-time pass rate in New York is approximately 50%, which means preparation is essential — most candidates who fail do so because they focused on national content and underestimated the NY-specific portion. Our New York practice exam is built specifically around the New York Department of State (DOS) exam outline.
Read our complete New York exam study guide — state-specific topics, 5-week study plan, and what to focus on before exam day.
Most Difficult Topics On The New York Exam
These are the areas where New York candidates most commonly lose points — and a key reason why some states produce harder real estate exams than others.
New York requires specific agency disclosure forms to be presented at first substantive contact. The timing and content of this disclosure is heavily tested and unique to NY law.
New York's Real Property Law Article 12-A governs licensing. Candidates frequently miss questions on the 75-hour salesperson course requirement, sponsoring broker rules, and the NYS DOS complaint process.
NY's Property Condition Disclosure Act requires sellers to disclose known defects or pay buyers a $500 credit at closing. The specific exemptions (estate sales, bank-owned properties) are commonly tested.
New York State's Human Rights Law adds protected classes beyond federal law, including lawful source of income and sexual orientation. These additional protections are frequently tested.
New York Real Estate Math
The New York 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 NY 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 New York Real Estate License
- 1Complete 77 hours of state-approved pre-license education covering topics required by the New York Department of State (DOS).
- 2Submit your application to the New York Department of State (DOS) and pay the required fees (exam fee: $15).
- 3Pass the New York real estate salesperson exam (75 questions, 70% to pass).
- 4Complete a background check and fingerprinting as required by New York law.
- 5Find a licensed sponsoring/employing broker to activate your license.
- 6Complete any required post-licensing education within the timeframe set by the New York Department of State (DOS).
Best Study Strategy For The New York Exam
Start with New York license law first. State-specific regulations administered by the New York Department of State (DOS) make up a significant portion of the NY exam and are not covered in most national study materials.
Master the math early. The New York 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 New York exam has 75 questions within a 1.5 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 NY exam. Understand the difference between seller's agent, buyer's agent, dual agent, and transaction broker in the context of New York law.
Review Fair Housing thoroughly. Federal Fair Housing Act protections apply in all states, but New York may have additional protected classes. Know both federal and New York-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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