Proration
Taxes, rent, HOA dues, buyer credit, seller credit, the 360 vs 365-day method, and who owns the closing day.
Open calculator →Exam math tools
Texas real estate exam calculators, built for the math that matters.
Start with readiness, then drill the calculations Texas candidates actually miss: property tax, prorations, commission, LTV, mortgage ratios, seller net, cap rate, GRM, appraisal adjustments, and closing math.
Calculator path
Use calculators to learn the setup, then prove it in mixed practice.
Single-topic calculators are great for learning. The next step is mixed drill, because the real Texas exam will not tell you which formula it is testing.
01ReadinessCheck if you should book, wait, or drillStart with the free readiness calculator before you spend another week guessing.Check readiness →02SampleTry Texas-style questionsUse five exam-style questions to feel the wording, pacing, and trap answers.Try 5 questions →03MathDrill the formulas that cost pointsMove into mixed math once you know the formulas but still miss setups.Start math drill →04AppTurn the gap into a study plan1,200+ Texas-specific questions, Math Coach, Trap Library, and offline study for $59.99 once.Get the app →
120
scored items on the Texas sales agent exam
80+40
national and Texas state items (pass both)
14
content areas (8 national + 6 state)
1,200+
Texas-specific app questions
17 calculatorsEach calculator opens to a focused exam-math page.
Source-backed mathBuilt around TREC topic language and Texas tax/formula rules.
Saved result emailsEach calculator can send the user their exact setup for review.
Master sheet
Email all 17 calculator formulas.
Get the printable Texas exam math sheet plus a clean study order for the calculator library.
Start faster
Which calculator should you open first?
Pick the line that sounds most like your last practice miss. The goal is not to use every calculator today. It is to start with the one that fixes the next weak setup.
Closing math
I miss Texas closing math.
Start with property tax, then proration, then mixed closing math.
Property taxProrationMixed closing
Start property tax →Transaction setupI mix up buyer, seller, and loan numbers.
Use LTV, mortgage ratios, seller net, and mixed closing math in that order.
LTVRatiosSeller net
Start LTV →Not sure yetI do not know what is weak yet.
Take the readiness calculator before choosing a math topic.
ReadinessWeak topicCalculator
Check readiness →Available now
Start with the current tools.
These are the current calculator entry points. The hub gives candidates an immediate action before they drill the individual exam-math topics below.
Tool
Exam readiness calculator
Five questions that estimate whether you are early, close, or ready to sit for the Texas sales agent exam.
Best first step if you are deciding whether to book Pearson VUE.
Open tool →Tool
Math formulas and quick calculators
Formula reference with worked examples, plus current calculator pages for the high-value math topics.
Best next step if math is the weak spot.
Open tool →Practice
Mixed math drill
Ten mixed Texas math questions that force you to recognize the formula before solving.
Best next step after learning formulas or using single-topic calculators.
Open tool →Calculator library
The complete calculator set now available.
Each calculator has its own focused page: tool first, formula second, Texas exam trap third, and app practice as the next step.
Question counts are illustrative study guidance mapped to the Texas sales agent content outline. Difficulty is Pass Texas study guidance, not an official TREC label.
Texas property tax (per $100 of appraised value)
A Texas property tax tool: appraised value, homestead exemption, taxable value, and the tax rate stated per $100 of appraised value (mills mode also supported).
Open calculator →Homestead exemption and the 10% appraisal cap
Texas homestead math: the exemption that reduces taxable value, the 10% homestead appraisal cap on annual increases, and how the two interact at the appraisal district.
Open calculator →Commission split
Sale price, commission rate, cooperating broker split, agent split, fees, and realistic take-home.
Open calculator →LTV and down payment
Loan-to-value, loan amount, purchase price, down payment, and missing-variable practice.
Open calculator →Cap rate, NOI, and GRM
Investment math for income properties, including solve-for-value and solve-for-income modes.
Open calculator →Area and acreage
Square feet, acres, lots, legal description math, and irregular-shape breakdowns.
Open calculator →Mixed closing math
One exam-style worksheet that combines prorations, commission, property tax, title and recording costs, and loan math.
Open calculator →Seller net and required sale price
Seller proceeds, payoff, commission, title insurance and recording fees, fixed costs, percent costs, and reverse target-net problems.
Open calculator →Seller's net sheet and closing costs
Itemized Texas seller closing costs to net proceeds: commission, owner's title insurance, recording fees, and property tax proration (Texas has no transfer tax).
Open calculator →Mortgage payment and PITI
Monthly principal and interest from a rate and term or a per-$1,000 payment factor, plus taxes, insurance, PMI, HOA, full PITI, and total interest.
Open calculator →Mortgage math and qualifying ratios
Loan amount, PITI, front-end ratio, back-end ratio, monthly debt, and qualifying income.
Open calculator →Profit, loss, equity, appreciation, and depreciation
Equity, cash after sale, appreciation percent, market depreciation, profit after costs, and annualized value change.
Open calculator →Comparable sales adjustment
Sales comparison approach practice: adjust the comparable, add for inferior, subtract for superior, and reconcile value.
Open calculator →Property management math
Operating budget math: gross potential rent, vacancy and collection loss, effective gross income, operating expenses, net operating income, and management fees.
Open calculator →Discount points and lender yield
Cost of discount and origination points, plus the points-for-yield rule where each discount point raises the lender's yield by about 1/8 of 1%.
Open calculator →Buyer closing costs and cash to close
A Texas buyer's settlement charges to total cash to close: loan origination and points, title and recording, the appraisal, and escrow prepaids. Texas has no transfer tax.
Open calculator →Study order
How to use these calculators in your study order.
Stage 1
Texas-specific exam math
Start with property tax, prorations, and commission. These topics punish memorized formulas because Texas-specific setup details change the answer.
Stage 2
Finance and investment math
Move into LTV, qualifying ratios, cap rate, NOI, and GRM once the Texas closing math feels stable. These are quick wins when you can name the formula before using it.
Stage 3
Mixed scenarios
Finish with mixed closing, seller net, appraisal adjustments, and profit/equity questions. The exam will not label the topic for you, so mixed practice builds the reflex.
FAQ
Texas real estate calculator questions.
What math is on the Texas real estate exam?+
The Texas sales agent exam tests commission and broker splits, proration of taxes and rent, property tax stated per $100 of appraised value, homestead exemption, loan-to-value and qualifying ratios, seller net and required sale price, cap rate, net operating income, gross rent multiplier, area and acreage, and comparable sales adjustments. Texas has no state income tax and no statewide real estate transfer tax, so closing math centers on title insurance, recording fees, and prorations. Every version of the exam includes math.
Can I use a calculator on the Texas real estate exam?+
The Texas exam is built for basic arithmetic. Pearson VUE recommends bringing a calculator, since the test center does not provide one. Acceptable calculators are hand-held, battery or solar-powered financial calculators used in real estate, finance, accounting, and business; they may have storage capabilities but must not contain alpha (letter) keys. Calculator rules can change, so confirm the current Pearson VUE Texas Real Estate Candidate Handbook before test day. Practice with simple calculator-style arithmetic, not spreadsheet shortcuts, so your method matches the exam.
How is property tax calculated in Texas?+
Texas property tax is stated as a rate per $100 of appraised value. Subtract any homestead exemption from the appraised value to get the taxable value, divide the taxable value by 100, then multiply by the rate per $100. A separate 10% homestead appraisal cap limits how much the appraised value of a homestead can rise each year. The Texas property tax calculator handles both the per-$100 rate and an optional mills mode.
How does the Texas homestead exemption work?+
A Texas homestead exemption reduces the taxable value of a primary residence before the tax rate is applied, which lowers the tax bill. Texas also applies a 10% homestead appraisal cap that limits annual increases in the appraised value of a qualified homestead. This is different from any other state's program. The homestead exemption calculator shows the taxable value after the exemption.
How are property taxes prorated at a Texas closing?+
Texas closings prorate property taxes between buyer and seller, with the seller typically responsible through the day before closing unless the contract states otherwise. The exam may specify either a 360-day (banker's) year or a 365-day year, and it will tell you who owns the closing day, so read the setup carefully. The proration calculator covers taxes, rent, and HOA dues using both day-count methods.
Are these Texas real estate calculators free?+
Yes. All 17 calculators are free to use, with worked formulas, the Texas exam trap for each topic, and a printable formula sheet. The Pass Texas app extends the same math into exam-style questions with explanations and repetition across the full content outline.
Sources: TREC Real Estate Sales Agent program rules and the Pearson VUE Texas Real Estate Candidate Information Bulletin, the Texas Comptroller property tax pages, and the Texas Tax Code homestead exemption and appraisal-cap provisions.