Printable cram sheet

    Texas real estate exam cram sheet

    The whole Texas sales agent exam on one page: scoring, all 14 content areas and their weights, agency and intermediary, promulgated forms, standards of conduct, the math you must memorize, and the key Texas figures. Free, accurate, and built to print.

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    Scored items120

    80 National + 40 Texas State. 125 total with 15 unscored pretest items.

    Passing line56/80 National and 28/40 State

    70 percent on each portion. You must pass both, scored separately.

    Seat time4 hours

    240 minutes: 150 for National, 90 for Texas State.

    Miss budget24 / 12

    Miss up to 24 of 80 National and 12 of 40 State and still pass.

    National portion: 8 areas, 80 scored items

    1. Contracts & Agency: 16 items (largest national area).
    2. Property Characteristics & Legal Descriptions: 11.
    3. Property Valuation & Appraisal: 11.
    4. Real Estate Practice: 10 (antitrust, fair housing, ADA, do-not-call).
    5. Ownership, Transfer & Title: 9.
    6. Property Disclosures & Environmental: 9.
    7. Financing & Settlement: 7.
    8. Real Estate Math Calculations: 7. National total = 80.

    Texas state portion: 6 areas, 40 scored items

    1. Agency & Brokerage: 11 items (largest state area). Intermediary, IABS, appointments.
    2. Standards of Conduct: 9. Trust money, advertising, discipline.
    3. Contracts (Promulgated Forms): 9. Forms, addenda, no unauthorized practice of law.
    4. Special Topics: 5. Deed of trust, foreclosure, homestead, community property.
    5. Commission Duties & Powers: 3. TREC role, TRELA, rulemaking, enforcement.
    6. Licensing: 3. Education, sponsorship, renewal. State total = 40.

    Agency & intermediary

    1. Texas uses INTERMEDIARY, not dual agency. Dual agency is not allowed.
    2. Intermediary requires WRITTEN consent from both parties, usually in the listing and buyer agreements.
    3. Appointed license holders (with written consent) may advise their own party; the broker stays neutral.
    4. One agent can never be appointed to both sides. If the same agent works with both, no advice to either.
    5. IABS is given at the FIRST substantive communication about a specific property (Occ. Code 1101.558).
    6. SB 1968: a written buyer representation agreement is required before showing property, effective Jan 1, 2026.
    7. Fiduciary duties (OLD CAR: obedience, loyalty, disclosure, confidentiality, accounting, reasonable care) run to a CLIENT, not a customer.

    Promulgated forms

    1. Property type picks the base contract: One to Four Family (Resale) for a resale home.
    2. Financing picks the addendum: Third Party Financing (new loan), Loan Assumption, or Seller Financing.
    3. ADDENDUM adds terms at formation. AMENDMENT changes an executed contract (both sign). NOTICE exercises a right (one party).
    4. A low appraisal is a SEPARATE Addendum Concerning Right to Terminate Due to Lender's Appraisal, not the financing addendum.
    5. Option period: the option fee buys the unrestricted right to terminate. Earnest money and option fee go to escrow within 3 days; the option fee is credited at closing.
    6. Agents fill blanks and attach forms only. Drafting clauses is the unauthorized practice of law (TREC Rule 537.11).

    Standards of conduct & discipline

    1. A license holder acting as agent is a FIDUCIARY: put the principal above the license holder's own interest.
    2. Deal honestly and fairly with ALL parties; convey accurate information to the public.
    3. Commingling = mixing trust money with broker funds. Conversion = using it (more serious). Keep it in a separate account.
    4. A blind ad (no broker name) violates the TREC Rules, including on social media.
    5. TREC enforces TRELA and adopts the Rules (22 TAC Ch. 535). After 3 failed attempts on a portion: 30 more hours (60 if both).

    Money & math

    1. Memorize: 43,560 square feet per acre and 5,280 feet per mile (not provided at the test center).
    2. Commission = sale price x rate. Split by the broker share, then the agent share.
    3. Property tax is stated PER $100 of appraised value: value / 100 x rate.
    4. Loan-to-value = loan / value. Points = percent of the loan amount (1 point = 1 percent).
    5. Income: cap rate = NOI / value; value = NOI / cap rate; GRM = price / gross rent.
    6. Proration uses the 360- or 365-day year the question specifies. No statewide transfer tax in Texas.

    Licensing, fees & timing

    1. Pre-license: 180 hours of qualifying education in six 30-hour courses.
    2. A sponsoring ACTIVE Texas broker is required to perform brokerage services.
    3. Application window: one year from filing to meet all license requirements.
    4. Fees per the TREC schedule effective Dec 15, 2025: about $206 application, $43 exam, $37 fingerprint (about $286 baseline). Verify current fees.
    5. Fair housing protects 7 federal classes: race, color, religion, national origin, sex, familial status, disability.
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    Frequently asked questions

    1. What is the fastest way to review for the Texas real estate exam? Use a one-page cram sheet that covers scoring, the 14 content areas and their weights, agency and intermediary, promulgated forms, standards of conduct, math formulas, and the key Texas figures. Review it daily in the final week, then drill practice questions on your weak areas.
    2. How many questions are on the Texas real estate exam? 120 scored items: 80 on the national portion and 40 on the Texas state law portion. The appointment includes 15 unscored pretest items, for 125 total. You must pass each portion separately: 56 of 80 on national and 28 of 40 on state, about 70 percent each.
    3. Does Texas allow dual agency? No. Texas uses intermediary brokerage instead of dual agency. With written consent, the intermediary broker may appoint separate associated license holders to advise each party, while the broker stays neutral.
    4. What math do I need to memorize for the Texas exam? The two conversions Pearson does not provide: 43,560 square feet per acre and 5,280 feet per mile. Plus the core formulas for commission, proration, property tax per $100, loan-to-value, points, cap rate, GRM, and seller net.

    Study these next

    1. Score calculator: how many questions you can miss and still pass.
    2. Which TREC form applies?: drill the promulgated forms by scenario.
    3. Passed national, failed state: the targeted rescue plan.
    4. Math formulas and Math Coach: the calculation types, drilled.
    5. State-law cheat sheet: the Texas portion in more depth.
    6. Flashcards: turn these facts into spaced-repetition recall.
    7. Trap Library: the wrong answers these facts are meant to beat.
    8. Practice exam: a full-length timed test.

    This cram sheet is exam-prep education for the Texas sales agent license, not legal advice. Item counts, fees, and rules follow the current Pearson VUE and TREC sources; the state-law outline is effective January 1, 2026, and fees follow the schedule effective December 15, 2025. Verify current figures with TREC and Pearson VUE before test day.