Massachusetts Real Estate Exam 2026: 120 Qs, 70% to Pass

Massachusetts Real Estate License Overview

Massachusetts offers exceptional opportunities for real estate professionals with one of the highest-value housing markets in the nation. From the prestigious Boston and Cambridge markets to historic communities throughout the Commonwealth, Massachusetts real estate professionals work with premium properties and sophisticated buyers.

The Massachusetts Board of Registration of Real Estate Brokers and Salespersons (under the Division of Occupational Licensure) oversees all licensing, ensuring agents meet strict standards. With a thriving economy driven by biotech, healthcare, education, and technology sectors, Massachusetts continues to attract professionals and investors, creating strong demand for licensed real estate agents.

One notable advantage: Massachusetts has one of the lowest pre-licensing education requirements in the country at just 40 hours.

Massachusetts Real Estate Exam Quick Facts

Requirements Before Taking the Exam

Salesperson Eligibility

Pre-License Course Content (40 Hours)

The required 40-hour course mirrors the exam content outlines:

1. Property Ownership — real vs. personal property, legal descriptions, encumbrances, ownership types
2. Land Use Controls — government rights, zoning, private controls (CC&Rs, HOA rules)
3. Valuation — appraisals, sales comparison/cost/income approaches, CMA/BPO/AVM
4. Financing — loan types, underwriting, TRID, RESPA, TILA, ECOA
5. Contracts — contract elements, Statute of Frauds, purchase agreements, leases, contingencies
6. Agency — agency relationships, fiduciary duties, disclosure requirements
7. Property Disclosures — seller condition disclosures, environmental issues, material facts
8. Property Management — tenant procurement, fair housing, landlord/tenant obligations
9. Transfer of Title — deed types, title insurance, closing, recording
10. Practice of Real Estate — fair housing, antitrust, Do-Not-Call, independent contractor status
11. Real Estate Calculations — prorations, PITI, equity, cap rate, LTV, discount points
12. Massachusetts-Specific Law — 254 CMR, state fair housing, landlord-tenant, environmental

Application Process

1. Complete the 40-hour pre-license course at a Board-approved school and obtain the Massachusetts Board of Real Estate Educational Certificate
2. Submit application via the eLIPSE portal on Mass.gov and pay the $31 application fee; obtain 3 candidate endorsements
3. Once the Board approves your application, schedule and pay the $54 exam fee with PSI
4. Take the exam at a PSI test center or via PSI remote proctoring
5. Pass both portions (70% each)
6. Pay the prorated license fee via eLIPSE and receive a digital license within 24 hours
7. Affiliate with a sponsoring broker (required to practice)

Massachusetts Exam Format

The Massachusetts real estate salesperson exam consists of 120 scored questions split into a General (national) portion and a State (Massachusetts) portion. Up to 10 unscored experimental questions may also appear; these count against your 4-hour time limit but do not affect your score.

Exam Structure

Note: Pretest/experimental questions are used by PSI to evaluate question quality and do not count toward your score, but you must answer them within the allotted time.

Content Breakdown — General Portion (80 Questions)

Per the PSI Candidate Information Bulletin, the General portion covers real estate principles and practices with the following weights:

Content Breakdown — State Portion (40 Questions)

The State portion covers Massachusetts real estate laws and Board rules. Per the CIB, the item counts are:

Detailed Topic Coverage

Agency Relationships (13% General + State)

Fiduciary Duties (OLD CAR)

Massachusetts Disclosure Requirements

Real Estate Calculations (7% General)

Note: Expect ~6 math questions on the General portion. An on-screen calculator is provided; personal calculators and phones are not permitted.

Massachusetts-Specific Topics

Board of Registration of Real Estate Brokers and Salespersons

Mandatory Licensee-Consumer Relationship Disclosure

Massachusetts requires all licensees to present the Mandatory Licensee-Consumer Relationship Disclosure form:

• Required at the first personal meeting to discuss a specific residential property
• If no personal meeting, must be presented electronically before entering a contract
• Explains agency options: seller's agent, buyer's agent, dual agent, designated agent, facilitator

Agency Types in Massachusetts

Seller's Agent:

• Represents the seller, who is the client
• Owes undivided loyalty, reasonable care, disclosure, obedience, confidentiality, accounting
• Must put seller's interests first

Buyer's Agent:

• Represents the buyer, who is the client
• Same fiduciary duties as a seller's agent
• Must disclose material facts affecting the buyer

Designated Agency:

• A licensee designated by another licensee to represent buyer or seller
• Requires express agreement from the client
• Designated agent owes full fiduciary duties to that client

Dual Agency:

• Represents both seller and buyer in the same transaction
• Requires express written consent from both parties
• Cannot fully satisfy duties of loyalty and disclosure
• Must maintain confidentiality of material information

Non-Agent Facilitator:

• Helps seller and buyer agree on terms
• Does not represent either party
• Must present property honestly and disclose known material defects
• No fiduciary duties

Trust Account Requirements

Massachusetts requires proper handling of client funds:

• Earnest money deposits held in an escrow/trust account
• Proper accounting and documentation
• No commingling of personal and client funds
• Regular reconciliation required

Massachusetts Contract Forms

Familiarize yourself with Massachusetts-specific forms:

• Standard Form Purchase and Sale Agreement
• Offer to Purchase
• Lead Paint Disclosure
• Mandatory Licensee-Consumer Relationship Disclosure
• Listing Agreement forms

Reciprocity

Massachusetts offers reciprocity with several states, including Colorado, Connecticut, Georgia, Iowa, Mississippi, Nebraska, New Mexico, Pennsylvania, Rhode Island, Tennessee, and West Virginia. If licensed in a non-reciprocity state, you may request a waiver of the 40-hour education requirement by submitting a letter of good standing. Visit the Board's reciprocity page on Mass.gov for the current list and process.

Massachusetts Exam Pass Rate & Scoring

The Massachusetts real estate exam requires a 70% passing score on each portion. Key factors:

Study Strategy

Recommended Study Time

After completing the 40-hour pre-license education.

Study Priority by Topic

1. Requirements Governing Licensees (33–35% of State) — the single largest state section
   • Advertising, broker/salesperson relationship, commissions, disclosures, handling of documents/monies
2. Contracts (19% of General + 5% of State) — the largest General section
   • Contract formation, Statute of Frauds, purchase agreements, contingencies
3. Agency (13% General + state disclosures)
   • Massachusetts Mandatory Disclosure form
   • Fiduciary duties (OLD CAR)
   • Types of agency relationships
4. Practice of Real Estate (12% General)
   • Fair housing, antitrust, trust account requirements
5. Real Estate Calculations (7% General)
   • Commission, prorations, mortgage math

Key Math Formulas

Commission:

$\text{Commission} = \text{Sales Price} \times \text{Rate}$

$\text{Agent Share} = \text{Commission} \times \text{Split \%}$

Prorations:

$\text{Daily Rate} = \frac{\text{Annual Amount}}{365}$

$\text{Proration} = \text{Daily Rate} \times \text{Days}$

Property Tax:

$\text{Tax} = \text{Assessed Value} \times \text{Tax Rate}$

Loan-to-Value:

$\text{LTV} = \frac{\text{Loan Amount}}{\text{Property Value}}$

Capitalization Rate:

$\text{Cap Rate} = \frac{\text{NOI}}{\text{Property Value}}$

$\text{Value} = \frac{\text{NOI}}{\text{Cap Rate}}$

Common Mistakes to Avoid

1. Underestimating Massachusetts-Specific Content

Many candidates focus only on national content but miss Massachusetts-specific:

• Mandatory Licensee-Consumer Disclosure requirements
• Massachusetts agency law and 254 CMR regulations
• State-specific contract forms
• Massachusetts fair housing protected classes that differ from federal
• Landlord-tenant law (security deposits, Sanitary Code, short-term rentals)

2. Weak Math Skills

Math accounts for ~6 questions on the General portion. Practice daily:

• Commission calculations
• Prorations
• Area calculations
• Mortgage/PITI calculations

3. Confusing Agency Types

Know the differences between:

• Seller's Agent: Full fiduciary duties to seller
• Buyer's Agent: Full fiduciary duties to buyer
• Dual Agent: Limited duties, written consent required
• Facilitator: No representation, honesty only

4. Poor Time Management

• 120 questions in 240 minutes = 2 minutes per question
• Account for experimental questions in timing
• Don't spend too long on difficult questions — flag and return

Exam Day Tips

Before the Exam

• Get good rest the night before
• Eat a balanced meal
• Arrive at least 30 minutes early
• Bring two forms of valid, non-expired signature-bearing ID (one government-issued with photo)
• Review the PSI compatibility/system check if testing online

During the Exam

• Read every question completely
• Watch for "EXCEPT" and "NOT" questions
• Use the on-screen calculator for math
• Trust your first instinct
• Use all available time to review flagged questions

What to Bring

• Two forms of ID (primary with photo, secondary signature-bearing)
• Authorization to test (PSI confirmation email)
• No personal items in the testing room — phones, watches, calculators, bags go in secure storage

Testing Options

PSI offers the Massachusetts real estate exam:

In-Person Test Centers (Massachusetts only):

• Boston (Charlestown) — 56 Roland St., Suite 305
• Auburn — 48 Sword St., Unit 204
• Fall River — 218 South Main St., Suite 105
• Lawrence — 1 Ballard Way, Suite 104
• West Springfield — 1111 Elm Street, Suite 32A

Online Proctored (Remote):

• Available through PSI's website
• Take from home with webcam/audio/system check
• Must launch within 15 minutes of booked time

Contact: PSI at (855) 340-3704 (Mon–Fri 7:30am–10:00pm ET, Sat–Sun 9:00am–5:30pm ET)

After Passing

Immediate Steps

1. Receive results on screen immediately; a score report is emailed to you
2. Pay the license fee via the eLIPSE platform (prorated, not at the test center)
3. Receive a digital license within 24 hours after passing (applies to both in-person and online test-takers)
4. Affiliate with a sponsoring broker (required to practice)

Important: Per the current PSI Candidate Information Bulletin (updated June 2025), PSI does not print licenses on site. All licenses are issued digitally through the MA Division of Occupational Licensure eLIPSE profile after the licensing fee is paid.

License Term

Continuing Education

Massachusetts Real Estate Career Outlook

BLS Wage & Job Outlook (2024 data)

The U.S. Bureau of Labor Statistics reports the following for real estate sales agents (SOC 41-9022):

Earnings in Massachusetts run well above the national median due to the state's high property values.

Salary Expectations (Massachusetts)

Hot Massachusetts Markets (2026)

• Boston — urban core, historic properties, premium prices
• Cambridge — Harvard/MIT area, tech professionals, investors
• Brookline — luxury homes, top schools, affluent families
• Newton — suburban luxury, excellent schools
• Somerville — young professionals, growing demand
• Cape Cod — vacation homes, seasonal market
• Nantucket/Martha's Vineyard — ultra-luxury vacation properties
• Worcester — affordable alternative, growing market

Total Cost Breakdown

Note: Massachusetts has one of the lowest total costs to get licensed due to the low 40-hour education requirement.

Resources

• Mass.gov — Prepare for and Schedule Your Real Estate License Exam — official licensing information
• PSI Candidate Information Bulletin (CIB) — official exam guide (updated June 2025)
• PSI Massachusetts Real Estate Exam — scheduling and information
• Board of Registration of Real Estate Brokers and Salespersons — regulations and forms
• BLS — Real Estate Brokers and Sales Agents — wage and outlook data
• OpenExamPrep — free study materials and practice questions

---

Start Your FREE Massachusetts Real Estate Exam Prep

Start FREE Massachusetts Real Estate Practice QuestionsFree exam prep with practice questions & AI tutor