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100+ Free Certified General Appraiser Practice Questions

Pass your Certified General Appraiser National Uniform Exam exam on the first try — instant access, no signup required.

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An appraiser is analyzing a 200-unit apartment complex. The market vacancy rate is 5% and the property currently operates at 92% occupancy. In determining NOI, the appraiser should use:

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B
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ArticleFREE USPAP Exam Guide 2026: Pass the 15-Hour National Course15 min readArticleReal Estate Appraiser 2026: AQB, USPAP, Bias, Valuation8 min read
2026 Statistics

Key Facts: Certified General Appraiser Exam

125

Total Questions

110 scored + 15 pretest

6 hrs

Time Limit

AQB

~68%

Passing Score

75/110 scored items

~50%

Pass Rate

Lowest of 3 levels

300 hrs

Education Required

2026 AQB Criteria

3,000 hrs

Experience Required

18 months minimum

The Certified General exam is the hardest of the three AQB appraiser exams with a ~50% pass rate. It has 125 questions (110 scored) in 6 hours. The income approach (20 items) and real estate market (20 items) domains are the heaviest, followed by USPAP (19 items) and sales comparison (18 items). Candidates need 300 education hours, a bachelor's degree, and 3,000 experience hours (1,500 non-residential). The 2026 criteria add a mandatory Valuation Bias and Fair Housing course.

Sample Certified General Appraiser Practice Questions

Try these sample questions to test your Certified General Appraiser exam readiness. Each question includes a detailed explanation. Start the interactive quiz above for the full 100+ question experience with AI tutoring.

1According to USPAP, which of the following is the primary obligation of an appraiser when performing an assignment?
A.Satisfy the client's expectations for value
B.Develop credible assignment results in a manner that is not misleading
C.Minimize the time spent on data collection
D.Always select the highest value indication among the approaches
Explanation: Under USPAP Standards Rule 1-1, an appraiser must develop credible assignment results in a manner that is not misleading. The appraiser's obligation is to produce credible, objective results regardless of client expectations or assignment pressure.
2A Certified General Appraiser is authorized to appraise which of the following property types?
A.Only commercial properties
B.Only residential properties with more than four units
C.All types of real property regardless of value or complexity
D.Only properties valued at over $1 million
Explanation: A Certified General Appraiser holds the highest level of appraiser credential and may appraise all types of real property, including residential, commercial, industrial, agricultural, and vacant land, without regard to transaction value or complexity.
3Which economic principle states that the value of a property is influenced by the values of surrounding properties?
A.Principle of Substitution
B.Principle of Conformity
C.Principle of Anticipation
D.Principle of Contribution
Explanation: The Principle of Conformity holds that a property's value is maximized when it conforms to surrounding properties and neighborhood standards. Properties that are over-improved or under-improved relative to their surroundings tend to adjust toward the neighborhood norm.
4What is the definition of market value as used in most federally related transactions?
A.The price a property would sell for at a foreclosure auction
B.The most probable price a property should bring in a competitive and open market under all conditions requisite to a fair sale
C.The assessed value determined by the local tax authority
D.The replacement cost of the improvements minus depreciation
Explanation: Market value, as defined for federally related transactions, is the most probable price a property should bring in a competitive and open market under all conditions requisite to a fair sale, with buyer and seller acting prudently, knowledgeably, and with neither under undue pressure.
5The four tests of highest and best use are legally permissible, physically possible, financially feasible, and:
A.Environmentally sustainable
B.Maximally productive
C.Publicly acceptable
D.Historically consistent
Explanation: The four tests of highest and best use must be applied sequentially: (1) legally permissible, (2) physically possible, (3) financially feasible, and (4) maximally productive. A use must pass all four tests to qualify as the highest and best use of a property.
6When analyzing highest and best use, the tests must be applied in which order?
A.Financially feasible, physically possible, legally permissible, maximally productive
B.Maximally productive, financially feasible, physically possible, legally permissible
C.Legally permissible, physically possible, financially feasible, maximally productive
D.Physically possible, legally permissible, maximally productive, financially feasible
Explanation: The correct sequence for highest and best use analysis is: legally permissible first (zoning and legal constraints), then physically possible (size, shape, topography), then financially feasible (will it generate positive returns?), and finally maximally productive (which feasible use produces the highest residual land value?).
7Which approach to value is based on the premise that an informed buyer would not pay more for a property than the cost to construct a similar property?
A.Sales Comparison Approach
B.Income Capitalization Approach
C.Cost Approach
D.Gross Rent Multiplier Approach
Explanation: The Cost Approach is based on the Principle of Substitution, which states that a prudent buyer would not pay more for a property than the cost to acquire a similar site and construct improvements of equal desirability and utility. It involves estimating the cost of construction new, deducting depreciation, and adding land value.
8In the cost approach, which type of depreciation is caused by factors external to the property?
A.Physical deterioration
B.Functional obsolescence
C.External (economic) obsolescence
D.Curable depreciation
Explanation: External (economic) obsolescence is a loss in value caused by factors outside the property itself, such as environmental contamination, declining neighborhood conditions, or adverse zoning changes. Unlike physical deterioration and functional obsolescence, external obsolescence is generally considered incurable by the property owner.
9The sales comparison approach is most reliable when:
A.There are few comparable sales available in the market
B.There is an active market with many recent sales of similar properties
C.The subject property has unique features not found in any other properties
D.The appraiser has limited access to market data
Explanation: The sales comparison approach is most reliable when there is an active market with abundant recent sales data of similar properties. The approach relies on comparing the subject property to comparable sales and making appropriate adjustments, which requires sufficient market evidence.
10An appraiser is analyzing a comparable sale that is inferior to the subject property. What type of adjustment should be made?
A.A negative adjustment to the comparable
B.A positive adjustment to the comparable
C.No adjustment is necessary
D.A negative adjustment to the subject property
Explanation: In the sales comparison approach, adjustments are always made to the comparables, not to the subject. When a comparable is inferior to the subject, a positive (upward) adjustment is applied to the comparable's sale price to reflect what it would have sold for if it were similar to the subject.

About the Certified General Appraiser Exam

The Certified General Appraiser National Uniform Exam is the highest-level appraiser licensing exam developed by the Appraiser Qualifications Board (AQB). It authorizes appraisers to value all types of real property — residential, commercial, industrial, agricultural, and vacant land — without regard to transaction value or complexity. The 6-hour exam contains 125 multiple-choice questions (110 scored, 15 pretest) covering 10 content areas with heavy emphasis on the income capitalization approach, USPAP, sales comparison, and market analysis. As of 2026, candidates must also complete the 8-hour Valuation Bias and Fair Housing course.

Questions

125 scored questions

Time Limit

6 hours

Passing Score

75/110 scored (~68%)

Exam Fee

$85-$100+ (AQB / Pearson VUE, PSI, or AMP (varies by state))

Certified General Appraiser Exam Content Outline

18%

Real Estate Market

Influences on value, government powers, types of value, date of value premise, market analysis, investment analysis, highest and best use

13%

Property Description

Land and site description, improvement description, building components, legal interests, property taxation

5%

Land or Site Valuation

Sales comparison, allocation, extraction, land residual, subdivision development, and ground rent capitalization methods

16%

Sales Comparison Approach

Elements and units of comparison, adjustment sequence, paired sales analysis, qualitative and quantitative methods

10%

Cost Approach

Cost estimation methods, physical deterioration, functional obsolescence, external obsolescence, breakdown method

18%

Income Approach

NOI derivation, direct and yield capitalization, DCF analysis, band of investment, lease analysis, GRM, EGIM

2%

Reconciliation

Weighing relevance, reliability, and adequacy of data from each approach to arrive at a final value opinion

17%

USPAP

Ethics Rule, Competency Rule, Scope of Work, Record Keeping, Standards 1-4, report types, certification requirements

How to Pass the Certified General Appraiser Exam

What You Need to Know

  • Passing score: 75/110 scored (~68%)
  • Exam length: 125 questions
  • Time limit: 6 hours
  • Exam fee: $85-$100+

Keys to Passing

  • Complete 500+ practice questions
  • Score 80%+ consistently before scheduling
  • Focus on highest-weighted sections
  • Use our AI tutor for tough concepts

Certified General Appraiser Study Tips from Top Performers

1Focus 50% of study time on Sales Comparison and Income Approach — together they represent over one-third of scored questions
2Master the IRV formula (I=R×V) and its variations — direct capitalization problems appear frequently
3Practice NOI derivations: PGI minus V&C loss equals EGI, minus operating expenses equals NOI — remember debt service is NOT an operating expense
4Learn the correct adjustment sequence: property rights, financing terms, conditions of sale, market conditions, then location and physical characteristics
5Study the breakdown method of depreciation — distinguish curable vs. incurable physical deterioration, functional obsolescence, and external obsolescence

Frequently Asked Questions

How hard is the Certified General Appraiser exam?

The Certified General exam is considered the most challenging of the three AQB appraiser exams, with a pass rate of approximately 50%. The 6-hour exam tests in-depth knowledge of commercial appraisal concepts including income capitalization, DCF analysis, and complex property valuation. Many candidates report that the income approach and sales comparison math are the most difficult sections. Thorough preparation with practice questions and a structured study plan significantly improves pass rates.

What is the difference between Certified General and Certified Residential Appraiser?

A Certified Residential Appraiser can appraise one-to-four residential units regardless of value or complexity, while a Certified General Appraiser can appraise all types of real property including commercial, industrial, agricultural, and residential. The Certified General requires 300 hours of education (vs. 200), a bachelor's degree (vs. associate's), 3,000 experience hours with 1,500 in non-residential work (vs. 1,500 total), and a 6-hour exam (vs. 4 hours).

What are the 2026 AQB education requirements for Certified General?

As of January 1, 2026, the required core curriculum for Certified General includes: Basic Appraisal Principles (30 hrs), Basic Appraisal Procedures (30 hrs), Valuation Bias and Fair Housing (8 hrs), 15-Hour USPAP Course, Market Analysis and HBU (30 hrs), Statistics, Modeling & Finance (15 hrs), Site Valuation & Cost Approach (30 hrs), Sales Comparison (30 hrs), Income Approach (60 hrs), Report Writing & Case Studies (30 hrs), and Electives (22 hrs) — totaling 300 hours.

What topics are most heavily tested on the Certified General exam?

The heaviest content areas are Real Estate Market (20 items, 18%), Income Approach (20 items, 18%), USPAP (19 items, 17%), and Sales Comparison Approach (18 items, 16%). Together these four areas account for nearly 70% of scored questions. The Income Approach is particularly challenging because it requires mastery of capitalization formulas, DCF analysis, lease analysis, and financial math used in commercial property valuation.

How do I schedule the Certified General Appraiser exam?

You must first complete all qualifying education and experience requirements, then obtain approval from your state appraiser regulatory board. Your state board will issue eligibility to take the exam through the contracted testing provider — either Pearson VUE, PSI, or AMP depending on your state. Exam fees typically range from $85 to $100+. The exam is administered at testing centers; remote online testing availability varies by state and provider.