New York · Real estate exam prep
20 free New York practice questions with no signup required. When you're ready for more, the full RealReady bank has 1,090 questions for the 2026 exam that cover both national principles and New York law.
Practice
Use this like a free New York real estate practice test: read the question, commit to an answer, then tap to reveal the correct answer and a plain-English explanation. The ones you miss tell you where to focus next.
Correct: B Real estate broker
Only a licensed real estate broker may operate a firm and supervise salespersons and associate brokers. Associate brokers hold a broker license but work under another broker rather than running their own office.
Correct: B Broker A must notify the DOS
When a salesperson leaves a brokerage, the terminating broker (Broker A) is responsible for notifying the DOS. The new broker (Broker B) then files the change of association to activate the salesperson under their supervision.
Correct: D Executive Law Article 15 (Human Rights Law)
The New York Human Rights Law, codified in Executive Law Article 15, adds protected classes beyond federal fair housing protections, including age, marital status, sexual orientation, gender identity, military status, and source of income.
Correct: B The name of the licensed broker
New York law prohibits blind ads. Every real estate advertisement must identify the licensed broker responsible for the ad, regardless of the medium used.
Correct: A At first substantive contact
RPL Section 443 requires the agency disclosure form to be provided at first substantive contact, which is the first meaningful discussion about real estate needs, finances, or specific properties. Casual conversation does not trigger this requirement.
Correct: C Yes, with advance informed consent from all parties
Dual agency is legal in New York but requires advance informed consent from all parties to the transaction. The broker must explain the risks and limitations of dual agency before proceeding.
Correct: B Refuse because agents must not fill out the PCDS
Under RPL Article 14, the Property Condition Disclosure Statement must be completed by the seller. An agent who fills it out risks liability and violates the statute. The $500 credit alternative was eliminated as of March 20, 2024, so the PCDS is now mandatory.
Correct: A Offer a CMA but explain only appraisers may appraise
Licensed salespersons and brokers may prepare a comparative market analysis to help determine a listing price, but they must never call it an appraisal. Only a licensed or certified appraiser may perform an appraisal. Using the term 'appraisal' for a CMA is a violation of licensing law.
Correct: B The municipality's legislative body
New York delegates zoning power to municipalities through three parallel enabling statutes. Towns act under Town Law Article 16, villages under Village Law Article 7, and cities under General City Law Article 2-A. The local legislative body, such as a town board or city council, adopts and amends zoning regulations, while the ZBA interprets and grants relief from zoning but does not create the ordinances.
Correct: D It creates a higher fire risk at connections
Aluminum wiring, common in homes built during the 1960s and 1970s, expands and contracts more than copper, creating loose connections that can overheat and cause fires. While not illegal, it requires special connectors and is a material fact that should be disclosed to buyers.
Correct: C Attorneys typically prepare and review contracts of sale
New York is known as an 'attorney state' because attorneys play a central role in residential transactions. The seller's attorney typically prepares the contract of sale, and both buyer and seller customarily retain their own attorneys, although it is not legally required.
Correct: A Full Covenant and Warranty deed
A Full Covenant and Warranty deed provides the most protection because it includes all five covenants: seizin, against encumbrances, quiet enjoyment, further assurance, and warranty. This gives the buyer the strongest guarantees of clear title and the grantor's obligation to defend it.
Correct: D Lien theory
New York is a lien theory state, meaning the mortgage creates a lien against the property but the borrower retains title. The lender does not hold title to the property; instead, the mortgage serves as security for the loan.
Correct: D 0.4% of the sale price
The New York State transfer tax rate is 0.4% for properties selling for under $3 million and 0.65% for properties at $3 million or above. At $2,000,000, the property falls below the $3M threshold, so the 0.4% rate applies, resulting in a tax of $8,000.
Correct: B New York State government
New York State does not impose a state-level real property tax. Property taxes are levied exclusively by local jurisdictions including cities, towns, villages, counties, and school districts. This is a frequently tested distinction on the NY exam.
Correct: B Real property with a deed and individual title
Condominium ownership is real property. The buyer receives a deed conveying title to the individual unit plus an undivided interest in the common elements. Each unit has its own tax lot, and the owner pays property taxes directly.
Correct: D The Rent Guidelines Board
The Rent Guidelines Board (RGB) sets annual allowable rent increases for rent-stabilized apartments in New York City. The RGB considers factors such as operating costs, inflation, and housing market conditions when determining guidelines for one-year and two-year lease renewals.
Correct: A $11,520
Co-op maintenance includes the building's property taxes, underlying mortgage interest, and operating expenses. Only the portions attributable to property taxes and mortgage interest are potentially deductible. Here: $2,400 x 12 = $28,800 annual maintenance x 40% = $11,520 deductible portion, subject to applicable tax limits.
Correct: B The broker must provide adequate supervision
DOS Regulation 175.21 requires brokers to provide adequate supervision of all offices and licensees. There is no distance restriction, but the broker remains vicariously liable for the acts of supervised agents at every location.
Correct: B No, dual employment is prohibited
New York prohibits dual employment for salespersons. A licensee may only be associated with one broker at a time. To change brokers, the current association must be terminated before a new one can be filed.
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About the exam
New York runs a single combined exam with no separate national and state portions, so national principles and New York law sit side by side on the same test. Every item is drawn from the 77-hour qualifying curriculum, and that blend is exactly why studying generic material alone leaves most first-timers short.
New York's Article 12-A license law, the mandatory agency disclosure form, the Property Condition Disclosure Act, rent regulation tightened by the 2019 Housing Stability and Tenant Protection Act, co-op and condo board approvals, and the Department of State's disciplinary powers all show up on the exam. None of that looks like the material a candidate in a neighboring state studies. A generic real estate practice test won't cut it. You need New York-specific practice questions.
FAQ
The New York State Real Estate Salesperson Examination has 75 multiple-choice questions. The Department of State administers it as a single combined test, so there is no separate national portion. You have 90 minutes to finish.
You need 70% to pass, which is 53 of the 75 questions correct. The Department of State reports your result as simply passed or failed with no numerical score, so every question counts.
The state examination fee is $15 per attempt, the lowest in the country, and you schedule each sitting through your eAccessNY account. If you pass, the salesperson license fee is $65, and a passed exam result stays valid for two years while you find a sponsoring broker.
Ninety minutes for all 75 questions. The Department of State runs the test at exam sites across the state, and because the result is pass or fail you'll want to keep a steady pace rather than agonize over any single item.
The New York State Real Estate Salesperson Examination is administered directly by the New York Department of State, Division of Licensing Services. You register and schedule your exam date through the state's eAccessNY system.
The first-time pass rate sits around 51%, so roughly half of candidates walk out needing a retake. The questions aren't tricky for the sake of being tricky. They test whether you actually understand New York real estate law and practice. Most people who fail underestimated how much New York-specific material is on the test (Article 12-A license law, agency disclosure, rent regulation, co-op and condo rules) and leaned too hard on national principles. Honest practice on a New York-specific practice test is what separates a first-try pass from paying the $15 fee again.
The 75-question test is built from the 77-hour qualifying curriculum and blends national principles with New York law. Expect license law and regulation under Article 12-A, the law of agency and disclosure, estates and interests, liens and easements, deeds and conveyances, title closing and costs, contracts of sale and leases, real estate finance, land use regulation, construction and environmental issues, and the valuation process. New York-specific material runs through the whole thing, especially agency disclosure, the Property Condition Disclosure Act, rent regulation, and the Department of State's enforcement role.
After your 77-hour qualifying course, the highest-leverage thing you can do is grind through New York-specific practice questions with honest feedback on every miss. Generic real estate practice tests cover national principles but won't catch you on New York's own rules. The RealReady app gives you the full New York question bank, plus progress tracking and a missed-question mode so you can drill your weak spots. Most users study 30 to 60 minutes a day for two to four weeks before sitting the exam.
The 20 New York practice questions on this page are free, no account or signup needed. Unlocking the rest of the New York bank is a single in-app purchase you pay once and own, with no recurring charge and no time limit on access.
Yes. RealReady has a dedicated New York question bank built for the New York real estate exam, covering the national principles every candidate sees plus the New York law that trips people up, like New York's Article 12-A license law, the Property Condition Disclosure Act, and rent regulation under the 2019 Housing Stability and Tenant Protection Act.
No. RealReady is exam practice, not a pre-license course, so it doesn't count toward New York's required pre-license education hours. Use it after or alongside your coursework to drill realistic practice questions and find your weak spots before exam day.
