Free Texas Real Estate Diagnostic Test
BLUF (Bottom Line Up Front): The Texas real estate exam is not a single test, but two separately-graded portions: National (85 questions) and Texas State Law (50 questions). You must score a minimum of 70% on EACH portion independently to pass. Blended average scores are a dangerous illusion; this free diagnostic tracks and scores them completely apart.
Many students walk into the testing center scoring 80% on standard prep materials, only to fail because their strong National score hid a failing Texas State Law score. Our 12-question diagnostic separates your scores immediately, pinpointing your exact legal retention deficit under TREC guidelines.
Two portions. Scored separately. Texas only.
Active Diagnostic Instrument
Select the correct legal answer for each of the 12 questions below. After each choice, the diagnostic will immediately reveal the underlying statute, the student trap, and a worked Texas example.
Your Saved Diagnostic Reading
We found your last diagnostic assessment on this device. The Texas real estate exam requires a 70% passing score on EACH portion separately. Here are your previous metrics:
This topic contains your highest density of incorrect responses. We recommend prioritizing this section during study intervals.
Under the Federal Fair Housing Act, which of the following is true regarding a dedicated senior housing community restricting residency to persons 55 and older?
Housing for older persons is exempt from familial status protections if at least 80% of units have a resident aged 55 or older.
Candidates often believe that 'familial status' protection has absolutely no exemptions, or they confuse the 80% occupancy rule for 55+ housing with the 100% occupancy requirement for 62+ senior housing.
42 U.S.C. § 3607(b)(2)(C)
Housing for Older Persons Exemption
An apartment complex in Houston registers as a 55+ senior community. As long as 80% of their units are occupied by at least one person 55 or older and they publish policies demonstrating this intent, they can legally reject an application from a couple with a 10-year-old child.
Which of the following phrases, if included in a public real estate advertisement, would act as a 'triggering term' requiring full statutory disclosure of all loan details under Regulation Z?
Stating the amount or percentage of a down payment is a TILA trigger term that requires full loan disclosures.
Many students believe that listing the APR triggers other disclosures. In fact, stating the APR alone is permitted without triggering other terms. It is the down payment amount, payment terms, or finance charges that trigger the full disclosure mandate.
Regulation Z 12 CFR § 1026.24(d)
Advertising Triggering Terms
An ad for a Dallas townhome reads 'Move in today with just $3,000 down!'. Because the specific down payment amount is mentioned, the broker must also disclose the repayment terms, the total payment timeline, and the full APR.
An appraiser evaluates a historic public library building using the cost approach. The property's value has decreased due to a major highway being constructed adjacent to the property. What type of depreciation does this represent, and is it curable?
Loss of value from factors outside property boundaries is external obsolescence and is incurable.
Students frequently confuse functional obsolescence (poor layout inside the property lines) with external/economic obsolescence (outside property lines). External obsolescence is virtually always incurable because the owner has no legal control over the external factor.
Appraisal Standards Board
Cost Approach & Obsolescence Principles
A multi-million dollar library is appraised. A newly built highway produces constant noise pollution 20 feet from the reading room. This is external/economic obsolescence, and it is incurable because the city or library board cannot move the highway.
Alvin and Beth hold title to an investment property as joint tenants with right of survivorship. Alvin, without Beth's knowledge or consent, sells his entire ownership interest to Conrad. How do Beth and Conrad now hold title?
Selling a joint tenant's interest destroys the unity of time and title, converting the co-ownership into a tenancy in common.
Candidates often assume that a joint tenant cannot sell their interest without consent, or that the buyer automatically becomes a joint tenant. A joint tenancy requires the unities of time, title, interest, and possession; conveying to a new owner severes this relationship.
Common Law of Property Co-Ownership
Severance of Joint Tenancy
Alice and Bob own a lake house as joint tenants. Alice conveys her interest to Charles. Because Charles acquired his interest at a later date and under a separate deed, he cannot be a joint tenant with Bob. They are now tenants in common.
A buyer signs a representation agreement with an agent. The buyer later discovers a home on their own (For Sale By Owner) and purchases it directly from the seller. Under which agreement is the agent still entitled to the full agreed commission?
An exclusive right-to-represent contract guarantees the broker a commission regardless of who finds the property.
Students frequently confuse 'Exclusive Right-to-Represent' with 'Exclusive Agency'. In an Exclusive Agency agreement, the agent is NOT paid if the buyer finds the home independently. Only the 'Exclusive Right' contract guarantees commission.
Common Law of Agency Contracts
Types of Buyer Representation Agreements
A buyer signs an Exclusive Right-to-Represent Agreement with a brokerage. Two weeks later, the buyer knocks on a neighbor's door and negotiates a private sale. The buyer is still contractually obligated to pay the broker's commission.
A residential lease runs from month-to-month, automatically renewing at the end of each month unless either party provides a written 30-day notice of termination. What type of leasehold estate is this?
A lease that automatically renews for successive, equal intervals until notice is given is a periodic tenancy.
Students often confuse a Periodic Tenancy with an Estate at Will. An Estate at Will can be terminated by either party instantly without a formal notice period and has no set automatic renewal structure.
Landlord-Tenant Common Law
Classification of Leasehold Estates
A tenant pays rent on the 1st of every month. The contract states the lease is month-to-month and requires a 30-day notice to terminate. This is a periodic tenancy, which continues indefinitely until formal notice is served.
Under Paragraph 5 of the TREC One to Four Family Resale Contract, what is the exact deadline for a buyer to deliver the agreed-upon option fee to the escrow agent?
The option fee must be delivered to the escrow agent within 3 days of the contract's effective date, by 5:00 PM local time.
A major failure point on the Texas State exam is confusing general contract timelines (which often run until midnight) with TREC option rules. Option fee delivery and option period termination notices are strictly bound to a 5:00 PM local time deadline.
TREC Rule §537.11 & Para 5
Option Fee Timelines and Delivery Requirements
If a Texas contract has an effective date of Monday, the buyer has until 5:00 PM on Thursday to deliver the option fee to the escrow agent. Handing it to them at 5:01 PM on Thursday is a breach, invalidating the termination option.
Under the Texas Constitution and Property Code, what is the maximum acreage protected as a rural homestead for a married couple?
A married couple is entitled to protect up to 200 acres as their rural homestead in Texas.
Make sure you read the details: rural homesteads protect 100 acres for a single person, but 200 acres for a family (married couple). Urban homesteads are limited to a maximum of 10 acres, whether single or married.
Tex. Const. Art. XVI, § 51 & Prop. Code § 41.002
Homestead Acreage Limits
A married couple in rural Collin County owns a 250-acre ranch. They fall behind on payments to unsecured credit cards. The credit card companies can only sue to foreclose on 50 acres; the couple's core 200 acres are fully protected by homestead law.
In Texas, a broker wants to represent both a buyer and a seller in the same transaction as an intermediary. Which of the following is required for this relationship to be legally compliant?
An intermediary relationship in Texas strictly requires written consent from both parties.
Dual agency is completely outlawed in Texas. A broker can only represent both sides through Intermediary Relationship, which MUST be in writing. Many students mistakenly think verbal disclosure or general agency agreements are enough.
TRELA §1101.559
Intermediary Relationship Authorization
A broker owns a small firm in Austin. Both a seller and a buyer want the broker to represent them in a transaction. The broker must have both parties sign the written Intermediary Relationship Notice before any active negotiations occur.
If the Texas Real Estate Commission (TREC) officially revokes a sales agent's license, what is the statutory minimum duration they must wait before applying for reinstatement or a new license?
An individual whose license has been revoked by TREC must wait a minimum of two years before reapplying.
Timeline questions are heavily tested in the State portion. Students frequently choose 'one year' or believe that revocation is an irreversible, permanent lifetime ban. Re-application is possible, but only after a strict two-year delay.
TREC Rule §535.141 & TRELA §1101.663
Eligibility for Re-licensing After Revocation
An agent is caught commingling trust funds, leading TREC to revoke their license on September 1, 2026. This individual is legally prohibited from submitting a new application for a real estate license until September 1, 2028.
Under the Texas Deceptive Trade Practices Act (DTPA), when can a real estate license holder be sued for triple (treble) damages?
Treble damages are available under the DTPA only if the license holder acted knowingly or intentionally.
The DTPA exempts license holders from simple professional liability (providing advice, opinions, or simple mistakes), but they are fully liable for active fraud, express misrepresentations, and knowingly failing to disclose a material defect.
Tex. Bus. & Com. Code § 17.50(b)(1)
Relief for Consumers & Treble Damages
An agent knows a listing's roof was completely compromised by hail last week but tells a buyer 'the roof is brand new and in pristine shape.' Since this was an intentional misrepresentation, the buyer can sue the agent under the DTPA for up to three times the cost of repair.
In Texas, a Seller's Disclosure of Property Condition is statutory under Property Code Section 5.008. In which of the following transfers is this notice legally EXEMPT?
Seller's Property Condition Disclosures are not required for transfers pursuant to court orders, foreclosures, or bankruptcies.
One of the absolute biggest traps is assuming that landlords who have never lived in their rental properties are exempt from the disclosure. They are NOT exempt. Only bank foreclosures, estates, court orders, co-owner transfers, and new homes are exempt.
Tex. Prop. Code § 5.008(e)
Exemptions from Seller's Disclosure Notice
A lender forecloses on a house in Dallas and puts it up for sale. The bank does not need to complete or provide a Seller's Disclosure Notice, because as a foreclosure transfer, it is legally exempt under Texas Property Code § 5.008.
Dual-portion Separation
Each section operates on separate thresholds. You will receive an independent percentage for your National real estate knowledge and your Texas-specific statutory mastery.
TREC / TRELA Mapped
Every question links directly back to the Texas Real Estate License Act (TRELA) or the Texas Real Estate Commission (TREC) rules, illustrating exact legal precedents.
No-Auth Storage
Your scores are saved directly in your browser's local cache. No sign-ups, no spam, and no paywalls. Returning users can monitor their progress instantly.
Why Standard 50-State Prep Programs Fail in Texas
National real estate education companies sell generic "50-state" packages that gloss over the strictness of Texas laws. In Texas, TREC-promulgated contracts, Homestead protections, Intermediary relationships, and DTPA liabilities are heavily tested and unique.
| Concept | Generic National Common Law | Texas Specific Law |
|---|---|---|
| Dual Agency | Permitted with written disclosure in many states. | Strictly Illegal. Dual agency is outlawed; brokers must use Intermediary relationships. |
| Earnest Money Deposit | Deposit deadlines vary widely by custom. | Must be deposited by the close of the 2nd working day after the effective date of the contract. |
| Termination Option deadlines | Typically extends to midnight of the last day. | Terminates strictly at 5:00 PM local time on the option date. |
| Rural Homestead Size | Varies by value limits, often capped around $5,000–$50,000. | Strictly acreage-based: Up to 200 family acres protected regardless of value. |
The table above illustrates the exact reason why taking a generic, blended practice exam leaves you vulnerable. A student who scores a perfect 100% on the National portion but gets caught by the 5:00 PM option deadline or dual agency trap will fail the overall exam. Our diagnostic enforces the same dual-portion discipline to protect your time and registration fees.
Texas Real Estate Exam Coach
Unlock 1,000+ premium practice questions, interactive flashcards, and 399 Texas-specific questions. Study offline on iOS & macOS.