MA-SP · Syllabus & Exam Outline 2026
Massachusetts Real Estate Salesperson
In short
The Massachusetts Real Estate Salesperson exam features 120 multiple-choice questions (80 General, 40 State) completed over 240 minutes. Candidates need a 70% score on each section to pass. Key topics include real estate practice, contracts, agency, and disclosures. Free practice questions and a full study plan are below.
- Questions
- 120 scored questions (80 General, 40 State) plus 5 to 10 unscored experimental questions
- Time limit
- 240 minutes (150 minutes General, 90 minutes State)
- Passing score
- 70% on each section (56/80 National, 28/40 State)
- Cost
- $85 exam fee
- Format
- multiple-choice
- Delivery
- In-person at a PSI test center or via online proctoring
- Calculator
- An online calculator will be provided; personal calculators will not be permitted.
- Prep time
- ~97 hours
Exam overview
Passing the Massachusetts Real Estate Salesperson examination is the crucial final hurdle in launching your real estate career in the Commonwealth. Administered by PSI on behalf of the Board of Registration of Real Estate Brokers and Salespersons, this assessment demands a solid grasp of both national real estate principles and state-specific laws. The exam is split into two major portions: a General (National) section covering foundational concepts like property ownership, contracts, and agency, and a State section focusing on Massachusetts-specific regulations, such as the Consumer Protection Act (Chapter 93A) and local fair housing laws (Chapter 151B). Preparing for such a comprehensive test requires structured study habits. Instead of passively reading textbooks, candidates benefit from targeted, active preparation. That's where our platform excels. Only Ever maps every domain to 15-minute study topics, allowing you to break down the extensive 120-question syllabus into manageable daily sessions. This method ensures you effectively retain critical information without feeling overwhelmed by complex legalese or real estate math. To aid in your preparation, we have compiled an in-depth breakdown of the official curriculum below. Use this guide to identify highly weighted sections—like the Practice of Real Estate and Contracts—and strategically allocate your study hours. Familiarizing yourself with the exact blueprint will help you approach test day with confidence and pass on your first attempt.
Exam domains & weighting
Each domain's share of the exam — study deepest where the weight is highest. Open one for how to study it and its objectives.
How to study this domain
Differentiate between real and personal property and how they are transferred. Master legal land descriptions and the different forms of ownership, particularly Massachusetts Registered Land concepts.
Key objectives
- Real and Personal Property Conveyances
- Legal Property Descriptions
- Measuring Structures and Land
- Liens, Easements, and Encumbrances
- Surface, Subsurface, Air, and Water Rights
- Basic Types of Ownership and Tenancy
- Common-Interest, Trusts, and Business Ownership
- MA Registered Land & Forms of Ownership
Readiness self-check
Tick off everything you can confidently explain. Anything left unchecked is your study list — tap “Review” to jump straight into that domain.
Quick reference
Real Estate Math Formulas
Essential formulas needed for the Real Estate Calculations section of the exam.
Loan-to-Value (LTV) Ratio
Loan Amount ÷ Appraised Value (or Purchase Price, whichever is lower)
Used in mortgage underwriting to assess risk.
Capitalization Rate (Cap Rate)
Net Operating Income (NOI) ÷ Current Market Value
Used in the income approach to valuation.
Commission
Sales Price × Commission Rate
Calculates total broker compensation.
Massachusetts Real Estate Regulations
Key state laws and codes frequently tested on the State portion.
Chapter 93A
The Massachusetts Consumer Protection Act
Prohibits unfair and deceptive business practices, obligating agents to disclose all known material facts.
Title 5
Massachusetts Private Sewage Disposal Regulations
Requires inspections of private septic systems before a property title is transferred.
Chapter 151B
Massachusetts Fair Housing Law
Expands protected classes beyond federal law to include sexual orientation, gender identity, marital status, and source of income.
Frequently asked questions
Good to know
- 5 to 10 unscored experimental questions are administered during the exam; time taken to answer them does not count against your overall time limit.
- Personal belongings, including mobile phones, electronic watches, bulky clothing, and non-religious headwear, must be placed in secure storage prior to testing.
- If you pass the exam, you must be prepared to pay the prorated licensing fee immediately at the test center by credit card, check, or money order (cash is not accepted) to receive your license.
- If you fail the exam, you will be issued a diagnostic report showing your strengths and weaknesses by examination type.
- You cannot schedule a retake on the same day you fail an examination; you must wait at least until the following day to call and rebook.
Reading isn’t remembering.
Massachusetts prep blends the national core with a distinctive state section — the license law and Board rules, the mandatory licensee-consumer relationship disclosure, consumer-protection and environmental disclosures (lead, Title 5), c.151B fair housing, and the Registered Land system — and most materials muddle the two.
Only Ever teaches the shared national core once, then layers Massachusetts state law — the Board's powers, licensing, the requirements governing licensees (advertising, commissions, handling of monies and documents), agency and the mandatory relationship disclosure, consumer-protection and environmental disclosures, c.151B fair housing and the MCAD, landlord-tenant law, and Registered Land and ownership — as focused 15-minute topics.