NY-RES · Syllabus & Exam Outline 2026
New York Real Estate Salesperson
In short
The New York Real Estate Salesperson (NY-RES) exam has 75 questions in 3 hours and requires a 70% to pass in New York, though state cutoffs vary. It covers license law, agency, contracts, real estate finance, land use, valuation, fair housing, and real estate math. Free practice questions and a full study plan are below.
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- Questions
- 75
- Time limit
- 3 hours
- Passing score
- 70%
- Cost
- $15 examination fee (plus a $65 license application fee)
- Format
- Multiple-choice
- Delivery
- In-person computer-based testing at New York Department of State testing centers
- Calculator
- Candidates may bring a silent, battery- or solar-powered calculator that does not have a full alphabetic keyboard. Smartphones or printing calculators are not permitted.
- Prep time
- ~77 hours
Exam overview
The New York Real Estate Salesperson exam evaluates a candidate's readiness to operate as a licensed real estate professional under the supervision of a broker. Based on the state's required 77-hour pre-licensing curriculum, the exam assesses an array of critical competencies, from understanding agency relationships and fair housing laws to navigating real estate finance and property management. Because the exam touches on highly specific state-level regulations—such as the New York State Human Rights Law and distinct municipal agency structures—thorough and structured study is critical for success. Only Ever maps every domain of this expansive syllabus to focused, 15-minute study topics. By breaking down heavy subjects like Commercial and Investment Properties (which accounts for a significant portion of the material) or the nuances of Law of Agency into bite-sized lessons, you can strategically allocate your prep time. Review the breakdown below to understand how the topics are weighted and to prioritize your review sessions accordingly.
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
Memorize the statutory requirements for maintaining a license, including the necessary continuing education hours and renewal procedures. Pay close attention to the specific penalties imposed by the Department of State for license violations.
Key objectives
- Introduction to Licensing Law
- Responsibilities of Licensure
- Education and Exemptions
- Maintaining a License
- Changes, Renewals, and Dual Licensure
- Department of State Regulations
- Required Property Disclosures
- Disciplinary Proceedings
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
Essential Real Estate Formulas
Crucial mathematical formulas required for the real estate math and commercial property portions of the exam.
Capitalization Rate (Cap Rate)
Cap Rate = Net Operating Income (NOI) ÷ Property Value
Known as the IRV formula (Income / Rate = Value).
Commission
Total Commission = Sales Price × Commission Percentage
Ensure you know how to split this figure among cooperating brokers if asked.
Area of a Rectangle
Area = Length × Width
Required for square footage and price-per-square-foot questions.
Fair Housing & Agency Glossary
Must-know terminology related to illegal practices and agency relationships.
Blockbusting
Creating panic by convincing property owners to sell their homes because individuals of a protected class are moving into the neighborhood.
Steering
Directing prospective buyers or renters toward or away from certain neighborhoods based on their protected class.
Redlining
The illegal practice by lenders or insurance companies of denying loans or coverage in specific geographic areas based on discriminatory demographics.
Commingling
The illegal act of a broker mixing their personal or operating funds with a client's trust or escrow funds.
Fiduciary
A person who holds a legal or ethical relationship of trust with one or more other parties; in real estate, the agent acting for the principal.
Homeowner Insurance Policy Types
Basic policy classifications in New York.
HO-1
Basic Policy
Standard insurance against specifically named perils.
HO-3
Special Form Policy
Most widely used policy; covers all loss forms except those explicitly excluded.
HO-4
Tenant's Policy
Designed for renters to cover personal belongings and liability.
HO-6
Condominium Policy
Designed specifically for condominium owners.
Frequently asked questions
Good to know
- Candidates must bring a valid, government-issued photo ID.
- The use of smartphones, smartwatches, or any electronic communication devices during the exam is strictly prohibited.
- A silent, battery-operated, or solar-powered calculator without an alphabetic keyboard is permitted for the math questions.
- Calculations will involve standard concepts such as commissions, area measurement, prorations, and basic commercial valuation.
Reading isn’t remembering.
Most prep material is dry, overwhelming, or disconnected from the exact NY DOS curriculum.
Only Ever maps the official syllabus into structured 15-minute topics and retention-first notes so you learn exactly what the exam expects.