VA-RES · Syllabus & Exam Outline 2026
Virginia Real Estate Salesperson
Exam-aligned study paths covering the national real estate core plus Virginia state law, in retention-first 15-minute topics.
- Questions
- 120 questions (80 National, 40 State)
- Time limit
- 150 minutes (105 minutes National, 45 minutes State)
- Passing score
- 70% (National) and 75% (State)
- Cost
- $60
- Format
- Multiple choice
- Delivery
- Computer-based testing at PSI Examination Centers
- Calculator
- Only non-programmable calculators that are silent, battery-operated, do not have paper tape printing capabilities, and do not have a keyboard containing the alphabet will be allowed.
- Prep time
- ~96 hours
Exam overview
The Virginia Real Estate Salesperson examination is the foundational test for prospective real estate agents in the Commonwealth of Virginia. Administered by PSI under the direction of the Virginia Real Estate Board (DPOR), this assessment is divided into two distinct parts: an 80-question National portion covering fundamental real estate principles, and a 40-question State portion focused exclusively on Virginia's specific laws, agency relationships, and regulatory standards. Preparing for the VA-RES requires a thorough understanding of both broad market mechanics and localized compliance rules. Candidates will find that areas like Contracts, the General Principles of Agency, and the Practice of Real Estate (which includes federal Fair Housing and strict Virginia escrow guidelines) carry the heaviest weight. Success hinges on synthesizing these rules into practical applications rather than mere rote memorization. To make studying more manageable, Only Ever maps every domain in this syllabus into targeted, 15-minute bite-sized lessons. This method allows you to master complex topics like the Virginia Residential Property Disclosure Act and intricate real estate calculations at your own pace, ensuring you walk into the testing center confident and prepared.
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
Focus on the differences between real and personal property, and how title is held. Use flashcards to differentiate various tenancies (e.g., severalty, tenants in common) and learn the specific attributes of life estates, easements, and encumbrances.
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
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.
Readiness
0 / 11
Quick reference
Real Estate Acronyms & Regulations
Essential federal regulations and loan terminology heavily referenced on the National exam.
- RESPA
- Real Estate Settlement Procedures Act
- TILA
- Truth in Lending Act
- TRID
- TILA-RESPA Integrated Disclosure
- ECOA
- Equal Credit Opportunity Act
- LTV
- Loan-to-Value Ratio
- PMI
- Private Mortgage Insurance
- PITI
- Principal, Interest, Taxes, and Insurance
Key Real Estate Mathematical Concepts
Important mathematical concepts you will be required to calculate manually during the exam.
Loan-to-Value (LTV) Ratio
The amount of the loan compared to the appraised value or purchase price of the property (whichever is lower).
Capitalization Rate
The rate of return on a real estate investment property based on the income that the property is expected to generate.
Prorations
The proportional allocation of property taxes, interest, and other recurring expenses between buyer and seller at closing.
Discount Points
Fees paid directly to the lender at closing in exchange for a reduced interest rate (each point is typically 1% of the loan amount).
Frequently asked questions
Good to know
- A small number of experimental items (5 to 10 questions) may be administered during the exam. These do not count toward or against your score or testing time.
- Fingerprinting is mandatory for all Virginia real estate license applicants and can be done electronically at most PSI testing sites.
- Candidates must provide two forms of valid, unexpired identification. The primary ID must be government-issued and bear a photograph and signature.
- No personal belongings, including bulky outerwear and electronic devices, are permitted in the testing room. They must be placed in secure storage.
Reading isn’t remembering.
Virginia prep blends national real estate concepts with Virginia-specific license law and Commission rules, and most materials muddle the two.
Only Ever teaches the shared national core once, then layers Virginia state law, regulated by Virginia Real Estate Board, as focused 15-minute topics.