Free practice test
Free Texas Real Estate Sales Agent License Practice Test
50 questions from across the whole exam, weighted like the official Texas outline. Every question shows its answer and explanation. No sign-up.
Question 1 of 50
An owner offers $100 for returning lost keys and specifically requests the return rather than a promise. A neighbor says, “I promise to search tomorrow,” but has not returned them. What has the neighbor supplied?
Reveal answer
Correct answer: A promise that does not supply the requested acceptance
The offer requests return of the keys, not a promise to look for them.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 2 of 50
A buyer waives the lead inspection opportunity in writing. The seller proposes withholding a known lead hazard report because of that waiver. Which assessment is correct?
Reveal answer
Correct answer: The waiver concerns inspection; the seller must still provide the required report.
A written purchaser waiver of the inspection opportunity does not waive the owner's separate information duties.
From the free practice set Lead-based paint and the federal disclosure rule
Question 3 of 50
A bank makes a home loan and keeps it as an investment instead of selling it. How should this be classified?
Reveal answer
Correct answer: Primary-market origination followed by portfolio retention
Making the loan is primary-market origination. Keeping it as an investment is portfolio lending; no secondary sale is described.
From the free practice set Methods and sources of financing: mortgage and seller financing, primary and secondary markets
Question 4 of 50
How many members constitute a quorum of Texas’s Broker Responsibility Advisory Committee?
Reveal answer
Correct answer: Five
The broker responsibility rule sets the quorum at five members.
From the free practice set TREC's composition, duties, and powers, and its advisory committees
Question 5 of 50
An assistant reports that a 90-foot by 140-foot rectangular lot contains 460 square feet because 2 × (90 + 140) = 460. What best explains the error?
Reveal answer
Correct answer: The assistant calculated perimeter; the area is 12,600 square feet.
The sum 90 + 140 = 230, doubled to 460, is perimeter in feet. Rectangle area is 90 × 140 = 12,600 square feet.
From the free practice set Area calculations: square footage and acreage
Question 6 of 50
A buyer says that anything a moving crew can carry away must be personal property. What is the best correction?
Reveal answer
Correct answer: Physical movability alone does not decide whether an item is legally part of the realty
Fixtures may be physically removable; legal classification requires more than a test of lifting or detachment.
From the free practice set Real versus personal property: fixtures, trade fixtures, and emblements
Question 7 of 50
Independent parties sell a well-marketed property on ordinary terms, with no undue pressure. How should the sale price be treated in a market-value analysis?
Reveal answer
Correct answer: As potentially strong evidence of market value, evaluated with other relevant evidence
A normal arm's length sale can strongly support value, but one sale is not conclusive by itself.
From the free practice set Market value, market price, and the characteristics of value
Question 8 of 50
A tenant installs removable equipment to operate a repair shop. Which fact would most weaken a proposed trade-fixture analysis if it were changed?
Reveal answer
Correct answer: The equipment was instead installed by the building owner as a permanent building improvement
Changing the installer from a business tenant to the owner making a permanent improvement removes the key tenant context.
From the free practice set Real versus personal property: fixtures, trade fixtures, and emblements
Question 9 of 50
A buyer is comparing two seller-financing offers. Under the first, the seller delivers a deed and retains a secured note. Under the second, the seller retains legal title until contractual performance. Which comparison is correct?
Reveal answer
Correct answer: The first uses seller carryback with title conveyed; the second is a contract-for-deed arrangement.
The first offer separates conveyed ownership from the seller's retained security. The second retains legal title pending the buyer's performance.
From the free practice set Methods and sources of financing: mortgage and seller financing, primary and secondary markets
Question 10 of 50
A rectangular parcel measures 60 yards by 150 feet. What is its area in square feet?
Reveal answer
Correct answer: 27,000 square feet
Convert 60 yards to feet: 60 × 3 = 180 feet. Then 180 × 150 = 27,000 square feet.
From the free practice set Area calculations: square footage and acreage
Question 11 of 50
A listing assistant says, “The parties stated their terms in an email, so their exchange must be bilateral.” Which conclusion is justified by the email fact alone?
Reveal answer
Correct answer: The stated terms are express.
Email establishes communication in words but does not by itself identify the requested exchange.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 12 of 50
A buyer and seller mutually agree to a 14-day lead inspection opportunity before the buyer becomes obligated. How does that agreement relate to the federal default?
Reveal answer
Correct answer: It is permitted because the parties may agree to a different period.
Ten days is the default, not a fixed maximum. Mutual agreement can change the period without eliminating information duties.
From the free practice set Lead-based paint and the federal disclosure rule
Question 13 of 50
A Texas license holder says, “I am not a lawyer, but this disputed contract definitely cannot be enforced against you.” What is the principal problem?
Reveal answer
Correct answer: The license holder gave an opinion about legal effect despite the disclaimer.
A disclaimer does not change the substance of an enforceability opinion. Texas prohibits legal advice and opinions about legal effect.
From the free practice set Practicing within the scope of expertise and the unauthorized practice of law
Question 14 of 50
Alex owns a parcel in severalty and then deeds a one-half undivided interest to Blair, expressly creating a tenancy in common. What has changed?
Reveal answer
Correct answer: Sole ownership has become concurrent ownership.
Alex's conveyance creates two direct title holders with undivided shares, changing severalty into concurrent ownership.
From the free practice set Forms of ownership: severalty, concurrent ownership, and ownership by entities
Question 15 of 50
Which feature makes an agreement express?
Reveal answer
Correct answer: The parties state their agreement in words.
Express describes agreement communicated in spoken or written words.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 16 of 50
A signed maintenance agreement states that the owner promises monthly payment and the contractor promises monthly service. Which fact most directly establishes bilateral exchange?
Reveal answer
Correct answer: The payment promise is exchanged for the service promise.
The reciprocal payment and service promises establish the bilateral structure.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 17 of 50
Which group is specifically assigned to examine Texas broker responsibility issues and recommend possible related legislative changes?
Reveal answer
Correct answer: Broker Responsibility Advisory Committee
The broker responsibility rule assigns examination of broker responsibility and recommendations about possible legislative changes to that advisory committee.
From the free practice set TREC's composition, duties, and powers, and its advisory committees
Question 18 of 50
Which fact distinguishes a buyer's loan assumption from an investor's secondary-market purchase of that loan?
Reveal answer
Correct answer: The assuming buyer undertakes the debt; the investor purchases the loan asset.
An assumption concerns undertaking borrower liability. A secondary-market purchase concerns ownership of the lender's loan asset.
From the free practice set Methods and sources of financing: mortgage and seller financing, primary and secondary markets
Question 19 of 50
Before Texas principals execute a real estate instrument, what must the license holder advise them about the instrument?
Reveal answer
Correct answer: That the instrument they are about to execute is binding on them.
Texas requires the binding-instrument advice. It is not an opinion certifying legal sufficiency or a reason to discourage counsel.
From the free practice set Practicing within the scope of expertise and the unauthorized practice of law
Question 20 of 50
Normal market-value assumptions include which condition?
Reveal answer
Correct answer: The property has reasonable exposure to the market.
Reasonable market exposure is one of the usual assumptions underlying market value.
From the free practice set Market value, market price, and the characteristics of value
Question 21 of 50
A buyer and seller expressly agree that a freestanding bookcase is included in their transaction. Which conclusion follows most directly?
Reveal answer
Correct answer: The agreement can include the bookcase even though it remains personal property
Contractual inclusion and fixture classification are distinct; parties can agree to include an identified chattel.
From the free practice set Real versus personal property: fixtures, trade fixtures, and emblements
Question 22 of 50
A Texas instrument must be acknowledged and filed of record. Under the form-use rule, what advice should the license holder give before execution?
Reveal answer
Correct answer: Consult an attorney before executing the instrument.
The Texas rule expressly requires advice to consult an attorney before execution if the instrument must be acknowledged and filed of record.
From the free practice set Practicing within the scope of expertise and the unauthorized practice of law
Question 23 of 50
Which transaction most closely fits an arm's length sale?
Reveal answer
Correct answer: Unrelated, informed parties independently negotiate while pursuing their own interests.
An arm's length transaction involves independent parties pursuing their own interests.
From the free practice set Market value, market price, and the characteristics of value
Question 24 of 50
A triangular tract has a base of 660 feet and a perpendicular height of 396 feet. What is its acreage?
Reveal answer
Correct answer: 3 acres
Base × height = 660 × 396 = 261,360. Triangle area = 261,360 ÷ 2 = 130,680 square feet. Acres = 130,680 ÷ 43,560 = 3.
From the free practice set Area calculations: square footage and acreage
Question 25 of 50
A Texas broker gives a written price estimate in the ordinary course of brokerage for a potential sale, but labels it an appraisal. Which conclusion follows about the broker price-analysis exception?
Reveal answer
Correct answer: The exception's no-appraisal-label condition is not satisfied.
The exception requires that the analysis, opinion, or conclusion not be referred to as an appraisal; the other conditions do not cure that defect.
From the free practice set Texas activities requiring a license, exemptions, business entities, inspectors, and appraisers
Question 26 of 50
An owner reduces a listing from $500,000 to $475,000. No offer has been accepted. Which statement accurately describes the change?
Reveal answer
Correct answer: The asking price changed to $475,000.
Changing a listing changes the seller's request, not an actual completed price or a proven value conclusion.
From the free practice set Market value, market price, and the characteristics of value
Question 27 of 50
Two Texas LLCs are owned by license holders. One negotiates transactions for clients; the other is properly registered, meets the ownership requirement, and only receives its owner's earned brokerage compensation. Which comparison is correct?
Reveal answer
Correct answer: The negotiating LLC needs brokerage authority; the qualifying payee LLC can use the compensation exception.
The Act distinguishes an entity conducting brokerage from a qualifying registered entity that receives compensation and performs no other broker acts.
From the free practice set Texas activities requiring a license, exemptions, business entities, inspectors, and appraisers
Question 28 of 50
Inez holds a 40 percent tenancy-in-common interest and conveys her entire interest to Omar. No restriction on transfer applies. What does Omar acquire?
Reveal answer
Correct answer: Inez's 40 percent undivided interest
A tenant in common can convey that owner's interest. Omar receives the undivided share conveyed, not other owners' shares or a specific physical area.
From the free practice set Forms of ownership: severalty, concurrent ownership, and ownership by entities
Question 29 of 50
A tract contains 2.5 acres. What is its area in square feet?
Reveal answer
Correct answer: 108,900 square feet
Square feet = 2.5 × 43,560. Two acres = 87,120 square feet; half an acre = 21,780 square feet. Their sum is 108,900 square feet.
From the free practice set Area calculations: square footage and acreage
Question 30 of 50
A seller must raise cash within two days and accepts a low offer before normal marketing can occur. What should an analyst do with this sale when estimating market value?
Reveal answer
Correct answer: Examine the pressure and limited exposure before treating the price as representative.
Market value assumes normal exposure and no undue pressure; the circumstances may explain a price below value.
From the free practice set Market value, market price, and the characteristics of value
Question 31 of 50
A buyer receives the pamphlet and warning but has not received the seller's available evaluation report. Which step most directly fixes the identified information omission before obligation?
Reveal answer
Correct answer: Provide the available evaluation report to the buyer.
The missing requirement is delivery of the available report. Other transaction steps do not supply that information.
From the free practice set Lead-based paint and the federal disclosure rule
Question 32 of 50
In Texas, Elena inherits a parcel from her aunt during Elena's marriage. No later transaction changes its character. How is the inherited parcel classified?
Reveal answer
Correct answer: Elena's separate property
Texas Family Code section 3.001 classifies property acquired during marriage by devise or descent as separate property.
From the free practice set Forms of ownership: severalty, concurrent ownership, and ownership by entities
Question 33 of 50
A property owner announces a reward for returning a missing inspection camera. Which response supplies the performance the owner requested?
Reveal answer
Correct answer: Returning the camera in compliance with the reward terms
The requested performance is return of the camera, not a promise or plan to search.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 34 of 50
A tenant farmer's uncertain tenancy ends unexpectedly because of the tenant's own default. The tenant argues that an annual crop alone establishes emblements protection. What condition has the argument overlooked?
Reveal answer
Correct answer: The stated protection requires termination without the tenant's fault
The lesson's emblements protection requires unexpected termination without the tenant's fault, not merely an annual crop and uncertain duration.
From the free practice set Real versus personal property: fixtures, trade fixtures, and emblements
Question 35 of 50
Which statement accurately relates the two classification pairs?
Reveal answer
Correct answer: Words versus conduct and promises versus performance are separate inquiries.
Communication and exchange are independent dimensions of classification.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 36 of 50
A seller wishes to retain an identified built-in cabinet, and the buyer agrees. Which step best resolves whether it is included in their sale?
Reveal answer
Correct answer: State the agreed exclusion clearly in their written agreement
A clear written agreement addresses inclusion directly rather than relying on assumptions about fixture status.
From the free practice set Real versus personal property: fixtures, trade fixtures, and emblements
Question 37 of 50
Which pair classifies how the parties communicate their agreement?
Reveal answer
Correct answer: Express and implied in fact
Express versus implied in fact concerns words versus conduct showing agreement.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 38 of 50
A Texas license holder is negotiating for a client. An applicable TREC form is approved for mandatory use, and no exception applies. Which form should the license holder use?
Reveal answer
Correct answer: The applicable mandatory TREC form.
Texas requires the applicable mandatory Commission form when no exception applies. Preference and familiarity do not create an exception.
From the free practice set Practicing within the scope of expertise and the unauthorized practice of law
Question 39 of 50
Offer One asks a contractor to promise to remove debris for $400. Offer Two promises $400 to anyone who removes the debris and expressly requests completion rather than a promise. What differs?
Reveal answer
Correct answer: Offer One seeks a bilateral exchange; Offer Two seeks a unilateral exchange.
The first requests a promise; the second requests the completed act.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 40 of 50
A cabinet permanently built into a house is replaced. The owner lawfully removes the old cabinet intact and offers it as a movable unit at a sale. What best describes its history?
Reveal answer
Correct answer: It became a fixture through installation and later a chattel through severance
The installation incorporated the cabinet into realty; lawful removal for separate sale illustrates severance back to a chattel.
From the free practice set Real versus personal property: fixtures, trade fixtures, and emblements
Question 41 of 50
Which additional fact most strongly supports an implied in fact cleaning agreement rather than a cleaner’s private expectation of payment?
Reveal answer
Correct answer: The manager knowingly requests and accepts the service under their established paid arrangement.
The manager’s participation in a known paid arrangement provides evidence of mutual assent.
From the free practice set Types of contracts: express and implied, unilateral and bilateral
Question 42 of 50
A buyer discovers that a home was built in 1960. Which inference is justified by that fact alone?
Reveal answer
Correct answer: The construction date calls for evaluating federal lead disclosure coverage.
Age is a coverage screening fact, not proof of contamination, owner knowledge, or a remediation obligation.
From the free practice set Lead-based paint and the federal disclosure rule
Question 43 of 50
A Texas client wants a custom clause changing the parties’ obligations if an appraisal is low. Which fact most directly makes the requested drafting a legal-boundary issue?
Reveal answer
Correct answer: The clause would define contractual rights and obligations.
The issue is creation of language affecting rights and obligations, not merely writing facts or numbers. Texas expressly includes appraisal clauses in the restriction.
From the free practice set Practicing within the scope of expertise and the unauthorized practice of law
Question 44 of 50
Two tenants in common complete a partition that creates two separately owned lots, one for each former co-owner. Each person is the sole owner of the lot received. What describes each person's title afterward?
Reveal answer
Correct answer: Ownership in severalty of the individual lot
The completed physical partition replaces shared undivided interests with sole ownership of each allocated lot.
From the free practice set Forms of ownership: severalty, concurrent ownership, and ownership by entities
Question 45 of 50
A Texas license holder learns that a neighbor has asserted an ownership claim against the client’s parcel. Which response respects both disclosure and professional boundaries?
Reveal answer
Correct answer: Disclose the known claim and direct the client to an attorney for its legal effect.
Texas preserves disclosure of pertinent known facts while prohibiting opinions about title validity. The license holder should disclose the fact without adjudicating it.
From the free practice set Practicing within the scope of expertise and the unauthorized practice of law
Question 46 of 50
A buyer pays a seller on a new obligation that includes the balance of the seller's existing loan. The seller continues paying that underlying lender. Which method fits?
Reveal answer
Correct answer: Wraparound financing
A wraparound obligation includes existing debt, with payments made to the wrap lender who remains responsible for the underlying loan.
From the free practice set Methods and sources of financing: mortgage and seller financing, primary and secondary markets
Question 47 of 50
In the definition of market value, which type of price is being estimated?
Reveal answer
Correct answer: The most probable price under normal market conditions
Market value seeks the most probable normal-market price, not an extreme or an owner's recovery target.
From the free practice set Market value, market price, and the characteristics of value
Question 48 of 50
A seller gives a buyer the required pamphlet but intentionally withholds an available lead hazard report. Which conclusion best evaluates compliance?
Reveal answer
Correct answer: The seller has not complied because the pamphlet and available report are separate requirements.
General education through the pamphlet does not replace property-specific disclosure and delivery of available reports.
From the free practice set Lead-based paint and the federal disclosure rule
Question 49 of 50
Cedar LLC has twelve members and holds sole title to an office building. How is the LLC's ownership of the building classified?
Reveal answer
Correct answer: Ownership in severalty by the LLC
The LLC is the single title holder. Its members hold interests in the entity, not direct title to the building.
From the free practice set Forms of ownership: severalty, concurrent ownership, and ownership by entities
Question 50 of 50
A farmer knowingly plants a crop that will mature after a fixed lease's stated expiration date. The lease expires as scheduled and contains no harvest extension. What is the best conclusion about emblements?
Reveal answer
Correct answer: The doctrine does not supply the same protection as for unexpected no-fault termination of an uncertain tenancy
A known fixed expiration lacks the unexpected termination of an uncertain tenancy that supports the stated emblements protection.
From the free practice set Real versus personal property: fixtures, trade fixtures, and emblements
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Questions are drawn from the 386 free practice questions for Texas, one free practice set per exam module. Each module gets questions in proportion to its share of the exam. The test only changes when the course content is updated.