This page is independent of any school, brokerage, TREC and Pearson VUE. Each section names the page it was read from, with the date. If something here disagrees with TREC today, TREC is right and this page is out of date.
1What Texas asks of you
- Age: 18 years of age or older.
- Status: a citizen of the United States or a lawfully admitted alien.
- Character: you must meet TREC's qualifications for honesty, trustworthiness and integrity, and TREC suggests considering a Fitness Determination before you apply.
- Education: 180 classroom hours: Principles of Real Estate I, Principles of Real Estate II, Law of Agency, Law of Contracts, Promulgated Contract Forms and Real Estate Finance, 30 hours each, from a TREC-approved qualifying education provider.
- Fingerprints: on file with the Texas Department of Public Safety (DPS) for a background check; prints on file for other agencies are not accepted.
- Exam: both the state and national portions, given by Pearson VUE.
- Residency: not required; a nonresident applicant is subject to the same license requirements as a resident, and must file a consent to legal action in Texas courts with the application.
- Name: the name on your government-issued photo ID must match the name on your application, or you cannot test.
- Time limit: one year from the date your application is filed to meet every requirement.
- To work: TREC issues an inactive license, and you need a sponsoring broker to move it to active status.
What does not count toward the courses
- A license in another state, or experience in real estate brokerage or any related business (TREC Rule 535.63(a)).
- Courses taken for a law degree.
- A qualifying course you already got credit for within the last two years: taking the same course twice within two years earns nothing.
- A college transcript, generally, unless it shows the specific six courses. College courses taken for academic credit at an accredited school can be uploaded for evaluation.
Principles of Real Estate must include at least three classroom hours on federal, state and local laws on housing discrimination, housing credit discrimination and community reinvestment.
See how Texas compares with every other state on the requirements by state table.
Source: TREC, Become a Real Estate Sales Agent, read October 24, 2026; Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026; Texas Occupations Code, Chapter 1101 (The Real Estate License Act), section 1101.360, read October 18, 2026; TREC, Frequently Asked Questions, read October 24, 2026; TREC, Qualifying Real Estate Course List, read October 24, 2026.
2Everything runs through the REALM Portal
The Real Estate and Appraiser License Management Portal, or REALM Portal, is a separate site from trec.texas.gov. TREC and the Texas Appraiser Licensing and Certification Board launched it on December 15, 2025, and all payments are made online through it; there is no check or in-person payment. In order:
Register before your first course
If you do not have a TREC license number, create a REALM Portal account and a pre-license education application number arrives by email. Give that number to your school when you enroll. You do not apply for the number: you receive it by registering, and it is not a license application. From October 1, 2026 schools must put your license or application number on the course completion record, so the REALM Portal can post your courses without you sending certificates.
Finish all six courses before you apply
Do not submit the license application until every pre-licensing course is complete. When you apply as a sales agent, upload all six course certificates.
Apply
Log in, choose Create an Application, then TREC Licenses, then the sales agent application; follow the prompts, upload your documents, review and submit. The application asks for your employment history for the past five years, for the background check only; self-employment, student time and unemployment are fine to list. Once it says Submitted you cannot change it, and the one-year clock starts on the day it is filed.
Watch your Processing Status
Go to Home, then My Records, and select the blue link for your application. Under Processing Status a green check mark means an item is complete; an hourglass means TREC is still processing it or waiting for it, such as exam results or fingerprint records. What each status means is in section 5.
Let TREC's email through
All essential license emails come from TREC's no-reply address at notices.trec.texas.gov, so add that domain to your safe senders. Upload anything TREC asks for into the REALM Portal, and do not email documents unless asked: TREC receives fingerprints, exam results and course records directly from DPS, Pearson VUE and the schools.
TREC says applications are delayed by the links between the REALM Portal, its exam vendor and DPS fingerprinting, and that it is working on a fix. Its Processing Dates page posts no dates, only that notice.
Source: TREC, REALM Portal Updates and FAQs, read October 24, 2026; TREC, The REALM Portal Is Live: What To Expect and What To Do (article, December 17, 2025), read October 24, 2026; TREC, REALM Portal for Real Estate Applicants (article, April 10, 2026), read October 24, 2026; TREC, REALM Portal: Pre-Licensing Process for Education Providers (article, October 1, 2026), read October 24, 2026; TREC, TREC Meeting Highlights: August 2026 (article, August 24, 2026), read October 24, 2026; TREC, Become a Real Estate Sales Agent, read October 24, 2026; TREC, Processing Dates, read October 24, 2026.
3Pick your route: the steps and fees for each
Every route needs the same courses, application, fingerprints and exam. What changes is what you file first, what you are excused from and what you pay. The REALM Portal account and the sponsorship request, shown on the first route, are the same on all of them. Pick the one that describes you.
Most applicants
First Texas license
You have no real estate license anywhere, no criminal or disciplinary history to ask about, and no military benefit to claim.
| Step | Fee | Paid to or filed with | When |
|---|---|---|---|
| REALM Portal account | none listed | TREC | before your first course: the pre-license education application number arrives by email, and you give it to your school |
| Six qualifying courses, 180 hours | set by the school | a TREC-approved provider | before you apply; from October 1, 2026 the school puts your application number on its course completion record |
| Sales agent application | $206 | TREC, in the REALM Portal | after all six courses are done and uploaded; it cannot be changed once it says Submitted, and the fee is non-refundable |
| Fingerprints | $37 | IdentoGO by IDEMIA, at the appointment | after your status moves from Submitted to In Review and the fingerprint email arrives |
| Exam, both portions | $58 | Pearson VUE, when you book | after the exam authorization email; book at least 24 hours ahead |
| Sponsorship request | none listed | you or your broker, in the REALM Portal | after TREC issues your inactive license |
| Total | $301 plus tuition |
No reciprocity
Licensed in another state, or living outside Texas
You hold an active license elsewhere, or you live outside Texas. You still take all 180 hours: another state's license or real estate experience does not replace them.
| Step | Fee | Paid to or filed with | When |
|---|---|---|---|
| Six qualifying courses, 180 hours | set by the school | a TREC-approved provider | all six, even with a license elsewhere |
| Sales agent application, with a license history from your state | $206 | TREC, in the REALM Portal | upload the license history with the application so TREC can decide whether you are exempt from the national portion |
| Consent to Service of Process | none listed | TREC, with your application, if you are a nonresident | the form is signed before a notary |
| Fingerprints | $37 | IdentoGO by IDEMIA | at a location near you if IDEMIA offers one when you register; if not, on a TREC-specific Hard Card you request from TREC, since a generic card is rejected |
| Exam: the state portion only, if you are exempt | $58 | Pearson VUE, at any of its U.S. test centers | 50 items in 90 minutes; without the exemption you take both portions |
| Total | $301 plus tuition |
Ask first
A criminal record, unpaid judgment or past license discipline
You have criminal offenses, unpaid judgments, discipline against a professional or occupational license, or past unlicensed activity, and want to know where you stand before you pay for courses.
| Step | Fee | Paid to or filed with | When |
|---|---|---|---|
| Fitness Determination | $54 | TREC, in the REALM Portal only (not by email, mail or fax) | before the courses, or at least before you apply; never together with an application, and too late once one is filed |
| Then the first-license steps | $301 | TREC, IDEMIA and Pearson VUE, as above | the Fitness Determination does not replace the fingerprint background check |
| Total | $355 plus tuition |
Fees waived
Service member, veteran or military spouse
You are a military service member, a veteran, or the spouse of a service member.
| Step | Fee | Paid to or filed with | When |
|---|---|---|---|
| Sales agent application | base fee waived | TREC, in the REALM Portal | answer the application's questions about a Texas license in the last five years and a similar license in another state, and upload your documents |
| Expedited license | no fee listed | TREC | if you hold a current license in good standing in another state with a similar scope, or held the same TREC license in the last five years |
| Credit for military education, training or experience | no fee listed | TREC, through the application | service members and veterans can ask for it when they apply |
| Exam | fee waived | Pearson VUE, including test centers on military bases | on-base centers need valid government ID and base access |
| Total | TREC publishes no total for this route |
Third attempt
Failed a portion three times
You have used your three attempts at a portion and your application has not expired.
| Step | Fee | Paid to or filed with | When |
|---|---|---|---|
| More qualifying education | set by the school | a TREC-approved provider | 30 hours if you failed one portion three times, 60 hours if you failed both |
| Send the proof to TREC | none listed | TREC's documents email address, given in the handbook | the course completion documents plus a copy of the third failed score report; allow 5 to 7 business days for re-authorization |
| Retake | $58 | Pearson VUE | only the failed portion, before the application expires; otherwise you reapply and meet the current requirements |
| Total | $58 a sitting plus tuition |
Application fees are non-refundable and non-transferable. The exam fee is refunded or moved to a new date only if you change or cancel at least 48 hours ahead; otherwise it is forfeited. On the military route, TREC's veterans page names the base application fee and the exam fee as waived; it does not mention the Texas Online, Research Center and Recovery parts of the application fee, or the fingerprint fee, so ask TREC what you will pay.
Source: TREC, Fee Schedule Effective September 1, 2026, read October 24, 2026; TREC, Become a Real Estate Sales Agent, read October 24, 2026; TREC, Approved Qualifying Real Estate Courses (provider search), read October 24, 2026; TREC, TREC Meeting Highlights: August 2026 (article, August 24, 2026), read October 24, 2026; Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026; TREC, Frequently Asked Questions, read October 24, 2026; Texas Occupations Code, Chapter 1101 (The Real Estate License Act), section 1101.360, read October 18, 2026; TREC, Consent to Service of Process (Sales Agent or Individual Broker), form effective 06/20/2016, read October 24, 2026; TREC, Fitness Determination, read October 24, 2026; TREC, TREC Benefits for Veterans, read October 24, 2026.
4Plan your year: the one-year clock
Each step gives the time TREC or Pearson VUE publishes for it; where neither gives a time, the step says so. Enter the date you filed, or plan to file, and each step shows its date. If you have sat the exam, add the result and the planner shows your retake dates and how long a passed portion lasts.
Register in the REALM Portal
Before your first course, so your school has your pre-license education application number.
Finish the six courses
None of the TREC pages read for this guide sets a minimum time for the 180 classroom hours, so ask your school how long its courses run. TREC's approved course search lists online, correspondence and classroom delivery.
File the application
Your application expires one year from the date it is filed, and every requirement must be met within that year.
TREC's review and the fingerprint email
Allow up to four weeks for TREC to review your application and decide whether you are eligible for an exam authorization. The fingerprint email comes when your status changes from Submitted to In Review; TREC publishes no time for that change, or for the DPS and FBI reports.
The exam authorization email
Allow 24 to 48 hours for it after your status changes to Pending Exam.
Book and sit the exam
Book with Pearson VUE at least 24 hours before the date you want; walk-ins are not available. Pearson VUE's Texas page says appointments can be made up to one calendar day before, subject to availability. Pearson VUE publishes no waiting time for seats.
Results, or a retake
Your score report says pass or fail before you leave, and TREC can take up to 48 hours to receive the results. If you fail, you retake only the failed portion: wait 24 hours before scheduling, and pay again. You have three attempts to pass both portions before the application expires; after a third failure you need 30 more hours of qualifying education for one failed portion, or 60 for both, then TREC takes 5 to 7 business days to re-authorize you.
Mind the one-year limit
Both portions must be passed before the application expires. A passed portion stays valid for one year from the day you passed it, so if you reapply within that year you do not retake it.
Get sponsored
TREC issues an inactive license; you or your sponsoring broker then files a sponsorship request in the REALM Portal. That is section 8, and the SAE countdown for your first renewal is in section 9.
Source: TREC, REALM Portal for Real Estate Applicants (article, April 10, 2026), read October 24, 2026; TREC, Become a Real Estate Sales Agent, read October 24, 2026; TREC, Approved Qualifying Real Estate Courses (provider search), read October 24, 2026; TREC, REALM Portal Updates and FAQs, read October 24, 2026; Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026; Pearson VUE, Texas Real Estate exam page (last updated 2026-03-04), read October 24, 2026; TREC, Frequently Asked Questions, read October 24, 2026.
5Where am I? What each REALM status means
Pick the status your Processing Status screen shows. Most of the time the answer is to wait for TREC's next email.
- Submitted
TREC has received your application.
What to do: Nothing, unless TREC contacts you. Do not ask TREC for a fingerprint letter while the status is Submitted.
- Pending
Your application or request has been received and is waiting for system processing.
What to do: Nothing, unless you are contacted.
- In Review
TREC has opened your application, is sending your fingerprint instruction letter, and is checking that you meet every qualification.
What to do: Schedule your fingerprints with IdentoGO by IDEMIA when the fingerprint email arrives.
- Additional Information Required
TREC has sent you a message asking for more details.
What to do: Upload what it asks for into your REALM Portal account. Do not email documents unless TREC asks you to.
- Background Review, with an hourglass
TREC is either waiting for your prints from DPS or reviewing your background. A green check mark in its place means your prints are processed and your background is clear.
What to do: Nothing to send unless TREC asks: it receives fingerprint results, exam results and course records directly.
- Pending Exam
TREC has reviewed your application and found you eligible to sit for the exam. The status can change before the official notice arrives.
What to do: Allow 24 to 48 hours for the exam authorization email, then book with Pearson VUE at least 24 hours ahead.
- Passed the exam, no license number yet
TREC can take up to 48 hours to receive your results from Pearson VUE. Your status updates and the license issues once they are processed.
What to do: Nothing. TREC says the 10 business days in Pearson VUE's letter is not accurate at the moment, because of REALM Portal problems with Pearson VUE exam records.
Source: TREC, REALM Portal Updates and FAQs, read October 24, 2026; TREC, Become a Real Estate Sales Agent, read October 24, 2026; TREC, Processing Dates, read October 24, 2026.
6What a Texas real estate license costs
TREC's fee schedule, effective September 1, 2026, lists the three fees a first-time applicant pays: the $206 application, the $37 fingerprint fee and the $58 exam fee. Tuition is not on it: TREC publishes no course prices, and schools set their own.
| Item | Amount |
|---|---|
| Original sales agent application $150 fee plus $6 Texas Online, $40 Texas A&M Real Estate Research Center and $10 Real Estate Recovery fees; paid to TREC online in the REALM Portal; non-refundable and non-transferable | $206 |
| Fingerprinting paid to IDEMIA, if you have not been fingerprinted for TREC before | $37 |
| Exam fee per sitting, paid to Pearson VUE when you book, by card or voucher; the same for both portions, one portion or a retake | $58 |
| Paid to TREC, the fingerprint vendor and the exam vendor one application, one fingerprinting and one exam sitting, before tuition | $301 |
Fees you may also meet:
- Each retake: $58, the same as a first sitting.
- Fitness Determination: $54 ($50 plus a $4 Texas Online fee), online payment only.
- Practice test: Pearson VUE sells national-portion practice tests for $19.95; it offers no state-portion practice test.
- Vouchers: you can pay for the exam with a Pearson VUE voucher; vouchers are non-refundable and expire 12 months after they are issued.
- A missed exam: if you are late or absent without changing the booking 48 hours ahead, you forfeit the fee; Pearson VUE will consider an excused absence if you call within 14 days, for illness, a death in the immediate family, a disabling traffic accident, a court appearance or jury duty, military duty or a weather emergency.
An older fee PDF still on TREC's site, with no effective date, lists $185 for the application, $38.25 for fingerprints and $43 for the sales exam. The fee schedule page, effective September 1, 2026, is the one in force.
Source: TREC, Fee Schedule Effective September 1, 2026, read October 24, 2026; Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026; Pearson VUE, Texas Real Estate exam page (last updated 2026-03-04), read October 24, 2026; TREC, older fee schedule PDF still on its site (no effective date printed), read October 24, 2026.
7The Texas exam, exam day and the real outline
Pearson VUE develops and gives the exam for TREC. It comes in two portions, passed separately:
- National portion: 85 items in 150 minutes, 80 scored and 5 unscored pretest items; 56 correct to pass.
- State portion: 50 items in 90 minutes, 40 scored and 10 unscored pretest items; 28 correct to pass.
- Both together: 240 minutes, one $58 fee. The handbook's summary table says 125 items for both, which does not match its own 85 and 50; the outlines give the counts above.
The score is the number of questions you answer correctly, and the different versions of the exam are statistically equated so that none is harder to pass. Pretest questions are mixed in and not marked, so answer every question.
Exam day
- Bring two current IDs with signatures: a government-issued photo ID with a signature, such as a driver's license, passport, passport card, military ID or green card, plus a second ID with a signature, such as a Social Security card or a debit or credit card. The names must match your registration exactly, the IDs must be in English, and Pearson VUE does not recognize grace periods for expired IDs.
- Without them: you are turned away, counted as absent and lose the exam fee.
- Arrive: 30 minutes before the exam; you are photographed and sign a Candidate Rules Agreement.
- The clock: a computer tutorial comes first and does not use exam time; the exam starts when you look at the first question. Breaks do not stop the clock, and you may not leave the floor or building.
- Leave outside: phones, watches, wallets, bags, coats, hats, books, notes, pens and pencils. You empty your pockets and pat yourself down; materials for notes are handed out at your seat.
- Calculators: not required but recommended: a hand-held battery or solar financial calculator, which may store values but must have no letter keys. The test center does not provide one.
- Memorize: 43,560 square feet in an acre and 5,280 feet in a mile; neither is given at the test center. A proration question tells you whether to use a 360 or 365 day year and who owns the day of closing.
- Results: The score report says pass or fail on the spot; a failed portion comes with a numeric score and diagnostic information by content area. The diagnostics give the number you got right in each content area.
- Accommodations: Pearson VUE handles disability accommodations, such as a separate room or extra time, with documentation, through pearsonvue.com/accommodations.
Where
The handbook lists 29 Texas test centers: 5 in the Houston area, 4 in the Dallas area, 3 in the Austin area, 3 in the San Antonio area, Abilene, Amarillo, Bellaire, Bryan, Corpus Christi, El Paso, Harlingen, Hurst, Lubbock, McAllen, Midland, Sugar Land, Tyler and Waco. You may test at any Pearson VUE test center in the U.S., and Texas exams are offered at select Pearson VUE centers on military bases, for people with base access.
What the exam covers
The national outline took effect March 1, 2025. Pearson VUE also classes every national item as recall of facts, application to a situation, or analysis of a fact pattern:
| National area | Scored items | Recall / apply / analyze |
|---|---|---|
| Real property characteristics, legal descriptions and property use | 11 | 6 / 3 / 2 |
| Forms of ownership, transfer and recording of title | 9 | 5 / 2 / 2 |
| Property value and appraisal | 11 | 6 / 3 / 2 |
| Real estate contracts and agency | 16 | 7 / 6 / 3 |
| Real estate practice | 10 | 5 / 3 / 2 |
| Property disclosures and environmental issues | 9 | 5 / 3 / 1 |
| Financing and settlement | 7 | 4 / 2 / 1 |
| Real estate math calculations | 7 | 0 / 4 / 3 |
| National portion | 80 | 38 / 26 / 16 |
The state outline took effect January 1, 2026. On the exam, "the Act" means the Texas Real Estate License Act and "TREC Rules" means the Commission's rules:
| State area | Scored items | Topics in the outline |
|---|---|---|
| Commission duties and powers | 3 | Composition, Duties, and Powers; Real Estate Advisory Committees; Investigations; Hearings and Appeals; Unlicensed Activity; Authority for Disciplinary Actions; Recovery Trust Account |
| Licensing | 3 | Scope of Practice; Exemptions; Business Entities; Inspectors and Appraisers; General Requirements (fitness sponsor, etc.); Education; Examination; Grounds to Deny an Application; Appeals of Denial; Continuing Education; Change of Sales Agent Sponsorship; Inactive Status; Assumed Names |
| Standards of conduct | 9 | Professional Ethics and Conduct; Grounds for Discipline; Unauthorized Practice of Law; Trust Accounts; Splitting Fees; Rebates; Advertising |
| Agency/brokerage | 11 | Disclosure; Intermediary Practice; Duties to Client (including Minimum Services); Broker-Sales Agent Relationships; Broker's Responsibility for Acts of Sales Agent; Appropriate Use of Unlicensed Assistants |
| Contracts | 9 | Promulgated Contracts, Forms, and Addenda; Statute of Frauds; Seller Disclosure Requirements |
| Special topics | 5 | Community Property; Homestead Protections and Tax Exemptions; Deceptive Trade Practices Act; Wills and Estates; Landlord-Tenant Issues; Foreclosure and Short Sales; Recording Statutes; Mechanic's and Materialman's Liens; Veterans Land Board; Home Owners Associations; Equitable Interest |
| State portion | 40 | 47 topics |
Each quarter Pearson VUE reports how candidates did on the exam questions by topic, and TREC posts five years of these reports for sales agents and brokers, at TREC's exam topic reports. They show where candidates score lowest.
Pass rate
TREC counts a pass only when a student passed both portions on the first attempt. In the two years to November 30, 2025 that was 16,824 of 29,980 sales agent exams, 56.12%; the broker exam ran at 57.01%. By school, it is in section 12.
Source: Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026; TREC, Exam Topic Reports for Sales Agents and Brokers, read October 24, 2026; TREC, Provider Exam Passage Rates for Sales Agents and Brokers (data file, period December 1, 2023 to November 30, 2025), read October 24, 2026.
Practice for the Texas exam: the free national practice test, and the Texas Exam Prep Pass with timed exams in the TREC format and questions on Texas law.
8After you pass: from inactive to active
After you meet every requirement TREC issues an inactive license. An inactive license holder cannot negotiate a sale, purchase or lease between other people: brokerage activity on an inactive license is a violation (License Act section 1101.351(c)).
Pin your license in the REALM Portal
Brokers and sales agents must pin their license record to their REALM Portal account before they can manage sponsorships. Your broker needs an active REALM Portal account too.
Send or accept the sponsorship request
You or your sponsoring broker can file it in the REALM Portal. TREC's fee schedule lists no sales agent sponsorship fee.
It counts once REALM shows it
A sponsorship is effective as soon as it appears correctly in the REALM Portal, even before TREC's License Holder Search shows it; changes can take a few hours to appear. From then on you can update your Information About Brokerage Services (IABS) form, name the broker in contracts and advertise under the broker.
Get paid through your broker
Under TREC Rule 535.3 you are paid through your current sponsoring broker, or through the broker who sponsored you when you earned the money.
Your license number carries the suffix -SA in the REALM Portal, and you print or download your license there. You do not have to add the suffix on the IABS form, contracts or advertising.
A new sales agent license is only usable under a broker, so the next decision is which brokerage. On September 5, 2026, 34,501 Texas agents had a published brokerage profile; the largest single company was Keller Williams with 9,023 of them, and the largest brand was Keller Williams with 9,023. Ask each brokerage for its commission split and fees in writing before you sign.
Source: TREC, Become a Real Estate Sales Agent, read October 24, 2026; TREC, Frequently Asked Questions, read October 24, 2026; TREC, REALM Portal Updates and FAQs, read October 24, 2026; TREC, Fee Schedule Effective September 1, 2026, read October 24, 2026; TREC, How To Change and Accept Sponsorship Requests (article, April 21, 2026), read October 24, 2026; Realty Census, Texas count and brokerage ranking, September 5, 2026 (realtycensus.com/texas/), read September 8, 2026.
One thing worth knowing before your profile goes live: a brokerage profile page is public, and the contact details on it get collected and sold as marketing lists, such as the Texas list from US Realtor List, which is why vendor email tends to start the week an agent's profile first appears. Any list of this kind should tell you how to come off it, and a reputable one acts on that request.
9Renewal: SAE first, then 18 hours of CE
You renew a sales agent license every two years, for $110 on time.
Your first renewal: Sales Agent Apprentice Education (SAE)
Sales agents renewing for the first time take SAE courses instead of the usual continuing education:
- 30-hour Real Estate Brokerage course
- two 30-hour courses from Real Estate Finance, Real Estate Appraisal, Real Estate Law, Real Estate Marketing, Real Estate Math, Real Estate Investments, Residential Inspection for Real Estate Agents and Residential Property Management, Advanced
- 8 hours of TREC Legal Update I and TREC Legal Update II
That is 98 hours in all. TREC's FAQ counts it as 270 qualifying hours in total, the 180 you took before applying plus 90 more, together with Legal Update I and II. You get no credit for a substantially similar qualifying course you were credited for within the last two years. Delegated supervisors also take the six-hour Broker Responsibility Course.
The countdown below takes your license's expiration date and lays out the dates TREC's rules set around it.
The renewal notice
TREC sends it about 90 days before your expiration date, and you cannot renew until you receive it.
SAE done and posted
Complete your courses at least 10 days before the expiration date so they post in time. Course credit can take 24 to 48 hours to appear in the REALM Portal.
The expiration date
SAE hours cannot be deferred: if they are not done in time for your renewal, your license expires. Sales agents renewing for the first time cannot pay to defer SAE.
Late renewal
You can renew up to six months after the expiration date, for $143 up to 90 days late and $176 after that. A late renewal is renewed on inactive status.
Reinstatement
From six months to two years after expiry you apply for reinstatement; after two years you reapply and pass the exam again. Reinstatement costs $196.
Later renewals
18 hours of approved CE each two-year period: 4 hours of Legal Update I, 4 hours of Legal Update II, 3 hours of contract-related coursework and 7 hours of electives. If your broker makes you a supervisor, the six-hour Broker Responsibility Course counts within the 18 hours.
- CE not done by the expiration date: pay a $200 CE deferral fee to stay active for 60 more days while you finish; if the CE is still not done, the license goes inactive. You cannot defer CE on a late renewal.
- Renewing inactive: you can renew on inactive status without CE, but you cannot do brokerage work.
- Going back to active: complete 18 hours of CE, counted back two years from the date you apply, then request Return to Active Status as an amendment in the REALM Portal and pay the fee. If you go inactive before your next expiration date, you need three hours of contract-related coursework to return to active status, which counts toward your next renewal.
- Fingerprints: if you were never fingerprinted for TREC with an earlier application or renewal, you must be fingerprinted to renew. TREC rechecks every license holder's criminal background at renewal.
Source: TREC, Renew Your Sales Agent License, read October 24, 2026; TREC, Fee Schedule Effective September 1, 2026, read October 24, 2026; TREC, Frequently Asked Questions, read October 24, 2026; TREC, REALM Portal Updates and FAQs, read October 24, 2026; TREC, How To Return Your Real Estate License To Active Status (article, August 18, 2026), read October 24, 2026.
10Your situation
TREC has separate rules for these cases. Each answer is what TREC's own pages, Pearson VUE's handbook or the License Act say.
You hold a license in another state
Texas has no reciprocity with any state: you meet every current Texas requirement, including all 180 hours, since another state's license or experience does not replace them. If you hold an active license in a state that takes part in national exam accreditation with ARELLO, you can be exempt from the national portion: upload a license history from that state when you file the application, and TREC decides. The exempt route is the state portion alone: 50 items in 90 minutes, $58.
You live outside Texas
A nonresident applicant is subject to the same license requirements as a resident and must submit, with the application, an irrevocable consent to legal action in Texas courts. TREC's form for it is the Consent to Service of Process, signed before a notary. You do not have to be fingerprinted in Texas: if IDEMIA offers no location near you during registration, ask TREC for a TREC-specific Hard Card, because a generic fingerprint card is rejected. You can sit the exam at any Pearson VUE test center in the U.S.
You are a service member, veteran or military spouse
TREC waives the base application and examination fees, and expedites the license if you hold a current license in good standing in another state with a similar scope of practice, or held the same TREC license in the last five years. Service members and veterans can ask for military education, training or experience to count toward the requirements. All of this is claimed inside the online application, with supporting documents uploaded there. If you are on active duty when your license is due for renewal, you get two more years for CE and other renewal requirements: email TREC with the subject line "Military Renewal", your license number and your deployment dates.
You took college courses, or you are a lawyer
Real estate courses taken for academic credit at an accredited college or university can count: upload the transcript for evaluation. Courses taken for a law degree do not count toward the sales agent courses. An attorney who wants a broker license must first be licensed as a sales agent.
The name on your ID differs from your application
You cannot test until they match: send TREC a name change request with your name as it appears on the application, a copy of your government-issued photo ID and your telephone number. Pearson VUE asks you to register your legal name exactly as it appears on your ID.
You passed one portion and your application expired
A passed portion stays valid for one year from the date you passed it. If you reapply within that year you do not retake it, but both portions must be passed before the new application expires.
You have a criminal record or past license discipline
TREC judges each applicant individually, and the License Act lists no crime or number of crimes that automatically disqualifies anyone. TREC Rule 541.1(a) lists the offenses TREC treats as directly related to the duties of a license holder, and a conviction that may stop you now is not a permanent bar. Under section 53.023 of the Occupations Code TREC must weigh the nature of the past offenses, your age at the time, the time since, your conduct and work before and after, rehabilitation, compliance with community supervision or parole, and other evidence of fitness such as letters of recommendation.
A Fitness Determination tells you before you apply whether you meet TREC's honesty, trustworthiness and integrity standard. It is optional and is requested in the REALM Portal under TREC Miscellaneous Transactions, for $54. It is based only on what you disclose, so disclose every misdemeanor and felony, even old ones, and every offense where you got parole, probation or deferred adjudication, even if the case was later dismissed; send your court documents with it. TREC decides within 30 days of having every document. If an expunged or non-disclosed record shows up on your background check by mistake, send TREC the order and it will not consider that offense.
Once licensed, you must tell TREC within 30 days of a final conviction, or a guilty or no-contest plea, for a felony or any offense involving fraud; the penalty for not reporting is $500 to $3,000 each time.
This is what TREC publishes, not legal advice. For your own record, ask TREC or a lawyer.
Source: TREC, Frequently Asked Questions, read October 24, 2026; Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026; Texas Occupations Code, Chapter 1101 (The Real Estate License Act), section 1101.360, read October 18, 2026; TREC, Consent to Service of Process (Sales Agent or Individual Broker), form effective 06/20/2016, read October 24, 2026; TREC, TREC Benefits for Veterans, read October 24, 2026; TREC, Become a Real Estate Sales Agent, read October 24, 2026; Pearson VUE, Texas Real Estate exam page (last updated 2026-03-04), read October 24, 2026; TREC, Fitness Determination, read October 24, 2026.
11What changed in 2025 and 2026, and what is coming
- December 15, 2025: TREC and TALCB launched the REALM Portal, the new system for licenses, applications, renewals and sponsorships.
- January 1, 2026: Senate Bill 1968 took effect. TREC can now set sales agent qualifying education by rule instead of by statute, public high schools are exempt from the provider requirements, and every broker applicant and renewing broker takes the Broker Responsibility Course.
- January 1, 2026: a new state exam outline: 40 scored items in six areas, plus 10 pretest items. The national outline has been in effect since March 1, 2025.
- August 10, 2026: TREC amended rules 535.62, 535.65, 535.75 and 535.92: course completion certificates are now called course completion records.
- September 1, 2026: the current fee schedule took effect: $206 application, $37 fingerprints, $58 exam.
- October 1, 2026: schools must put your license or application number on each qualifying course completion record, so the REALM Portal posts it automatically.
Coming, not yet in force
- A three-year limit on how old your qualifying courses can be when you apply: ESAC, TREC's education advisory committee, told staff to draft the rule for its January 11, 2027 meeting.
- A Texas-specific course that could help TREC accept more out-of-state education, with a draft outline due at the same meeting.
- A job task analysis of the profession that will inform a broad review of pre-licensing education, expected to finish in late fall 2027.
Pearson VUE's September 2026 handbook still says a license follows by email within 5 to 10 business days of passing; TREC says that is not accurate at the moment.
Source: TREC, The REALM Portal Is Live: What To Expect and What To Do (article, December 17, 2025), read October 24, 2026; TREC, REALM Portal Updates and FAQs, read October 24, 2026; TREC, The Legislative Changes on ESAC's Radar (article, July 14, 2025), read October 24, 2026; Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026; TREC, TREC Meeting Highlights: August 2026 (article, August 24, 2026), read October 24, 2026; TREC, Fee Schedule Effective September 1, 2026, read October 24, 2026; TREC, ESAC Discusses Texas-Specific Course and QE Lookback (article, October 13, 2026), read October 24, 2026; TREC, Processing Dates, read October 24, 2026.
12Pre-license schools and their pass rates
TREC approves qualifying education providers and lists them in a search on its site, by the courses they offer and by delivery method: online, correspondence or classroom. The search is at TREC's approved qualifying course search. Only courses from a TREC-approved qualifying education provider count.
TREC is required by law to set a pass-rate benchmark that every approved provider must meet, and it publishes each provider's numbers. A student's result goes to the provider where they took most of their qualifying courses in the two years before their first exam, and it counts as a pass only if both portions were passed on the first attempt. These are TREC's figures for December 1, 2023 to November 30, 2025, providers with at least 100 sales agent exams, largest first:
| Provider | Sales agent exams | Passed both portions first time | Rate |
|---|---|---|---|
| Champions School of Real Estate LTD | 15,547 | 8,278 | 53.24% |
| AceableAgent | 8,516 | 5,604 | 65.81% |
| Kaplan Real Estate Education | 1,280 | 681 | 53.20% |
| The CE Shop LLC | 1,077 | 608 | 56.45% |
| The Real Estate Business School | 862 | 379 | 43.97% |
| AYPORealEstate.com | 566 | 280 | 49.47% |
| Colibri Real Estate LLC | 534 | 303 | 56.74% |
| Academy of Real Estate of El Paso | 370 | 121 | 32.70% |
| A Fast Track Realty School | 298 | 142 | 47.65% |
| 360training.com Inc. | 290 | 138 | 47.59% |
| Train Agents Inc. | 121 | 26 | 21.49% |
| REALTOR Academy | 105 | 58 | 55.24% |
| License Classroom LLC | 100 | 48 | 48.00% |
| All providers | 29,980 | 16,824 | 56.12% |
The other 17 providers, each with fewer than 100 exams
| Provider | Sales agent exams | Passed both portions first time | Rate |
|---|---|---|---|
| Learn Texas Real Estate Online | 67 | 58 | 86.57% |
| VanEd | 59 | 30 | 50.85% |
| Continuing Education for Licensing Inc. | 34 | 16 | 47.06% |
| Pioneer School of Real Estate LLC | 28 | 16 | 57.14% |
| Texas State Online Real Estate LLC | 28 | 13 | 46.43% |
| Ford High School | 18 | 4 | 22.22% |
| Real Estate Training and Technology Licensing School | 18 | 5 | 27.78% |
| All About Texas Real Estate LLC | 12 | 4 | 33.33% |
| AbsoluteCE | 10 | 4 | 40.00% |
| Modern Agent Institute | 9 | 1 | 11.11% |
| License Lion | 7 | 3 | 42.86% |
| Lewisville Independent School District | 6 | 0 | 0.00% |
| MLS Campus Inc | 5 | 1 | 20.00% |
| Ysleta Independent School District | 5 | 1 | 20.00% |
| REAL Agent Services LLC | 4 | 0 | 0.00% |
| Purvis Real Estate Training Institute | 3 | 2 | 66.67% |
| Perry Real Estate School | 1 | 0 | 0.00% |
A rate from a handful of exams says little. Names are as TREC's file gives them, without the exclamation marks some carry there.
TREC's minimum pass rate for a provider is 80% of the overall rate, which takes in sales agent and broker exams together: 56.18% overall, so 44.94% for this period. A provider below it is placed on probation when it applies for reapproval, which comes every four years, and one below 50% of the overall rate may be disapproved. TREC treats a provider advertisement that quotes these rates as misleading unless it also shows the number of exams taken and passed in the same type size, which is why every rate here sits next to its counts.
This page carries no affiliate links. Schools above are ordered by TREC's exam counts, never by commission.
Source: TREC, Approved Qualifying Real Estate Courses (provider search), read October 24, 2026; TREC, Become a Real Estate Sales Agent, read October 24, 2026; TREC, Provider Exam Passage Rates for Sales Agents and Brokers (data file, period December 1, 2023 to November 30, 2025), read October 24, 2026.
13How much real estate agents make in Texas
The only independent, dated wage figure for agents is the Bureau of Labor Statistics' occupational survey. For Texas, release May 2025:
| Texas, real estate sales agents | Annual wage |
|---|---|
| 25th percentile | $36,920 |
| Median | $45,740 |
| 75th percentile | $74,660 |
| Agents counted by BLS in the state | 22,250 |
BLS counts agents paid as employees and reports wages, not the commissions of self-employed agents, so these are a floor for the occupation rather than what a typical commissioned agent takes home.
Every state is ranked on the same survey on the salary by state page.
Source: U.S. Bureau of Labor Statistics, OEWS May 2025, Real Estate Sales Agents (41-9022), Texas, read September 8, 2026.
Questions people ask about getting a Texas license
- How long does it take to get a Texas real estate license?
- TREC publishes no typical total. The fixed parts are the 180 classroom hours, at your school's pace; up to four weeks for TREC to review your application and authorize the exam; 24 to 48 hours for the authorization email; booking at least 24 hours ahead; and up to 48 hours for your results to reach TREC. TREC says applications are delayed at the moment by REALM Portal links with Pearson VUE and DPS fingerprinting. Everything must be done within one year of filing. Source: Become a Real Estate Sales Agent; REALM Portal for Real Estate Applicants; REALM Portal Updates and FAQs; Texas Real Estate Candidate Handbook, September 2026 edition; Processing Dates.
- How much does it cost to get a real estate license in Texas?
- $301 to TREC and its vendors: $206 for the application, $37 for fingerprints and $58 for the exam. Add $58 for each retake, $54 if you ask for a Fitness Determination, and tuition, which TREC does not publish. Application fees are non-refundable. Source: Fee Schedule Effective September 1, 2026; Texas Real Estate Candidate Handbook, September 2026 edition; Become a Real Estate Sales Agent.
- Can I take the Texas pre-license courses online?
- Yes. TREC's approved course search sorts providers by online, correspondence and classroom delivery. The provider must be TREC-approved for the course to count. Source: Approved Qualifying Real Estate Courses; Become a Real Estate Sales Agent.
- Do I need a sponsoring broker before I take the exam?
- No. TREC issues an inactive license once you meet the requirements. You need a sponsoring broker to move to active status and practice; you or the broker files the request in the REALM Portal. Source: Become a Real Estate Sales Agent.
- How many questions are on the Texas real estate exam, and what is the passing score?
- 80 scored national and 40 scored state questions, plus 5 and 10 unscored pretest items, in 240 minutes for both portions. You need 56 correct on the national portion and 28 on the state portion, and each portion is passed on its own. Source: Texas Real Estate Candidate Handbook, September 2026 edition.
- What happens if I fail the Texas real estate exam?
- You retake only the portion you failed, within one year of filing your application. Wait 24 hours before booking and pay $58 again. You have three attempts; after a third failure you need 30 more classroom hours for one failed portion, or 60 for both, before you test again. Source: Texas Real Estate Candidate Handbook, September 2026 edition.
- Can I get a Texas real estate license with a criminal record?
- TREC evaluates each applicant individually, and a conviction is not a permanent bar. Before you apply you can request a Fitness Determination for $54, disclosing every misdemeanor and felony, including deferred adjudication even if the case was dismissed. TREC decides within 30 days of having every document. You are still fingerprinted. Source: Fitness Determination; Frequently Asked Questions; Fee Schedule Effective September 1, 2026.
- Does Texas have real estate license reciprocity?
- No. You meet all current Texas requirements, including the 180 hours. If you hold an active license in a state that takes part in ARELLO's national exam accreditation, you may be exempt from the national portion: upload a license history from that state with your application. Source: Frequently Asked Questions.
- Do I have to live in Texas, or be fingerprinted there?
- No. A nonresident meets the same requirements and files a consent to service of process with the application. Outside Texas, IDEMIA may offer a location near you; if not, ask TREC for a TREC-specific Hard Card. You can test at any Pearson VUE test center in the U.S. Source: Texas Occupations Code, Chapter 1101 (The Real Estate License Act), section 1101.360; Consent to Service of Process (Sales Agent or Individual Broker), form effective 06/20/2016; Texas Real Estate Candidate Handbook, September 2026 edition.
- My REALM Portal status says Pending Exam. What now?
- TREC has found you eligible. Allow 24 to 48 hours for the exam authorization email from TREC's no-reply address, then book with Pearson VUE at least 24 hours ahead. Source: REALM Portal Updates and FAQs; Texas Real Estate Candidate Handbook, September 2026 edition.
- I passed the exam. Where is my license?
- TREC can take up to 48 hours to receive your results from Pearson VUE, and the license issues once they are processed and your background check is clear. TREC says the 10 business days in Pearson VUE's letter is not accurate at the moment, because of REALM Portal problems with Pearson VUE exam records. Source: REALM Portal Updates and FAQs; Processing Dates; Texas Real Estate Candidate Handbook, September 2026 edition.
- What is SAE?
- Sales Agent Apprentice Education: before your first renewal you complete a 30-hour Real Estate Brokerage course, two more 30-hour qualifying courses from TREC's list, and 8 hours of Legal Update I and II, 98 hours in all. It cannot be deferred: if it is not done in time, the license expires. Source: Renew Your Sales Agent License.
- How long is a Texas real estate license good for?
- You renew every two years, for $110 on time. The first renewal needs the SAE courses; after that you complete 18 hours of continuing education each time. Source: Renew Your Sales Agent License; Fee Schedule Effective September 1, 2026.
Sources and dates
Every figure above links to one of these. Dotted underlines mark sourced figures.
- TREC, Become a Real Estate Sales Agent, read October 24, 2026
- TREC, REALM Portal for Real Estate Applicants (article, April 10, 2026), read October 24, 2026
- TREC, REALM Portal: Pre-Licensing Process for Education Providers (article, October 1, 2026), read October 24, 2026
- TREC, REALM Portal Updates and FAQs, read October 24, 2026
- TREC, The REALM Portal Is Live: What To Expect and What To Do (article, December 17, 2025), read October 24, 2026
- TREC, Processing Dates, read October 24, 2026
- TREC, Fee Schedule Effective September 1, 2026, read October 24, 2026
- TREC, older fee schedule PDF still on its site (no effective date printed), read October 24, 2026
- TREC, Fingerprint Requirements, read October 24, 2026
- TREC, Fitness Determination, read October 24, 2026
- TREC, Frequently Asked Questions, read October 24, 2026
- TREC, Qualifying Real Estate Course List, read October 24, 2026
- TREC, Approved Qualifying Real Estate Courses (provider search), read October 24, 2026
- Pearson VUE, Texas Real Estate Candidate Handbook, September 2026 edition, read October 24, 2026
- Pearson VUE, Texas Real Estate exam page (last updated 2026-03-04), read October 24, 2026
- TREC, Exam Topic Reports for Sales Agents and Brokers, read October 24, 2026
- TREC, Provider Exam Passage Rates for Sales Agents and Brokers (data file, period December 1, 2023 to November 30, 2025), read October 24, 2026
- TREC, How To Change and Accept Sponsorship Requests (article, April 21, 2026), read October 24, 2026
- TREC, Renew Your Sales Agent License, read October 24, 2026
- TREC, How To Return Your Real Estate License To Active Status (article, August 18, 2026), read October 24, 2026
- TREC, TREC Benefits for Veterans, read October 24, 2026
- TREC, Consent to Service of Process (Sales Agent or Individual Broker), form effective 06/20/2016, read October 24, 2026
- Texas Occupations Code, Chapter 1101 (The Real Estate License Act), section 1101.360, read October 18, 2026
- TREC, The Legislative Changes on ESAC's Radar (article, July 14, 2025), read October 24, 2026
- TREC, TREC Meeting Highlights: August 2026 (article, August 24, 2026), read October 24, 2026
- TREC, ESAC Discusses Texas-Specific Course and QE Lookback (article, October 13, 2026), read October 24, 2026
- U.S. Bureau of Labor Statistics, OEWS May 2025, Real Estate Sales Agents (41-9022), Texas, read September 8, 2026
- Realty Census, Texas count and brokerage ranking, September 5, 2026 (realtycensus.com/texas/), read September 8, 2026