Free Massachusetts (MA) Real Estate Practice Exam 2026
Ten questions at a time, drawn from 2,338 Massachusetts salesperson questions — the MA state portion and the national portion, the same mix the real exam uses. Every answer comes with an explanation.
Questions
120
Time limit
240 min
To pass
70%
Source: MBRRE candidate handbook. Salesperson licence.
Turn a practice result into your next study session.
This short Massachusetts sample helps you spot topics to review. Create an account to continue in your study dashboard. Practice scores are not a guarantee of an exam result; full-bank access depends on your plan.
- The complete Massachusetts question bank, state portion included
- Full-length timed mock exams scored against the real pass mark
- Review available practice options in your dashboard
What the Massachusetts state portion tests
These are the MA-specific subjects in our bank, with the number of questions behind each one. They are what separates the Massachusetts exam from every other state's.
General Principles of Agency
226 questions- Without prior permission, Quinn Brooks signs a small repair authorization on behalf of the owner. The owner later approv…
- A buyer under a buyer-representation agreement receives an earnest money refund after a failed deal. The agent deposits …
- A buyer representation agreement should specify:
- Jamie Cruz signs a listing agreement with broker Skyler Simmons. What role does Simmons's brokerage hold in the resultin…
Valuation Market Analysis
151 questions- In October 2026, appraiser Caleb Moore is reviewing an income statement for Oak Place. The property's NOI is $67,500, th…
- Under USPAP, what is the purpose of the Competency Rule?
- An example of functional obsolescence is:
- In August 2026, appraiser Omar Lewis is valuing a small retail strip. Potential gross income is $96,000, vacancy and col…
Property Disclosures
150 questions- A 1978 ranch home is on the market. During inspection, the buyer's environmental specialist samples the wall insulation …
- Which of the following is NOT a hidden condition?
- In a state that requires a written disclosure of a home's condition to the buyer, the disclosure form is filled out by:
- The purpose of the Closing Disclosure under TILA-RESPA is to:
Land Use Controls Regulations
133 questions- A homebuyer purchases a lot in a planned community. The deed references a recorded declaration of covenants, conditions,…
- A board of adjustment is reviewing an owner's request for relief from a zoning ordinance. All of the following are commo…
- A homeowner in an HOA community wants to install solar panels on her roof. The CC&Rs do not address solar panels. The HO…
- Permission to depart from a requirement of the zoning ordinance for a single parcel is obtained through a:
Transfer of Property
114 questions- Under TRID rules, the lender must deliver the Closing Disclosure to the borrower at least how many business days before …
- A deed is properly recorded in the county records before a later purchaser checks title. Even if the later purchaser nev…
- At closing, the seller's existing mortgage balance of $185,000 must be paid off from the sale proceeds. On the seller's …
- An attorney examining the abstract of title discovers a gap in the chain where a deed from 1952 does not match the grant…
Agency
82 questions- Under Massachusetts regulations (254 CMR 3.00), which of the following is NOT one of the four agency relationship types …
- Salesperson James works for Realty Group, Inc. He is showing a property to buyer couple Tom and Lisa. James provides the…
- Under Massachusetts law and 254 CMR 3.00, which fiduciary duty requires a real estate licensee acting as a seller's agen…
- Licensee Chen works for a large Boston brokerage firm. Her colleague, Licensee Torres, represents the seller of a Back B…
Valuation
25 questions- A Massachusetts municipality sets its property tax levy and then divides that total levy by the total assessed value of …
- Under Massachusetts law, all of the following property owners may be eligible for a property tax exemption or reduction …
- The Springfield Board of Assessors denies Thomas's Application for Abatement on his commercial warehouse. Thomas disagre…
- A property in Quincy is assessed at $480,000 for fiscal year 2025. The residential tax rate is $12.00 per $1,000 of asse…
Mandated Disclosures
25 questions- How does Massachusetts lead paint law differ from the federal Residential Lead-Based Paint Hazard Reduction Act with res…
- Tom is selling his home in Worcester, which was built in 1952. His listing agent, Susan, advises him that under Massachu…
- Under Massachusetts General Laws Chapter 21E, which state agency is primarily responsible for overseeing the cleanup of …
- A condominium unit in a building originally constructed in 1970 is being sold. The unit was completely renovated in 2015…
Counts are live from the Massachusetts question bank, which mixes the national portion with Massachusetts-specific law.
What the national portion tests
Every state exam shares this half. The questions below are the same ones a candidate in any state would see.
Practice of Real Estate
360 questions- A Massachusetts real estate broker, Angela, operates as a sole proprietor. She lists a property for a seller and, during…
- Olivia owns a home in Salem, Massachusetts worth $650,000 with no mortgage. She recorded a Declaration of Homestead five…
- Marcus is a Massachusetts real estate salesperson whose license expired 45 days ago. He wants to reactivate his license …
- A homeowner in Concord, Massachusetts wants to build a new deck on the back of her house. After measuring, she discovers…
Contracts
275 questions- Kevin and Amy are purchasing a commercial property in Worcester, Massachusetts. Their broker recommends including a Phas…
- After a property inspection reveals minor cosmetic issues, the buyer demands $20,000 in credits. The seller refuses, and…
- Robert signs a Purchase and Sale Agreement to buy a property in Salem, Massachusetts. The P&S contains no mortgage conti…
- A buyer wants to demonstrate serious intent when submitting an offer. What financial deposit typically accompanies the o…
Financing
266 questions- A buyer wants to purchase a home but cannot qualify for a conventional loan. The seller agrees to carry the entire purch…
- During the annual escrow analysis on Priya's loan, the servicer wants to maintain an escrow cushion equal to three month…
- Before the scheduled foreclosure sale, Lena Howard pays the past-due installments, late fees, and allowed expenses so th…
- Lena Chen is buying a home for $350,000 and is making a 20% down payment. Her lender will charge 2 discount points on th…
Property Ownership
247 questions- A roofing contractor replaced shingles on a home for $18,400, but the owner refused to pay. After following the required…
- Thomas conveys his Boston property to his son David by quitclaim deed in January. Thomas does not record the deed. In Ma…
- Patricia owns a home in Lowell, Massachusetts as her primary residence and has recorded a Declaration of Homestead at th…
- Emma owns only a life estate in a rural tract, with title to pass to her nephew at Emma's death. Without the nephew's co…
Real Estate Math
203 questions- A county charges $40 to record the first page of a deed and $7 for each additional page. If a deed is 3 pages long, what…
- A property sells for $300,000 with a 6% commission split equally between the listing broker and the selling broker. The …
- A buyer is purchasing a property for $450,000 with an 80% LTV loan. Buyer closing costs are $9,500, the earnest money de…
- A transfer tax is charged at $1.00 per $500 of sale price (rounded up to the nearest $500). If the property sells for $3…
Leasing & Property Management
76 questions- A written apartment lease begins on July 1 and ends on June 30 of the following year with no need for notice to terminat…
- A property management agreement authorizes the manager to spend up to $500 on emergency repairs without prior owner appr…
- A property manager deposits tenant security deposits into the manager's personal checking account and uses the funds to …
- A residential tenant stops paying rent after the landlord ignores two months of written requests to repair a furnace tha…
Counts are live from the Massachusetts question bank, which mixes the national portion with Massachusetts-specific law.
About 54% pass the Massachusetts exam first time
Which means roughly 46 in 100 do not, and pay to sit it again. The gap is rarely knowledge — it is untimed studying meeting a timed exam. See how every state compares.
Massachusetts practice exam questions
Is this Massachusetts real estate practice exam free?
Yes. The practice sample on this page needs no account. Each question shows the correct answer and an explanation after you answer it. Create an account to continue in the dashboard; access limits and additional features depend on your plan.
How many questions are on the real Massachusetts exam?
120 scored questions, with 240 minutes to answer them and 70% needed to pass. MBRRE publishes the current figures in its candidate handbook.
Does the practice exam cover Massachusetts state law?
Our Massachusetts bank holds 540 state-portion questions alongside 1,798 national ones. A short practice set is a sample, not a reproduction of the official exam blueprint.
Is this the same as a Massachusetts real estate practice test?
Yes — practice exam, practice test and test questions all mean the same thing here. The MA questions on this page are the same bank either way, drawn from the state portion and the national portion together.
Are there Massachusetts real estate exam questions in PDF form?
Yes, as a study guide rather than a question dump: the Massachusetts exam guide PDF covers the format, the passing score and what the MA state portion tests. The questions themselves stay on this page, because each one shows why the wrong options are wrong — which a printed answer key cannot do.
How hard is the Massachusetts real estate exam?
Hard enough that most candidates who fail did not run out of knowledge, they ran out of practice: you need 70% across 120 questions in 240 minutes, with no time to reason slowly. The questions are not tricky so much as specific — they test whether you know which rule applies, not whether you have heard of it.
Are Massachusetts real estate flashcards better than practice questions?
They do different jobs. Flashcards drill vocabulary and figures — the things you either know or do not. Practice questions test whether you can pick the right rule when a situation could plausibly fit two of them, which is what the exam actually asks. Most candidates need both, and running out of practice questions is the more common failure.
What score should I get before booking the Massachusetts exam?
Aim to sit comfortably above 70% on full-length practice, not just at it. Exam-day nerves and unfamiliar wording cost most candidates a few points, so a practice average that only just clears the line usually is not enough.
MA cheat sheet
The rules that decide pass or fail, each with the source it came from.
Massachusetts exam prep
A study plan built from the same outline, weighted by what the exam actually asks.
Full-length mock exam
Timed, full length, scored against the real pass mark.
Massachusetts licence guide
Requirements, fees, schedule and how to apply.