Mississippi Real Estate Exam Prep & Study Guide
What the Mississippi exam actually asks, in the order worth studying it. The weightings below are not an estimate — they are each subject's share of the 2,122 Mississippi questions in our bank.
Questions
120
Time limit
240 min
To pass
70%
Exam fee
$75
Source: MREC candidate handbook. Salesperson licence.
What to study first for the Mississippi exam
Ordered by how many questions sit behind each subject. Studying front to back spends the same hours on a subject worth 7% as on one worth 12%.
- 112%249 questions
Financing
- 211%240 questions
Contracts
- 311%239 questions
Property Ownership
- 411%228 questions
Practice of Real Estate
- 511%226 questions
General Principles of Agency
- 610%211 questions
Real Estate Math
- 77%151 questions
Property Disclosures
- 87%149 questions
Valuation Market Analysis
The Mississippi state portion, subject by subject
MS-specific law is where out-of-state study material stops helping. These are the subjects our bank covers, with real questions under each.
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 Skyler Simmons. In the resulting sale, whose interests does the listing broker…
Property Disclosures
151 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?
- A Transfer Disclosure Statement (TDS) must be provided by:
- The purpose of the Closing Disclosure under TILA-RESPA is to:
Valuation Market Analysis
149 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…
Land Use Controls Regulations
128 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…
- Seeking an exemption from zoning requirements requires 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
51 questions- Broker Ray in Oxford, Mississippi lists a home for seller Angela. During the listing period, Ray discovers that the home…
- A subagent working with a buyer in a real estate transaction legally represents which party?
- For the Mississippi salesperson state portion, a broker will represent a seller under a listing agreement. Which stateme…
- James is a licensed salesperson affiliated with Delta Realty in Greenville, Mississippi. His broker, Patricia, assigns J…
Mandated Disclosures
20 questions- Under federal law, a buyer purchasing a pre-1978 home has how many days to conduct a lead-based paint inspection, and ca…
- In Mississippi, when a property has a septic system, what is the seller's disclosure obligation?
- A Mississippi real estate salesperson is reviewing the Mississippi Seller Disclosure Act with a new client to determine …
- Which statement best describes flood risk considerations for real estate transactions in Mississippi?
Transfer of Title
17 questions- In Mississippi, real estate documents are recorded with which official?
- When a property owner in Mississippi dies intestate (without a will) and has no heirs, the property passes to:
- An abstract of title is best described as which of the following?
- Mississippi follows which type of recording system for real property instruments?
Valuation
14 questions- The appraisal principle of substitution states that:
- The income approach to appraisal is most appropriate for which type of property?
- In the sales comparison approach to appraisal, adjustments are made to:
- Sandra is a real estate salesperson in Mississippi. Her client, David, is comparing two properties: a residential home w…
Land Use Controls & Regulations
5 questions- A conditional use permit allows a property to be used in a way that is not permitted by right in a zoning district, prov…
- In Mississippi, zoning regulations are established and enforced by:
- A property use that was lawfully established before a zoning change but no longer complies with current zoning regulatio…
- Building codes are primarily designed to establish what standard for construction?
Counts are live from the Mississippi question bank, which mixes the national portion with Mississippi-specific law.
The national portion, subject by subject
Shared with every other state exam, and usually the larger half of the paper.
Financing
249 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…
Contracts
240 questions- After a property inspection reveals minor cosmetic issues, the buyer demands $20,000 in credits. The seller refuses, and…
- A buyer wants to demonstrate serious intent when submitting an offer. What financial deposit typically accompanies the o…
- Under a traditional contract for deed, what risk does the buyer face if the seller has an existing mortgage on the prope…
- Sarah, a licensed Mississippi salesperson, prepares a purchase agreement for her buyer client Marcus, who wants to purch…
Property Ownership
239 questions- A roofing contractor replaced shingles on a home for $18,400, but the owner refused to pay. After following the required…
- 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…
- In February 2026, title examiner Rachel noticed that a metes and bounds description ended at a different point than wher…
- In June 2026, Jared sold the oil and gas rights under his ranch to Mesa Energy but kept the surface estate. After record…
Practice of Real Estate
228 questions- In Mississippi, a real estate license is required when a person performs real estate activities on behalf of another for…
- A broker uses cloud-based transaction management software to store all transaction files, including contracts, disclosur…
- Which Mississippi rule applies when someone other than the developer or its regular employees sells a timeshare plan in …
- Two competing brokerages agree that each will refer commercial clients to the other and neither will compete for the oth…
Real Estate Math
211 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
80 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 …
- All of the following are landlord-tenant law concepts EXCEPT
Counts are live from the Mississippi question bank, which mixes the national portion with Mississippi-specific law.
Studying for the Mississippi exam
How long should I study for the Mississippi real estate exam?
Most candidates need four to eight weeks alongside a job. Working every Mississippi question in our bank at a realistic 30 questions an hour is roughly 71 hours — but the useful measure is not hours, it is whether your practice scores sit above the pass mark on questions you have not seen before.
What is on the Mississippi real estate exam?
Two portions. The national portion covers principles every state shares. The MS portion covers Mississippi law — in our bank that is General Principles of Agency, Property Disclosures, Valuation Market Analysis, Land Use Controls Regulations and more.
Which Mississippi topic should I study first?
Financing carries the most questions in our Mississippi bank (249, about 12% of it), so it is the highest-leverage place to start. After that, work down the list below rather than studying front to back.
Is a Mississippi exam prep course required?
Pre-licensing education is required by MREC; exam prep is not. They are different purchases and people often conflate them — the course satisfies the legal hours, prep is practice on questions. Check the current requirement in the MREC handbook before buying either.
Mississippi practice exam
Ten questions with explanations, free, no account.
Full-length mock exam
Timed and scored against the real pass mark.
Exam-day checklist
What to bring, what to expect, what disqualifies you.