Free Mississippi (MS) Real Estate Practice Exam 2026
Ten questions at a time, drawn from 2,119 Mississippi salesperson questions — the MS 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: MREC candidate handbook. Salesperson licence.
Turn a practice result into your next study session.
This short Mississippi 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 Mississippi 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 Mississippi state portion tests
These are the MS-specific subjects in our bank, with the number of questions behind each one. They are what separates the Mississippi 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
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.
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.
Financing
250 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
236 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
231 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
230 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
215 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 Mississippi question bank, which mixes the national portion with Mississippi-specific law.
About 54% pass the Mississippi 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.
Mississippi practice exam questions
Is this Mississippi 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 Mississippi exam?
120 scored questions, with 240 minutes to answer them and 70% needed to pass. MREC publishes the current figures in its candidate handbook.
Does the practice exam cover Mississippi state law?
Our Mississippi bank holds 321 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 Mississippi real estate practice test?
Yes — practice exam, practice test and test questions all mean the same thing here. The MS questions on this page are the same bank either way, drawn from the state portion and the national portion together.
Are there Mississippi real estate exam questions in PDF form?
Yes, as a study guide rather than a question dump: the Mississippi exam guide PDF covers the format, the passing score and what the MS 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 Mississippi 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 Mississippi 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 Mississippi 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.
Mississippi 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.
Mississippi licence guide
Requirements, fees, schedule and how to apply.