Free New York (NY) Real Estate Practice Exam 2026
Ten questions at a time, drawn from 3,346 New York salesperson questions — the NY state portion and the national portion, the same mix the real exam uses. Every answer comes with an explanation.
The New York exam format, fee and passing score are set by DOS. See the current DOS candidate handbook
Turn a practice result into your next study session.
This short New York 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 New York 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 New York state portion tests
These are the NY-specific subjects in our bank, with the number of questions behind each one. They are what separates the New York exam from every other state's.
License Law & DOS Regulations
301 questions- Under New York DOS regulations, what type of bank account must be used for holding client trust funds?
- Mark Davis completed 16 hours of continuing education in classroom settings and 6.5 hours through approved online course…
- DOS receives credible evidence that a licensed broker has been paying referral fees to unlicensed individuals in violati…
- Under New York DOS trust account regulations, which of the following actions by a broker would constitute a violation?
Valuation Market Analysis
236 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…
Agency Relationships Disclosures
230 questions- Under New York law, which agency relationship arises when a single broker represents both the buyer and the seller in th…
- During a dual agency transaction in New York, the buyer's financing falls through three days before closing. The seller …
- Michael is a buyer's agent in New York. His client makes an offer on a property listed by another agent in his same brok…
- In New York, when must a seller's agent provide the Disclosure of Agency Relationship form to a potential buyer who is v…
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…
Contracts & Real Property Law
200 questions- Paul wants to make renovations to his cooperative apartment in Brooklyn that involve removing a wall. What approval proc…
- A New York seller of a rent-controlled apartment building breaches the purchase contract by failing to provide required …
- James signs a purchase contract for a house in Buffalo on Monday. On Wednesday, he changes his mind and wants to cancel.…
- A New York purchase contract includes a mortgage contingency clause requiring the buyer to obtain financing within 45 da…
Fair Housing & NY Human Rights Law
200 questions- A landlord in Harlem requires all prospective tenants to have income of 40 times the monthly rent but makes exceptions f…
- A property owner in Rochester is found to have violated New York Human Rights Law by refusing to rent to a person with a…
- Robert, a military veteran, is denied an apartment rental in Albany due to his military status. He wants to file a compl…
- Under New York Human Rights Law, which statement about source of income discrimination is correct?
Property Ownership Transfer
150 questions- James executed a deed conveying his property in Queens to his nephew Mark, but James retained possession of the deed in …
- Maria purchases a new condominium unit directly from the developer in Queens. Under New York law, what document must the…
- Thomas wants to deed his Buffalo property to his daughter Maria, but retain the right to live there for the rest of his …
- Under New York law, what is the primary advantage of recording a deed in the county clerk's office?
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…
Tax Law
75 questions- A real estate attorney in New York is reviewing transfer tax requirements for a client's property sale. The attorney not…
- All of the following transactions would be subject to New York State transfer tax EXCEPT:
- A property in Rochester, NY is being sold for $275,000. The buyer is also purchasing personal property (furniture and ap…
- Which NYC boroughs are subject to New York City transfer tax?
Environmental Issues & Disclosure
75 questions- What government agency has primary jurisdiction over rent stabilization matters in New York City?
- A real estate broker in New York City is asked to explain the difference between rent-controlled and rent-stabilized apa…
- A buyer's agent in New York discovers that their client's target property has an underground storage tank (UST) that was…
- Under New York's implementation of federal lead-based paint disclosure requirements, all of the following statements are…
Agency Relationships Disclosures Ny Specific
20 questions- A buyer in Troy receives a $500 credit from the seller instead of a Property Condition Disclosure Statement. After closi…
- A buyer's agent in Long Island is reviewing the contract for their client. The seller chose the $500 credit option inste…
- Under New York's Property Condition Disclosure Act, what is the amount of credit a seller can provide to a buyer in lieu…
- What is the primary purpose of New York's $500 credit option under the Property Condition Disclosure Act?
Valuation
15 questions- When appraising properties in New York State, all of the following situations would typically support using the cost app…
- In New York real estate appraisal, what does the sales comparison approach primarily rely on for cooperative apartments?
- When using the income approach to value rental property in New York, which factor is unique to New York's regulatory env…
- An appraiser is valuing a property in New York that will be subject to the state's mansion tax. How should this tax obli…
Counts are live from the New York question bank, which mixes the national portion with New York-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
367 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…
Real Estate Math
205 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…
- An individual residential condominium in New York City sells for $800,000. What combined New York State transfer tax and…
Contracts
203 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…
- Under a contract for deed, the buyer defaults after making five years of payments. In some jurisdictions, what protectio…
Property Ownership
200 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
152 questions- A broker uses cloud-based transaction management software to store all transaction files, including contracts, disclosur…
- Two competing brokerages agree that each will refer commercial clients to the other and neither will compete for the oth…
- A landlord refuses to rent a unit in a 40-unit apartment complex to a family with children, claiming the property is 'ad…
- A mortgage ad states 'Only 5% down and payments from $1,950 per month.' Which advertising concept explains why extra fed…
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 New York question bank, which mixes the national portion with New York-specific law.
About 63% pass the New York exam first time
Which means roughly 37 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.
New York practice exam questions
Is this New York 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 New York exam?
New York Department of State (DOS) sets the question count, time limit and passing score, and publishes them in its current candidate handbook. We do not restate numbers we have not read from the source.
Does the practice exam cover New York state law?
Our New York bank holds 1,548 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 New York real estate practice test?
Yes — practice exam, practice test and test questions all mean the same thing here. The NY questions on this page are the same bank either way, drawn from the state portion and the national portion together.
Are there New York real estate exam questions in PDF form?
Yes, as a study guide rather than a question dump: the New York exam guide PDF covers the format, the passing score and what the NY 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 New York real estate exam?
Most candidates who fail did not run out of knowledge, they ran out of practice. The questions test which rule applies in a specific situation, not whether you have heard of the rule. DOS publishes the current question count, time limit and passing score in its candidate handbook.
Are New York 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 New York exam?
Aim to sit comfortably above the passing score DOS publishes, not just at it — exam-day conditions typically cost a few points.
New York 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.
New York licence guide
Requirements, fees, schedule and how to apply.