Complete New York Real Estate License Exam Guide 2026: Pass the DOS Exam

New York real estate is one of the most coveted licenses in the country. From Manhattan luxury co-ops to Hamptons estates to upstate investment properties, the New York market offers enormous income potential — but the path to licensure has its own unique requirements that differ significantly from other states. This guide covers every step from eligibility through exam day to activation.

Key Facts

Pre-license requirement: 77 hours (approved course)
Exam questions: 75 multiple-choice
Passing score: 70% (53 correct answers)
DOS application fee: $50–$65 (varies by application method)
Exam fee: $15 per attempt
Licensing authority: New York Department of State (DOS)

New York Eligibility Requirements
Step-by-Step Licensing Roadmap
The 77-Hour Pre-License Course
DOS Application Process
New York Real Estate Exam Format
Exam Content: What's Tested
How to Study for the NY Exam
The eAccessNY and PSI Testing Experience
After Passing: Activating Your License
Retake Rules and Procedures
CE Requirements: 22.5 Hours Every Two Years
FAQ

1. New York Eligibility Requirements {#eligibility}

New York's Department of State licenses real estate salespersons under Article 12-A of the Real Property Law. The requirements are accessible and do not include residency restrictions.

Minimum Criteria

Age: Must be at least 18 years old
Education: High school diploma or GED equivalent
Background: Must disclose criminal history; DOS reviews each case individually
Sponsor: Must be sponsored by a licensed New York real estate broker (required before licensing)

Criminal Background

New York evaluates criminal history on a case-by-case basis under Article 23-A of the Correction Law. Prior convictions do not automatically disqualify applicants, but crimes involving dishonesty, breach of trust, or real-estate-related fraud receive heightened scrutiny. Applicants concerned about their record should consult with a licensing attorney before investing in the pre-license course.

The Broker Sponsor Requirement

New York requires that salesperson applicants be associated with — and sponsored by — a licensed NY real estate broker at the time of application. This means you need to find a broker willing to sponsor you before you submit your DOS application, not after you pass the exam. This is different from states like Florida where broker association comes after passing.

2. Step-by-Step Licensing Roadmap {#roadmap}

The 6-Step New York Process

Complete the 77-hour pre-license course — Enroll in a DOS-approved provider. Complete the course and pass the school final exam (typical minimum: 70%).
Find a sponsoring broker — Identify a licensed NY broker willing to sponsor your application. This can be done simultaneously with the course.
Submit DOS application through eAccessNY — Apply online at eAccessNY (https://eAccessNY.ny.gov). Pay the $50–$65 application fee. Your sponsoring broker must submit their portion of the application as well.
Schedule and pass the state exam — After DOS processes your application, you receive authorization to test. Schedule through eAccessNY or PSI testing centers.
Pass the exam — Score 53 or more correct on the 75-question exam.
License activation — Upon passing, your DOS license is issued and you can begin working under your sponsoring broker.

Timeline Overview

| Stage | Typical Duration | |---|---| | 77-hour pre-license course | 3–10 weeks (self-paced online) | | DOS application processing | 5–15 business days | | Exam scheduling | 1–2 weeks after authorization | | Total typical timeline | 2–4 months |

3. The 77-Hour Pre-License Course {#pre-license}

New York's 77-hour requirement is one of the more substantial pre-license education requirements in the northeastern United States, reflecting the complexity and regulatory depth of NY real estate law.

Course Content Breakdown

New York's DOS mandates a specific curriculum including:

NY Real Property Law: Article 12-A, duties and obligations of licensees
Agency Relationships: NY-specific disclosure requirements, dual agency rules
Property Ownership: Estates, interests, types of ownership — with NY coop/condo nuances
Contracts: NY-specific purchase agreements, rider forms, attorney review
Real Estate Finance: Mortgage types, RESPA, NY recording taxes
Valuation and Appraisal: Three approaches with NY application
Fair Housing: Federal law plus NY Human Rights Law (broader protected classes)
Environmental Issues: Lead paint (significant in NY pre-1978 housing), asbestos, brownfields
Property Management: Landlord-tenant law, NY rent stabilization basics
Real Estate Math: Commissions, prorations, mortgage calculations

New York-Specific Content

New York's course uniquely covers:

Co-op and condo transactions: The dominant ownership form in NYC and its suburbs
New York Transfer Tax: $2 per $500 of consideration (or portion thereof)
NYC Additional Transfer Tax (Mansion Tax): 1–3.9% on residential sales $1M+
Attorney requirement: Real estate transactions in New York must be closed by attorneys
NY Rent Stabilization: Affects rental property transactions and landlord/tenant law questions

School Final Exam

Most approved providers require passing a final exam (typically 70–75% minimum) before issuing course completion certificates. Your completion certificate is required to submit the DOS application.

4. DOS Application Process {#application}

Online Application through eAccessNY

The New York DOS processes real estate license applications through the eAccessNY online portal. Both the applicant and the sponsoring broker must complete their portions of the application.

Application Components

Completed salesperson application (online through eAccessNY)
Application fee: $50 (online) or $55 (paper — online strongly preferred)
Course completion certificate (uploaded digitally)
Background disclosure: All criminal history must be disclosed
Sponsor broker information: License number and broker's portion of application

Processing Times

DOS typically processes complete applications within 5–15 business days. Incomplete applications, background issues, or high-volume periods can extend processing to 4–6 weeks.

What Happens After Application Submission

Once DOS approves your application, you will receive authorization to schedule your exam through eAccessNY or PSI. You will receive an email notification with instructions.

5. New York Real Estate Exam Format {#exam-format}

Exam Specifications

| Specification | Detail | |---|---| | Total questions | 75 | | All questions scored | Yes (no unscored pre-test items) | | Time allowed | 1.5 hours (90 minutes) | | Passing score | 70% (53 correct answers) | | Question format | Multiple choice, 4 options | | Delivery | Computer-based (eAccessNY or PSI centers) | | Score reporting | Immediate upon completion |

Key Structural Note

Unlike Florida's 100-question exam, New York's 75-question exam has a lower passing threshold (70% vs. 75%) but significantly less time per question: 72 seconds per question vs. Florida's 126 seconds. The compressed time requirement makes pacing a distinct challenge on the NY exam.

eAccessNY vs. PSI Testing Centers

New York offers two testing pathways:

eAccessNY: Online proctored exam (take from home with webcam and ID verification)
PSI Testing Centers: In-person at PSI locations throughout New York State

6. Exam Content: What's Tested {#content}

National Content (approximately 40 questions)

Property ownership and land use controls
Valuation and market analysis
Financing: mortgage types, federal regulations
Transfer of property: deeds, title, closing
Practice of real estate: agency, ethics, fair housing

New York State Content (approximately 35 questions)

NY Real Property Law, Article 12-A
NY agency disclosure requirements
NY transfer taxes and recording taxes
Co-op and condo law
NY attorney requirement in closings
NY Human Rights Law (fair housing, broader protected classes)
Environmental regulations in NY context
NY landlord-tenant law basics

New York's Broader Fair Housing Protected Classes

New York's Human Rights Law provides fair housing protection for more categories than federal law. Federal law protects 7 classes (race, color, religion, national origin, sex, disability, familial status). New York adds: age (18+), sexual orientation, gender identity, marital status, military status, lawful source of income, and others. These additional classes are tested on the NY exam.

Math Topics

Commission calculations and splits
Prorations (NY uses calendar year)
New York Transfer Tax ($2 per $500 of consideration)
Mortgage recording tax (varies by county; NYC = 1.8% or 1.925%)
Monthly mortgage payment calculations

7. How to Study for the NY Exam {#study}

Prioritize New York-Specific Content

Approximately 35 of 75 questions test NY-specific content. This is your highest-leverage study area because:

It is not covered in generic national prep materials
It includes unique concepts (co-ops, attorney requirement, expanded fair housing)
It includes NY-specific math (transfer taxes, mortgage recording tax)

Study Allocation Recommendation

| Topic Area | Questions (est.) | Recommended Study Allocation | |---|---|---| | NY Real Property Law & agency | 12–15 | 25% | | NY math (transfer tax, recording tax) | 8–10 | 15% | | NY fair housing (expanded classes) | 5–7 | 10% | | National content: property, finance | 25–30 | 35% | | Co-op/condo law | 5–8 | 15% |

The 90-Minute Timing Challenge

With only 72 seconds per question, time pressure is significant on the NY exam. Practice under timed conditions from early in your preparation. Candidates who do not practice pacing often find themselves rushing through the final 15–20 questions.

Full-Length Practice Exams

Use 75-question, 90-minute timed practice exams. Take at least three before scheduling. Benchmark: 70%+ on all three before testing.

8. The eAccessNY and PSI Testing Experience {#testing}

eAccessNY Online Proctoring

New York allows candidates to take the exam from home via eAccessNY with a webcam proctor. Requirements:

Computer with webcam and microphone
Reliable internet connection (minimum 5 Mbps recommended)
Private room with no other people present
Government-issued photo ID visible to webcam
Clear desk with no notes or materials

Online proctoring provides scheduling flexibility but requires a suitable home environment. Many candidates prefer this option for convenience.

PSI Testing Centers

In-person testing at PSI centers throughout New York:

New York City (multiple locations)
Albany
Buffalo
Rochester
Syracuse
Long Island (multiple locations)
White Plains / Westchester

At a PSI Center

The PSI in-person experience is similar to Pearson VUE: biometric check-in, ID verification, personal item storage, private testing workstation, scratch paper provided. Arrive 15–30 minutes early.

Exam Fee

The New York real estate exam fee is $15 per attempt — significantly lower than most state exams. This low fee reflects the DOS's intent to be accessible; it does not reflect exam difficulty.

9. After Passing: Activating Your License {#after-passing}

Immediate Post-Pass

Upon passing the DOS exam, your salesperson license is issued with your sponsoring broker already associated (since broker sponsorship was required before the DOS application). Your license becomes active immediately upon issuance.

Your License Number and DOS Lookup

Your DOS license number can be looked up at the NY DOS public license verification portal. Clients, other brokers, and the public can verify your license status online.

What You Can and Cannot Do as a New York Salesperson

Can do:

Represent buyers and sellers in real estate transactions
List properties for sale under your broker's supervision
Earn commissions on closings

Cannot do:

Operate independently without broker supervision
Hold earnest money deposits in your own account
Sign contracts on behalf of clients without authorization
Practice as a broker until meeting broker licensure requirements

10. Retake Rules and Procedures {#retake}

New York Retake Policy

Waiting period: No mandatory waiting period
Retake fee: $15 per attempt
Attempts allowed: Unlimited within your 2-year eligibility window
Authorization: Must reschedule through eAccessNY or PSI

Using Your Score Report

If you fail, your score report shows performance by content area. Areas marked "below passing" should drive your retake study focus.

Eligibility Window

Your application is valid for 2 years from the date of approval. You must pass within this window or reapply (with new fee and course verification).

11. CE Requirements: 22.5 Hours Every Two Years {#ce-requirements}

Renewal Cycle

New York real estate salesperson licenses renew every two years. Before each renewal, 22.5 hours of DOS-approved continuing education must be completed.

Mandatory CE Topics

New York's 2024 legislative changes added new mandatory CE requirements. Current requirements include:

3 hours: Fair Housing and Discrimination in the Sale or Rental of Real Property
3 hours: Implicit Bias Awareness
3 hours: Cultural Competency
22.5 hours total per cycle (remainder from elective topics)

Mandatory Course: Implicit Bias and Cultural Competency

These are newer requirements added to NY's CE curriculum, reflecting the state's commitment to fair and equitable housing practices. Both are testable topics in CE courses and occasionally appear in refreshed exam question pools.

FAQ {#faq}

Q: Do I need to find a broker before applying for my New York real estate license? A: Yes. New York requires a sponsoring broker before you can submit your DOS license application. This is different from many states where broker association comes after passing the exam. Begin your broker search while completing your pre-license course.

Q: How long is the New York real estate exam? A: 75 questions in 90 minutes. This works out to approximately 72 seconds per question — significantly less time than Florida's exam. Pacing practice is essential.

Q: What is the passing score for the New York real estate exam? A: 70% — you need to answer 53 out of 75 questions correctly. This means you can miss 22 questions and still pass.

Q: Can I take the New York real estate exam online? A: Yes. eAccessNY offers online proctored testing from home, in addition to in-person PSI testing center options throughout New York State.

Q: How much does the New York real estate exam cost? A: $15 per attempt. The DOS application fee is an additional $50 (online) or $55 (paper). The pre-license course is a separate cost ($150–$500 depending on provider).

Q: Does New York have reciprocity with other states? A: New York has a reciprocal licensing agreement with Pennsylvania and Georgia. Arkansas, Colorado, Connecticut, Iowa, Mississippi, Nebraska, Oklahoma, and West Virginia salespersons may also be eligible for reciprocal licensing. Contact DOS for current reciprocity agreements, as these change periodically.

Q: How long does the New York real estate licensing process take? A: Typically 2–4 months from enrolling in the 77-hour course to receiving your license. The pre-license course takes 3–10 weeks; DOS application processing takes 1–3 weeks; exam scheduling takes 1–2 weeks.

Q: What is the difference between a New York real estate salesperson and broker? A: Salespersons must work under a licensed broker and cannot operate independently. To become a broker, you need 2 years of salesperson experience, 120 additional hours of education, and must pass the broker exam. Brokers can operate independently and supervise salespersons.