Tennessee Real Estate Exam Study Schedule: How to Prepare After Your 90-Hour Pre-License

Completing Tennessee's 90-hour pre-licensing requirement gives you the eligibility to sit for the PSI exam — but the course alone does not make you exam-ready. Most candidates who walk into the testing center with only pre-licensing course preparation fail. The key difference between first-attempt passers and retakers is additional focused exam preparation.

This 6-week plan is designed for candidates who have recently completed (or are near completing) the 90-hour course and want to pass the PSI exam on the first attempt.

Key Facts

Recommended additional study hours: 50–80 hours beyond the 90-hour course
Daily study target: 90–120 minutes, 5–6 days per week
Minimum practice questions: 500 before exam day
Full practice exams needed: At least 4–5 timed simulations
Exam readiness threshold: 75%+ on both national and state sections consistently
Exam format: 80 national + 40 state questions, 150 minutes, 70% pass each section

Before Week 1: Setup and Baseline Assessment
Week 1: National Content — Property, Valuation, Agency
Week 2: National Content — Financing, Contracts, Disclosures
Week 3: Tennessee State Law — TREC, License Tiers, Facilitator
Week 4: Tennessee State Law — Property Disclosure, Fair Housing, Math
Week 5: Full Practice Exams and Weakness Targeting
Week 6: Final Review and Exam-Day Preparation
Accelerated 3-Week Option
Study Tracking Template
FAQ

1. Before Week 1: Setup and Baseline Assessment

Time required: 2–3 hours before starting Week 1.

Take a Diagnostic Practice Exam

Before studying, take a full 120-question timed practice exam. Score national and state sections separately. This tells you:

What the 90-hour course already prepared you for
Where your largest gaps are relative to the 70% threshold
How you perform under timed conditions

Typical baseline scores for candidates fresh from the 90-hour course: 58–68% national, 50–62% state. These are starting points — the study plan is designed to get both sections to 75%+.

Download the PSI Content Outline

Get the official PSI Tennessee Real Estate Affiliate Broker Candidate Handbook at psiexams.com. This contains the exact topics tested and approximate question counts per area. Your study plan should align with this outline.

Gather Materials

Primary study guide (Dearborn, Kaplan, or similar prep book)
Online practice question bank with Tennessee state content
Notebook or digital notes system
Formula sheet (build this during Week 2)
Calendar with study blocks marked

2. Week 1: National Content — Property, Valuation, Agency

Goal: Reinforce and strengthen national content from Phases I and II of your pre-licensing course. Target hours: 9–11 hours

Day 1 (90 min): Property Ownership Review

Real vs. personal property; fixture tests
Types of ownership: fee simple, life estate, leasehold
Concurrent ownership: tenancy in common, joint tenancy (TTIP requirements), tenancy by the entirety
Note: Tennessee is NOT a community property state
Practice: 20 property questions; review all wrong answers

Day 2 (90 min): Encumbrances and Land Use

Easements: types, creation, termination
Liens: voluntary/involuntary, general/specific, priority
Government powers: PETE (Police power, Eminent domain, Taxation, Escheat)
Zoning: types, nonconforming uses, variances
Practice: 20 encumbrance/land use questions

Day 3 (90 min): Valuation Methods

Sales comparison approach: adjustments to comparables
Cost approach: reproduction cost vs. replacement cost, depreciation
Income approach: NOI, cap rate (Value = NOI ÷ Cap Rate), GRM (Price ÷ Monthly Rent)
Practice: 20 valuation questions + 5 valuation math problems

Day 4 (90 min): Agency Fundamentals

Types of agency relationships: seller's agent, buyer's agent, dual agent, facilitator (transaction broker)
Fiduciary duties: COALD (Care, Obedience, Accounting, Loyalty, Disclosure)
How agency is created, modified, terminated
What must be disclosed to clients vs. customers
Practice: 25 agency questions

Day 5 (90 min): Listing Agreements and Buyer Agency

Types of listings: exclusive right to sell, exclusive agency, open
Buyer agency agreements: exclusive vs. non-exclusive
Agency disclosure requirements
Practice: 20 listing/buyer agency questions

Day 6 (2 hours): Week 1 Review + Mini Exam

Take a 50-question mixed practice quiz covering all Week 1 topics
Review all wrong answers with explanations
Create a summary card of key terms from Week 1
Benchmark goal: 68%+ on Week 1 quiz

3. Week 2: National Content — Financing, Contracts, Disclosures

Goal: Master the two highest-question-count national content areas. Target hours: 11–13 hours

Day 1 (2 hours): Mortgage Fundamentals + Federal Lending Laws

Mortgage types: conventional, FHA, VA, USDA
- FHA: 3.5% down, MIP, assumable
- VA: zero down, funding fee, no PMI, certificate of eligibility
- USDA: rural areas, income limits
- Conventional: PMI required when LTV > 80%
Mortgage clauses: acceleration, defeasance, alienation (due-on-sale), subordination
Truth in Lending Act (TILA/Regulation Z): APR, right of rescission, trigger terms
RESPA: prohibited referral fees, good faith estimates, settlement services
Practice: 25 financing questions

Day 2 (2 hours): Financing Math

Build your formula sheet and practice each formula:

LTV = Loan Amount ÷ Property Value (or Sales Price)
Points: 1 point = 1% of loan amount
Down payment = Purchase Price × Down payment %
Annual interest = Principal × Annual Interest Rate
Monthly payment estimation from amortization tables
Commission = Price × Commission Rate; Agent Share = Gross × Split %
Practice: 20 financing math problems (recalculate until 90%+ accuracy)

Day 3 (90 min): Contract Fundamentals

Elements of a valid contract: offer, acceptance, consideration, capacity, legality
Contract types: bilateral, unilateral, express, implied, executory, executed
Void vs. voidable vs. unenforceable
Statute of Frauds: real estate contracts must be in writing
Counteroffer terminates original offer
Practice: 20 contract questions

Day 4 (90 min): Purchase Contracts and Leases

Essential elements of purchase agreements
Contingencies: financing, inspection, appraisal
Earnest money: purpose, handling, dispute
Lease types: gross, net, percentage
Option contracts vs. right of first refusal
Practice: 20 contract/lease questions

Day 5 (90 min): Transfer of Title and Closing

Deed types: general warranty (strongest), special warranty, quitclaim, bargain and sale
Requirements for a valid deed
Recording and priority
Title insurance: owner's vs. lender's policy
Proration calculations: taxes, interest, rent
Practice: 15 transfer/closing questions + 10 proration math problems

Day 6 (2 hours): First Full Timed Practice Exam

Complete a 120-question timed practice exam
Score national and state sections separately
Benchmark goal: 68%+ national, 58%+ state (expect state to still be lower — you have not studied it yet)
Note all content areas below 65% for Week 3–4 focus

4. Week 3: Tennessee State Law — TREC, License Tiers, Facilitator

Goal: Master the Tennessee regulatory framework and agency-specific state law. Target hours: 10–12 hours

Day 1 (90 min): Tennessee Licensing Structure

Three-tier system: Affiliate Broker → Broker → Principal Broker
Affiliate Broker requirements: 90-hour pre-licensing + exam + principal broker sponsorship
Broker requirements: 3 years as active affiliate broker + additional education + broker exam
Principal Broker requirements: licensed broker + managing an office
Activities that require a license vs. exempt activities (attorneys acting in legal capacity, executors, trustees, court-appointed receivers, property managers for their own property)
Practice: 20 Tennessee licensing questions

Day 2 (90 min): TREC Authority and Discipline

TREC composition and authority under Tennessee Code Annotated Title 62, Chapter 13
Grounds for disciplinary action: misrepresentation, commingling, failure to account, dishonest dealing, incompetence
Disciplinary options: revocation, suspension, probation, censure, fine
TREC complaint process: investigation, hearing, appeal
Trust account requirements: separate account for client funds, commingling prohibition
Practice: 20 TREC/discipline questions

Day 3 (90 min): Tennessee Agency Law — Facilitator vs. Agent

This is one of the most tested and most misunderstood areas of Tennessee law.

Tennessee recognizes these roles: Seller's Agent, Buyer's Agent, Dual Agent, Facilitator (Transaction Broker), Designated Agent
Facilitator (Transaction Broker): Assists both parties without representing either as a client. No fiduciary duties; must still be honest and act in good faith.
Dual Agency: Same agent represents both buyer and seller. Requires informed written consent from both parties.
Designated Agency: Broker appoints separate licensees to represent buyer and seller in same transaction.
How to disclose agency relationship to all parties
Practice: 25 Tennessee agency questions

Day 4 (90 min): Tennessee Agency Disclosure Requirements

Tennessee's approach: disclose agency relationship at first substantive contact
Written buyer agency agreements: when required vs. recommended
Agency confirmation in purchase contracts
What a facilitator must and must not do
Practice: 20 agency disclosure questions

Day 5 (90 min): Advertising and Trust Account Rules

Advertising requirements: must include brokerage name; cannot be misleading
Principal broker responsibility for all advertising by affiliated licensees
Trust account: what funds must go in trust, when funds can be released
Earnest money handling in Tennessee
Practice: 15 advertising/trust questions

Day 6 (2 hours): Tennessee State Law Review + Practice

40-question Tennessee state portion practice quiz
Focus on TREC, license tiers, and facilitator/agency topics
Benchmark goal: 68%+ on this state law quiz

5. Week 4: Tennessee State Law — Property Disclosure, Fair Housing, Math

Goal: Complete Tennessee state law study and master all math calculation types. Target hours: 10–12 hours

Day 1 (90 min): Tennessee Residential Property Condition Disclosure

Required for most residential property sales (one to four units)
Seller discloses KNOWN material defects
Exemptions: foreclosure sales, estate/probate sales, certain family transfers, new construction covered by builder's warranty, court-ordered sales
Buyer's right to rescind after receiving disclosure (Tennessee-specific timeline)
Practice: 20 property disclosure questions

Day 2 (90 min): Tennessee Environmental and Special Issues

Lead-based paint disclosure: federal requirement for pre-1978 homes
Tennessee-specific environmental considerations
Flood zone disclosure requirements
Radon: not mandated disclosure in Tennessee, but disclosure practices
Stigmatized properties in Tennessee
Practice: 15 environmental/disclosure questions

Day 3 (90 min): Tennessee Fair Housing

Tennessee Human Rights Act: covered protected classes
Federal fair housing: Race, Color, National Origin, Religion, Sex, Familial Status, Disability
Tennessee adds: Age (40+), ancestry, color, creed, race — confirm current Tennessee Human Rights Act classes
Tennessee Human Rights Commission: enforcement authority
Practice: 20 fair housing questions

Day 4 (2 hours): Math Mastery Session

Practice every math type that appears on the exam. No reference to formulas — compute from memory:

Commission on a $450,000 sale at 5.5% total; agent gets 70% of broker's half
LTV on $220,000 loan, $275,000 purchase price
Monthly interest on $180,000 at 6.5% annual rate
Points: 2 points on a $300,000 loan
Proration: property taxes of $3,600/year; closing July 15; who owes whom what?
Cap rate: NOI of $24,000 on property valued at $300,000
GRM: $1,200/month rent, $180,000 asking price
Tennessee recording fee calculation (if applicable)

Target: 85%+ accuracy on math before exam day.

Day 5 (90 min): Second Full Practice Exam Review + Weak Area Drilling

Take 30-question drill on weakest content area identified from Week 2 practice exam
Review with explanations

Day 6 (2 hours): Second Full Timed Practice Exam

Complete 120-question timed practice exam
Benchmark goal: 72%+ national, 68%+ state
Note improvement from Week 2 baseline and identify remaining gaps

6. Week 5: Full Practice Exams and Weakness Targeting

Goal: Identify and close remaining knowledge gaps through repeated exam simulation. Target hours: 12–14 hours

Day 1–2: Full Practice Exam #3 + Analysis

Day 1: Take 120-question timed exam under exam conditions (no notes, basic calculator only)
Day 2: Analyze by content area; create a top-3 weak area list
Any content area below 65%: schedule for targeted drilling

Day 3–4: Weakness Targeting

3 hours of targeted drilling on top 3 weak areas (1 hour each)
Use a different resource than you have been using (video explanation, different question bank)
Re-quiz: 20 questions on each weak area

Day 5: Full Practice Exam #4 Under Strict Conditions

Simulate exact exam-day conditions: separate location from study area if possible, single sitting, 150-minute strict timer
Practice the flagging strategy: flag uncertain questions, complete all 120, then return to flagged
Benchmark goal: 75%+ national, 73%+ state

Day 6: Review Exam #4 + Final Gap Identification

Analyze wrong answers by error type (knowledge gap, misread question, calculation error)
Note any remaining patterns for Week 6 attention

7. Week 6: Final Review and Exam-Day Preparation

Goal: Consolidate knowledge, build confidence, handle logistics. Target hours: 8–10 hours

Days 1–2: Mixed Topic Review + Light Drilling

Review your formula sheet and all key terms
20-question drills on any remaining weak areas
Review Tennessee-specific laws that you feel least confident about

Day 3: Final Full Practice Exam (#5)

Take your final practice exam before the actual exam
Target: 78%+ national, 76%+ state = ready to go
Below 72% on either section: consider delaying your exam 1–2 weeks

Days 4–5: Vocabulary and Light Review

Flashcard review: all vocabulary terms
One pass through your key Tennessee law summary notes
No new material — reinforce what you know

Day 6 (Exam Eve):

Light formula review (30 minutes only)
Verify exam appointment time and testing center address
Drive to testing center if unfamiliar with location
Prepare two forms of ID
Pack: IDs, printed confirmation, layered clothing for variable temperature testing room
Early to bed (7–8 hours sleep)

Exam Day:

Breakfast; avoid heavy food
Arrive 30–45 minutes early
Leave phone, keys, and extra items in car or locker
Use flagging strategy; trust your preparation

8. Accelerated 3-Week Option

For candidates with relevant background (mortgage industry, paralegal, property management, parallel real estate experience):

| Week | Focus | Daily Hours | |------|-------|------------| | 1 | All national content + 2 practice exams | 3–4 hours/day | | 2 | All Tennessee state content + 2 practice exams | 3–4 hours/day | | 3 | 2 more full exams, weakness targeting, final review | 2–3 hours/day |

Risk: Less consolidation time. Only use this approach if baseline practice scores are above 62% on both sections before you start.

9. Study Tracking Template

Use this to monitor your progress across the 6 weeks:

| Milestone | Date Completed | National % | State % | Notes | |-----------|--------------|-----------|---------|-------| | Baseline exam | | | | | | Week 2 full exam | | | | | | Week 4 full exam | | | | | | Week 5 exam #3 | | | | | | Week 5 exam #4 | | | | | | Week 6 final exam | | | | | | Target | | 75%+ | 73%+ | |

FAQ

Q: Should I start studying before finishing all 90 hours of pre-licensing? A: Yes, especially if you are in Phase III (Agency Law / Tennessee Licensing Law). Begin drilling practice questions on Phase III content while completing the last 30 hours. This extends your learning window and improves retention.

Q: Is 6 weeks enough if I have no real estate background? A: For most candidates without background, yes — if you consistently study 10–12 hours per week. If you find yourself significantly below 65% on practice exams at the end of Week 4, extend to 8 weeks rather than rush.

Q: What if my work schedule only allows 1 hour of study per day? A: Extend the plan to 10–12 weeks. One hour daily is productive; the key is consistency. Prioritize practice questions over content review in every session.

Q: Can I skip the Tennessee state portion study since I did 30 hours in Phase III? A: No. Phase III introduces the material; exam preparation requires drilling it through practice questions under timed conditions. The exam tests the nuances of Tennessee law more specifically than most Phase III courses cover.