Tennessee Real Estate License Cost Breakdown 2026: TREC TN Fees, Courses & Total

Starting a real estate career in Tennessee requires a front-end investment that most candidates can recoup in the first or second transaction they close. The cost to get licensed is moderate compared to many professional licenses, though Tennessee's 90-hour pre-licensing requirement adds more course cost than lower-hour states.

This guide breaks down every cost item so you can build an accurate budget before you begin.

Key Facts

• Total to get licensed (estimate): $600–$1,100
• Pre-licensing course (90 hours): $300–$700
• PSI exam fee: $85 per attempt
• TREC application fee (Affiliate Broker): $91
• Background check (TBI/FBI fingerprinting): ~$38–$42
• Study materials: $50–$150
• First-year operating costs: $1,500–$3,000+

Table of Contents

1. All-In Cost Summary
2. Pre-Licensing Course Costs (90 Hours)
3. PSI Exam Fee
4. TREC Affiliate Broker Application Fee
5. Background Check: TBI/FBI Fingerprinting
6. Study and Exam Prep Materials
7. Potential Retake Costs
8. First-Year Operating Costs
9. License Renewal Costs
10. How Tennessee Compares to Other States
11. FAQ

1. All-In Cost Summary

| Cost Item | Low Estimate | High Estimate | Notes | |-----------|-------------|--------------|-------| | Pre-licensing course (90 hours) | $300 | $700 | Online vs. in-person | | Exam study materials | $50 | $150 | Question bank, prep book | | PSI exam fee (first attempt) | $85 | $85 | Per attempt | | TREC license application fee | $91 | $91 | Affiliate broker | | Background check (fingerprints) | $38 | $42 | TBI/FBI via TREC vendor | | Total to get licensed | $564 | $1,068 | | | Optional retake (if needed) | $85 | $85 | Exam fee only | | E&O insurance (annual) | $300 | $800 | Varies by coverage | | MLS membership (annual) | $300 | $600 | Varies by board | | Association dues (annual) | $400 | $700 | NAR + state + local | | Marketing materials | $100 | $500 | Year 1 startup | | First-year total estimate | $1,664 | $3,168+ | |

2. Pre-Licensing Course Costs (90 Hours)

Tennessee's 90-hour requirement is divided into three 30-hour phases. You can complete all three phases from one approved school or mix providers, as long as each phase is from a TREC-approved school.

Online Self-Paced: $300–$500

The most affordable and flexible option. You complete video lectures, readings, and assessments at your own pace. Most online providers offer all three phases bundled. You receive digital certificates upon completion.

Popular online providers:

• Colibri Real Estate (formerly Real Estate Express) — widely used, includes national and Tennessee-specific content
• Kaplan Real Estate Education — online courses with comprehensive content
• RealEstateU — lower-cost online option

Advantages: Lowest cost, complete on your schedule, immediately available. Disadvantages: Self-discipline required; minimal instructor access; some students find online learning harder to complete.

Online Live (Synchronous): $400–$600

Scheduled live video classes with real-time instruction. You attend at specified times via video conference.

Advantages: Live instruction and Q&A; more structured than self-paced. Disadvantages: Less flexible than self-paced; must commit to class schedule.

In-Person Classroom: $500–$700+

Traditional classroom instruction at a physical school location in Nashville, Memphis, Knoxville, Chattanooga, or other cities.

Advantages: Direct instructor interaction, physical environment, networking with future colleagues. Disadvantages: Most expensive; requires commuting; fixed schedule.

Bundle Packages

Many TREC-approved schools offer all three phases in a single bundle, often at a discount compared to purchasing each phase separately. Compare individual vs. bundle pricing before enrolling.

What to Verify Before Enrolling

1. TREC approval: Verify the school and specific course are approved by TREC. The approval number should be listed on the school's website. Check TREC's approved school list at tn.gov/commerce/regboards/trec.
2. Phase coverage: Confirm which phases are included (Phase I, II, and III are all required).
3. Certificate delivery: Confirm how and when you receive completion certificates — you need physical or digital certificates for your TREC application.
4. Refund policy: Understand the refund policy before payment.

3. PSI Exam Fee

The exam fee is $85 per attempt, paid to PSI at the time of scheduling through psiexams.com. This fee covers one complete exam session.

Payment methods: Credit card, debit card, money order.

Non-refundable conditions: If you cancel less than 48 hours before your scheduled exam or do not appear (no-show), you forfeit the $85 fee.

Retake fee: $85 for each retake attempt. No discount for retakes; no limit on number of attempts.

If you pass one section and fail the other: You pay the full $85 for the retake. The retake covers only the failed section (the passed section is banked for one year). This is per PSI's standard fee structure.

4. TREC Affiliate Broker Application Fee

After passing the PSI exam, you apply to TREC for your affiliate broker license. The current application fee is $91.

What this covers: License issuance, processing, and the initial two-year license term.

How to pay: Through TREC's online licensing portal. Major credit cards accepted.

When to pay: At the time of online license application. The fee is non-refundable.

License term: Two years from the date of issuance.

5. Background Check: TBI/FBI Fingerprinting

Tennessee requires a fingerprint-based criminal background check through the Tennessee Bureau of Investigation (TBI) and the FBI. This is separate from a self-reported disclosure — actual fingerprints are submitted and checked against criminal databases.

Cost: Approximately $38–$42 total.

Process:

1. TREC's application portal will direct you to complete fingerprinting through an approved vendor
2. Schedule a fingerprinting appointment at an Identogo location or other approved site
3. Fingerprints are electronically submitted to TBI/FBI
4. Results are returned to TREC as part of your license review

Timeline: Background check results typically return within 1–3 weeks. TREC will not finalize your application until the background check clears.

Prior convictions: Tennessee reviews each applicant individually. Certain felony convictions may affect eligibility. Disclose all criminal history honestly on your application — failure to disclose is grounds for denial regardless of the underlying offense.

6. Study and Exam Prep Materials

The 90-hour pre-licensing course materials provide your foundation, but most candidates benefit from additional focused exam prep resources.

Practice Question Bank: $30–$75

A practice question bank with Tennessee-specific content is the highest-ROI investment in exam prep:

• Access to 500+ questions across all national and state content areas
• Tennessee-specific questions covering TREC rules, facilitator law, property disclosure
• Timed full-exam simulations
• Answer explanations that explain why answers are right and wrong

Platforms including certpractice.ai offer Tennessee real estate exam prep with state-specific content.

Prep Book: $35–$65

One national real estate prep book (Dearborn, Kaplan, or similar) covering the eight national content areas. Use for content review between practice question sessions.

Note: Tennessee-specific content in national prep books varies. Supplement with Tennessee-specific resources from TREC-approved study materials.

Flashcards: $0–$30

Physical or digital flashcards (Anki is free) for vocabulary retention. Particularly useful in the final 2–3 weeks before the exam.

7. Potential Retake Costs

Approximately 35–45% of candidates do not pass on the first attempt. If you need a retake, budget:

• PSI retake fee: $85
• Additional study time: No direct cost, but represents opportunity cost
• Potentially additional study materials: $0–$50

To minimize retake probability:

• Do not schedule your exam until practice scores are consistently 75%+ on both sections
• Use Tennessee-specific state law practice questions — not just national content
• Complete at least 5 full timed practice exams before test day

8. First-Year Operating Costs

After licensing, your operating costs depend heavily on your broker arrangement, market area, and business approach.

E&O Insurance: $300–$800/year

Errors and omissions insurance protects you against professional liability claims. Some principal brokers include E&O coverage in their office arrangement; others require agents to carry individual policies. Clarify before affiliating.

MLS Membership: $300–$600/year

Access to the Multiple Listing Service is essential for most agents. Tennessee has multiple regional MLS systems:

• REIN (Real Estate Information Network) — Nashville area
• Memphis Area Association of REALTORS® MLS
• Knoxville Area Association of REALTORS® MLS
• Greater Chattanooga Association of REALTORS® MLS

MLS fees include joining fees and annual dues that vary by board.

Association Dues: $400–$700/year

If you join the National Association of REALTORS® (NAR) and Tennessee REALTORS® (TR):

• NAR national dues: ~$200/year
• Tennessee REALTORS® dues: ~$150/year
• Local board dues: $150–$350/year

REALTOR® membership is not required to hold a Tennessee real estate license, but access to many MLS boards requires association membership.

Marketing and Startup Costs: $100–$500

Business cards, professional headshot, initial social media setup, client management tools. Many brokerages provide some materials, but personal branding investment typically falls to the agent.

| First-Year Operating Cost | Low | High | |--------------------------|-----|------| | E&O insurance | $300 | $800 | | MLS membership | $300 | $600 | | Association dues | $400 | $700 | | Marketing startup | $100 | $500 | | Technology tools | $0 | $200 | | Annual total | $1,100 | $2,800 |

9. License Renewal Costs

Tennessee affiliate broker licenses renew every two years. Renewal requires:

• 16 hours of TREC-approved continuing education per renewal cycle
  • Specific topic requirements set by TREC (check current requirements)
  • CE courses from TREC-approved providers
  • Cost: approximately $15–$30 per hour = $240–$480 for 16 hours
• Renewal fee: Check TREC website for current renewal fee
• Active principal broker sponsorship: Must maintain affiliation for license to be active

Late renewal: Licenses not renewed before expiration become inactive. Reinstatement from inactive status requires additional steps and fees.

10. How Tennessee Compares to Other States

| State | Pre-Licensing Hours | Exam Fee | Application Fee | Total Estimated | |-------|--------------------|---------|--------------------|----------------| | Tennessee | 90 hours | $85 | $91 | $564–$1,068 | | Massachusetts | 40 hours | $85 | $150 | $485–$965 | | Washington State | 90 hours | $138.25 | $146.25 | $600–$1,100+ | | Georgia | 75 hours | $121 | $170 | $550–$1,000+ | | Florida | 63 hours | $36.75 | $89 | $350–$700 |

Tennessee falls in the middle range for total cost. The 90-hour course requirement adds more education cost than lower-hour states, but the TREC application fee ($91) is lower than many states.

Tax advantage: Tennessee has no state personal income tax, meaning commission income is not taxed at the state level. This is a meaningful long-term advantage for agents compared to states with income tax rates of 5–13%.

FAQ

Q: Can I take the Tennessee pre-licensing courses online and save money? A: Yes. Online self-paced courses from TREC-approved providers typically cost $300–$500 for all three phases, compared to $500–$700 for in-person. The format you choose does not affect your exam eligibility.

Q: Do I pay all fees upfront, or can I spread them out? A: Course costs are paid to the school when you enroll (some offer payment plans). PSI exam fee is paid when you schedule. TREC application fee and background check are paid after you pass the exam. You can naturally spread these costs across 3–4 months as you progress through the licensing process.

Q: What if I fail the exam — do I need to retake the pre-licensing course? A: No. You only need to retake the failed section(s) of the PSI exam. Your pre-licensing course completion certificates remain valid. You pay the $85 retake fee to PSI and reschedule.

Q: Does the Tennessee affiliate broker license expire if I do not use it? A: Your license must be maintained (renewed) even if you are not actively practicing. An inactive license that is not renewed will expire. However, if you go inactive for a period and then want to reactivate, Tennessee has provisions for this — check with TREC for current inactive license rules.

Q: Are there any fee waivers or discounts available? A: TREC does not generally offer fee waivers. Some pre-licensing schools offer promotional pricing, military discounts, or group discounts. Tennessee REALTORS® members may have access to discounted education through TAR.