Texas Real Estate Exam Practice Strategy: National vs State Portion Breakdown

The Texas real estate exam's two-portion structure creates a preparation challenge that single-exam states don't have: you need to track, target, and achieve passing benchmarks on two separate content domains. A generic "do lots of practice questions" approach often fails candidates who neglect the State portion in favor of the more familiar National content.

This guide gives you a structured, systematic practice strategy that treats both portions with appropriate specificity.

Key Facts

• National portion: 85 questions, 105 minutes, 70% required
• State portion: 40 questions, 45 minutes, 70% required
• Combined session: 2.5 hours (both portions back-to-back)
• Practice score target: 75%+ on each portion independently
• Most candidates fail on: State portion (Texas-specific content)
• Highest-ROI practice activity: Wrong-answer review with full explanations

Table of Contents

1. Why Separate Portion Practice Matters
2. Running Your Diagnostic: Baseline Both Portions
3. National Portion Practice Strategy
4. State Portion Practice Strategy
5. The Wrong-Answer Review System
6. Math Practice: Both Portions Covered
7. Pacing Practice Within Each Portion
8. Combined Simulation: Full 2.5-Hour Exam
9. Weekly Practice Schedule Template
10. Readiness Benchmarks: When to Schedule
11. Frequently Asked Questions

Why Separate Portion Practice Matters {#why-separate}

The Independent Pass Requirement

You must pass each portion at 70% independently. This mathematical reality means:

• A 90% on the National (78 correct) does not compensate for a 65% on the State (26 correct)
• Failing the State by 2 questions (28 required, 26 correct) is the same outcome as failing by 15 questions
• Knowing your exact score on each portion from practice is essential—an aggregate score hides which portion needs more work

How Many Candidates Fail Each Portion

Based on available data and prep provider surveys:

• Candidates who fail only the State: most common failure pattern
• Candidates who fail only the National: less common but consistent failure group
• Candidates who fail both: usually indicate insufficient total preparation

The State portion fails more candidates because:

1. Candidates under-prepare for Texas-specific content
2. 40 questions means very little margin for error (can only miss 12)
3. Intermediary brokerage and TREC form specifics require dedicated study that many candidates skip

Running Your Diagnostic: Baseline Both Portions {#diagnostic}

Before starting any structured preparation, run a diagnostic that gives you separate scores for each portion.

Setting Up Your Diagnostic

Use a Texas-specific prep platform that allows separate National and State portion practice exams. Set up two separate 70-minute sessions:

• Session 1: 85 National questions (105 minutes, slightly compressed for diagnostics)
• Session 2: 40 State questions (45 minutes)

Record your results in a tracking sheet:

| Portion | Diagnostic Score | Questions Wrong | Topics with 3+ Wrong Answers | |---|---|---|---| | National (85 q) | ___% | ___ | ___ | | State (40 q) | ___% | ___ | ___ |

Interpreting Diagnostic Results

| National Score | State Score | Interpretation | |---|---|---| | 75%+ | 75%+ | Ready with 2–3 weeks of maintenance practice | | 70%+ | 65%+ | 3–4 weeks of targeted State prep needed | | 65%+ | 55%+ | 5–7 weeks of structured prep needed | | Below 65% | Below 60% | 7–10 weeks of comprehensive prep needed |

National Portion Practice Strategy {#national-strategy}

Content Priority by Weight

The 11 National topics are not equal in exam weight. Allocate your practice time accordingly:

| Topic | Approx. Weight | Approx. Questions | Practice Priority | |---|---|---|---| | Contracts | 17% | ~14 | Highest | | General Principles of Agency | 15% | ~13 | Highest | | Real Property and Land Use | 13% | ~11 | High | | Real Estate Calculations | 10% | ~9 | High | | Financing | 9% | ~8 | Medium-High | | Ownership | 8% | ~7 | Medium | | Transfer of Title | 6% | ~5 | Medium | | Property Disclosures | 6% | ~5 | Medium | | Valuation and Market Analysis | 7% | ~6 | Medium | | Leasing and Property Management | 4% | ~3 | Lower | | General Concepts | 5% | ~4 | Lower |

Contracts: The Single Most Important National Topic

Contracts represent 17% of the National portion—approximately 14 questions. A 50% score on contracts (7/14) alone would cost you roughly 8 percentage points on the overall portion, dropping a 78% overall score to 70%. This topic demands disproportionate attention.

Key contract concepts tested:

Formation and validity:

• Offer vs. invitation to negotiate
• Acceptance: mirror image rule, counteroffers as rejection
• Consideration requirements
• Capacity: minors, incompetent persons

Performance and breach:

• Specific performance as a remedy
• Liquidated damages clauses
• Rescission vs. cancellation
• Statute of frauds (what must be in writing)

Agency intersecting with contracts:

• Ratification of unauthorized contracts
• Undisclosed principal liability
• Apparent authority

Agency: Complex Scenario Questions

Agency questions present multi-party scenarios. Practice with questions that involve:

• A listing agent who discovers information that benefits the buyer
• A buyer's agent showing a property they have a personal interest in
• Single vs. dual agency conversions mid-transaction

The OLDCAR mnemonic covers the six fiduciary duties (Obedience, Loyalty, Disclosure, Confidentiality, Accounting, Reasonable Care)—know when each duty applies and when they conflict.

National Portion Weekly Drill Template

| Session | Content | Questions | Time | |---|---|---|---| | Monday | Contracts focused drill | 30 questions | 45 min | | Wednesday | Agency focused drill | 25 questions | 40 min | | Friday | Property law + calculations | 30 questions | 50 min | | Saturday | Full 85-question National practice exam | 85 questions | 105 min |

State Portion Practice Strategy {#state-strategy}

The State Portion Is Where Most Candidates Fail

With only 40 questions and a 70% threshold (must get 28 correct), each question carries more individual weight. Missing 13 questions = failure, even if you aced the National portion.

State Portion Topic Breakdown

| Topic | Approx. Weight | Approx. Questions | Notes | |---|---|---|---| | Standards of Conduct | 20% | ~8 | TREC disciplinary standards, ethics | | Agency and Brokerage | 17% | ~7 | Intermediary brokerage heavily tested | | Contracts | 18% | ~7 | TREC promulgated forms, addenda | | Commission Duties and Powers | 10% | ~4 | TREC authority, license law enforcement | | Real Estate Calculations | 10% | ~4 | Texas-specific computation scenarios | | Disclosures | 9% | ~4 | Seller's Disclosure Notice requirements | | Financing | 8% | ~3 | Texas Finance Commission regulations | | Licensing Requirements | 8% | ~3 | Who needs a license, exemptions |

Intermediary Brokerage: Your Most Important State Topic

Intermediary brokerage appears in the Agency and Brokerage section (17% of State portion) and is the concept most unique to Texas. Many candidates who fail the State portion fail specifically on intermediary questions.

What to memorize:

When can a broker act as intermediary?

• Broker has a written buyer representation agreement with the buyer
• Broker is also the listing broker for the property the buyer wants to see
• Both parties must consent in writing BEFORE the broker shows the property

What can an intermediary NOT disclose?

• Seller's minimum acceptable price
• Buyer's maximum willingness to pay
• Motivation of either party to buy/sell

What CAN the intermediary do?

• Share factual information about the property
• Help complete the transaction
• Appoint associates to work with each party (with both parties' consent)

Practice with scenario questions: "Broker A represents buyer B under a buyer representation agreement. Broker A also has a listing for Property X. Buyer B wants to see Property X. Which of the following must occur before Broker A can show Property X to Buyer B?"

Answer: Both parties must consent in writing to Broker A acting as an intermediary.

TREC Promulgated Forms: Specific Knowledge Required

Practice questions about TREC forms test your knowledge of specific provisions, not just that the forms exist. Key provisions to know:

One to Four Family Residential Contract (Resale):

• Paragraph 5: Earnest money — who holds it (usually title company), what happens on buyer default (seller may keep as liquidated damages), what happens on seller default (buyer may get earnest money back or pursue specific performance)
• Paragraph 9: Closing — what costs are allocated to each party
• Paragraph 23: Right to terminate — the 3-day option period (option money, not earnest money)

Third Party Financing Addendum:

• Conditions for the financing contingency
• What triggers the right to terminate
• The approval deadline

State Portion Weekly Drill Template

| Session | Content | Questions | Time | |---|---|---|---| | Tuesday | Intermediary brokerage scenarios | 20 questions | 35 min | | Thursday | TREC forms + addenda | 15 questions | 25 min | | Saturday | Full 40-question State practice exam | 40 questions | 45 min |

The Wrong-Answer Review System {#wrong-answer}

Why This Matters More Than Question Volume

Many candidates complete 1,000 practice questions and still fail. The reason: they practice without learning. Marking a question wrong and moving on perpetuates the same error.

Three-Step Wrong-Answer Review

Step 1: Understand the correct answer fully. Don't just read "Answer: C." Read the explanation. What Texas regulation, legal principle, or contract provision makes C correct? Be able to explain it in a sentence.

Step 2: Understand why your answer was wrong. This is the most critical step. Read the explanation for the answer you chose. Why was it plausible but incorrect? What did it get wrong—wrong party, wrong timing, wrong legal standard?

Step 3: Track the pattern. Maintain a running log of wrong answers by topic. If you're consistently wrong on intermediary questions, that's a pattern—not bad luck. If 8 of your 15 wrong answers involve contract formation questions, that's a specific knowledge gap to address.

Sample Wrong-Answer Log

| Date | Topic | Concept Tested | My Error | Correct Principle | |---|---|---|---|---| | 06/27 | State Agency | Intermediary disclosure | Thought broker CAN disclose buyer's max price | Intermediary CANNOT disclose buyer's max price or motivation | | 06/27 | National Contracts | Specific performance | Confused with rescission | Specific performance forces execution; rescission unwinds the deal |

Math Practice: Both Portions Covered {#math}

Math Questions on Each Portion

• National portion: ~9 calculation questions (10% of National)
• State portion: ~4 calculation questions (10% of State)
• Combined: ~13 math questions out of 125 total

Key Calculation Types

Commission calculations (both portions):

• Total commission = Sale price × Commission rate
• Agent's share = Total side commission × Split percentage
• Net to listing broker if co-op commission split differently: tract-specific

Prorations (National portion): Property taxes: $4,200/year; sale closes June 15 Seller's share: 166 days / 365 × $4,200 = $1,906 (seller owes through closing day)

LTV calculations (National portion): LTV = Loan Amount / Appraised Value $280,000 loan on $350,000 home: $280,000 / $350,000 = 80%

Investment return (National portion): Cap Rate = NOI / Purchase Price If NOI = $36,000 and cap rate = 7%: Value = $36,000 / 0.07 = $514,286

Dedicated Math Practice Sessions

Allocate 2–3 study sessions specifically to math, working with a basic 4-function calculator. Do not use a financial calculator—the PSI test center provides only a basic on-screen calculator. Get comfortable doing multi-step calculations in sequence (multiply, then divide, then subtract).

Pacing Practice Within Each Portion {#pacing}

National Portion Pacing (85 questions / 105 minutes)

Time per question: approximately 1.24 minutes average

Checkpoint targets:

• Q20 complete: 80 minutes remaining
• Q40 complete: 55 minutes remaining
• Q60 complete: 30 minutes remaining
• Q85 complete: 5+ minutes remaining for flagged review

State Portion Pacing (40 questions / 45 minutes)

Time per question: approximately 1.13 minutes average

Checkpoint targets:

• Q15 complete: 28 minutes remaining
• Q25 complete: 17 minutes remaining
• Q40 complete: 5+ minutes remaining

The Transition Between Portions

After completing the National portion, you'll transition to the State portion. This mental shift from national principles to Texas-specific regulation can feel jarring. Practice it by running both portions in sequence at least twice.

Use the transition moment to:

• Take 30–60 seconds to breathe and reset
• Mentally switch context: "Now I'm thinking about Texas law, TREC, and intermediary brokerage"
• Don't review your National answers—it's done, move forward

Combined Simulation: Full 2.5-Hour Exam {#combined}

Why Full Simulation Is Essential

Most candidates practice each portion in isolation. The actual exam requires:

1. Completing the National in 105 minutes
2. Transitioning immediately to the State
3. Completing the State in 45 minutes
4. Maintaining focus across 2.5 total hours

Without combined simulation, candidates often find the State portion mentally harder than expected simply because they've been doing the National for 105 minutes and their focus has degraded.

How to Run a Combined Simulation

1. Choose a distraction-free block of 3 hours (2.5 hours plus review time)
2. Take the 85-question National practice exam under full time pressure
3. Take a maximum 3-minute break (simulating the transition)
4. Immediately start the 40-question State practice exam
5. Review results for both portions
6. Note: Did your State performance suffer from fatigue vs. your isolated State practice scores?

Run this combined simulation at least twice in the 2 weeks before your exam.

Weekly Practice Schedule Template {#schedule}

| Day | Morning (45 min) | Evening (45 min) | |---|---|---| | Monday | 30 National Contracts questions | Review Monday's wrong answers | | Tuesday | 25 National Agency questions | 20 State Intermediary questions | | Wednesday | 30 National Property Law questions | Review Wed wrong answers | | Thursday | 20 State TREC Forms questions | 15 State TRELA questions | | Friday | 40 Mixed National questions | Review Friday's wrong answers | | Saturday | Full combined simulation (2.5 hours) | Review both portions' wrong answers | | Sunday | Rest or light wrong-answer log review | — |

Weekly practice volume: ~235 questions + full simulation At this pace, 1,500 questions completed in 7–8 weeks

Readiness Benchmarks: When to Schedule {#readiness}

Schedule your exam only after meeting all four benchmarks:

Benchmark 1: Consistent National Score

75%+ on two separate full National practice exams (85 questions) in the same week.

Benchmark 2: Consistent State Score

75%+ on two separate full State practice exams (40 questions) in the same week.

Benchmark 3: No Topic Below 65%

Topic-specific reports from your prep platform should show no major topic area below 65% in either portion.

Benchmark 4: Combined Simulation Passed

At least one full combined simulation (National + State in sequence) completed at 75%+ on each portion.

Frequently Asked Questions {#faq}

Q: Should I study the National or State portion first? A: Study whichever is weaker based on your diagnostic. If both are below 70%, start with the National portion—it has more questions and greater aggregate impact. Then shift to State-intensive preparation after the National is consistently above 70%.

Q: How do I know if I'm practicing State questions from a reliable Texas-specific source? A: Look for questions that reference TREC specifically (not generic "real estate commission"), mention intermediary brokerage, reference promulgated forms, or cite TRELA. Generic questions that could apply to any state are National content, not State content.

Q: Is 70% on practice exams enough to schedule, or should I aim higher? A: Target 75% on each portion. The actual exam may include unfamiliar question phrasings or topics you haven't specifically drilled. The 5% buffer above the passing threshold gives you room to absorb a few unexpected questions without failing.

Q: What if I keep scoring well on practice but failing on the same 5–6 question types? A: Persistent errors on the same question types indicate a conceptual gap, not a random mistake pattern. Go back to the content source (course textbook, TREC website, prep platform explanation) for that specific concept and study it in depth rather than hoping repeated practice exposure will fix it.

Q: How important is it to finish both portions with time remaining? A: Very important. Running out of time in the final 5–10 questions often results in rushed answers and careless errors. Practice pacing until you can consistently finish each portion with 5+ minutes to spare for review of flagged questions.

Q: What should I do the week of my exam? A: Monday: Full combined simulation. Tuesday: Review wrong answers. Wednesday: 50 targeted questions on weakest topic. Thursday: 30 mixed questions only; confirm exam logistics (ID, testing center, directions). Friday: Rest or extremely light review. Saturday: Exam day.