Free Florida Real Estate Practice Exam 2026

The Florida real estate sales associate exam is administered by Pearson VUE and consists of 100 multiple-choice questions covering Florida real estate law, national real estate principles, and real estate math. The exam has a 3.5-hour time limit. A passing score is 75% or better — you must answer at least 75 of the 100 questions correctly. The exam tests both Florida-specific content (FREC rules, Florida Statutes Chapter 475, Florida Fair Housing, homestead laws) and national real estate principles (contracts, financing, appraisal, agency). You must complete a 63-hour pre-licensing course through an approved Florida real estate school before applying to take the exam. After passing the exam, you have two years to activate your license by registering with a licensed Florida broker.

Based on the Florida Real Estate Commission (FREC) and Pearson VUE exam specifications, the highest-weighted topics are: Real Estate Law and Licensing (~13%) — FREC authority, license types, renewal, Recovery Fund, commingling; Real Estate Contracts (~13%) — Statute of Frauds, listing types, offer/acceptance, contingencies, specific performance; Federal and Florida Fair Housing (~13%) — seven federal protected classes, steering, blockbusting, redlining, exemptions; Financing and Mortgages (~13%) — mortgage instruments, LTV, TRID, RESPA, ARMs, foreclosure. Real Estate Math appears in a dedicated section and across other topics — budget approximately 10-15 questions involving calculations (commission splits, property tax mills, acre calculations, cap rates, mortgage payments). The exam is approximately 40% Florida-specific content and 60% national real estate content.

Florida-specific content that is heavily tested includes: Chapter 475, Florida Statutes (the Real Estate License Law) — covers FREC authority, license requirements, disciplinary procedures, escrow rules, and prohibited practices; Brokerage Relationship Disclosure Act — Florida's default is transaction broker (not buyer's agent), disclosure timing requirements, and duties of single agents vs. transaction brokers; Johnson v. Davis (1985) — Florida Supreme Court case establishing the duty to disclose known material defects in residential property; Florida Homestead Law — three separate protections (tax exemption, creditor protection, devise restrictions); Save Our Homes Amendment — caps assessed value increases at 3% or CPI, whichever is less; Florida Documentary Stamp Tax — $0.70 per $100 on deeds; Real Estate Recovery Fund — compensates victims of fraud by licensees, max $50,000 per transaction; and Florida Fair Housing Act — includes additional protected classes beyond the federal seven (marital status, sexual orientation).

Property tax mill calculations are a guaranteed topic on the Florida real estate exam. Here's the complete formula: Property Tax = Assessed Value × (Millage Rate ÷ 1,000). One mill = $1 per $1,000 of assessed value. Example: A property assessed at $250,000 with a 20-mill rate: $250,000 × (20/1,000) = $250,000 × 0.02 = $5,000 annual tax. With homestead exemption: First, subtract the applicable homestead exemption from the assessed value. If the property has a $25,000 homestead exemption: ($250,000 − $25,000) × 20/1,000 = $225,000 × 0.02 = $4,500. Note: the additional $25,000 exemption (for assessed values between $50,000-$75,000) does not apply to school district taxes. Practice the mill calculation: convert mills to a decimal by dividing by 1,000 (20 mills = 0.020), then multiply by the taxable assessed value. Working backwards: if given the tax amount and assessed value, divide tax by assessed value to find the mill rate.

Critical Florida real estate exam formulas: Commission: Total Commission = Sales Price × Commission Rate; split by percentage for broker and sales associate shares. Seller Net: Sales Price × (1 − Commission Rate) = Net to Seller. Working backwards: Net ÷ (1 − Rate) = Required Sales Price. Property Tax: Assessed Value × (Mills ÷ 1,000) = Annual Tax. Income Approach (IRV): Income ÷ Rate = Value; Income = Rate × Value; Rate = Income ÷ Value (memorize: IRV triangle — I on top, R and V on bottom). LTV: Loan Amount ÷ Property Value = LTV Ratio. Down Payment: Property Value × (1 − LTV) = Down Payment. Discount Points: Loan Amount × (Points × 1%) = Dollar Cost of Points. Documentary Stamp Tax on Deed: (Sales Price ÷ 100) × $0.70. Survey Acreage: Section = 640 acres; Township = 36 sections; Quarter section = 160 acres; quarter of a quarter = 40 acres. Monthly Mortgage Payment: (Loan Amount ÷ 1,000) × Monthly Factor. Appreciation: (New Value − Old Value) ÷ Old Value × 100 = % Appreciation.

This is one of the most Florida-specific and most tested topics on the exam. Transaction Broker (Florida's DEFAULT): provides limited representation to buyers and/or sellers; assists the transaction without being a fiduciary for either party; does not owe full loyalty or full disclosure (only limited confidentiality); duties include: deal honestly and fairly, account for all funds, skill/care/diligence, disclose known facts affecting value, present all offers, limited confidentiality (protect motivation/price motivation). Single Agent: a fiduciary relationship where the agent owes full loyalty to their client; duties include: full disclosure, loyalty, confidentiality, obedience, reasonable care, and accounting. Dual Agency: representing both buyer and seller as single agents — requires full written consent of both parties. No Representation: broker acts as a facilitator with no duties to either party (must be disclosed). Key exam point: Florida does NOT default to buyer's agency — unlike most other states, if no agreement is signed, the relationship is transaction brokerage, not agency. Disclosure must be given before the relationship begins or at first substantial contact.

Fair housing is heavily tested — plan for 5-8 questions. Must-know illegal practices: Steering — directing buyers/renters toward or away from neighborhoods based on protected class characteristics; Blockbusting (Panic Peddling) — inducing owners to sell by suggesting protected-class members are moving in and values will fall; Redlining — refusing loans, insurance, or services in specific geographic areas based on demographics; Discriminatory advertising — using language that indicates preference or limitation based on protected classes ('perfect for Christian families' is illegal). Must-know federal protected classes (7): Race, Color, Religion, Sex, National Origin, Familial Status, Disability. Florida adds: Marital Status, Sexual Orientation, and others by local ordinance. Must-know exemptions: Mrs. Murphy exemption (4-unit owner-occupied); Religious organizations for members; Private clubs for members; Single-family sales by owners without broker (max 3 properties). Must-know accommodation rules: Landlords MUST allow reasonable modifications (tenant pays); MUST provide reasonable accommodations in rules/policies; Service animals are NOT pets — no pet deposits. 55+ housing: 80% of units must have at least one resident 55+.

The Florida real estate sales associate exam consists of 100 multiple-choice questions with four answer choices each. The time limit is 3.5 hours (210 minutes). The passing score is 75% — you must answer at least 75 questions correctly. There is no penalty for guessing — unanswered questions count as wrong, so answer every question. The exam is administered by Pearson VUE at approved testing centers and is also available in computer-based format. If you fail, you must wait 24 hours before retaking. You may retake the exam an unlimited number of times within 2 years of passing the pre-licensing course (after 2 years, the course must be retaken). The exam is closed-book; however, a simple calculator may be available for math problems. The exam tests both knowledge recall and application — many questions present scenarios requiring you to apply Florida law or real estate principles to a fact pattern. Aim for 80%+ on practice tests to provide a comfortable margin above the passing threshold.