To get a real estate license in Texas, you need to complete 180 hours of pre-licensing education through a Texas Real Estate Commission (TREC) approved provider, submit an application with fingerprints for a background check, pass the state licensing exam, and line up a sponsoring broker before you can practice. Budget somewhere between $590 and $1,000 in fees and course costs, and expect the full process to take anywhere from a few weeks to a few months depending on how quickly you finish the coursework.
Who Qualifies
You must be at least 18 years old and either a U.S. citizen or a lawfully admitted alien.1Texas Real Estate Commission. Become a Real Estate Sales Agent You do not have to live in Texas. That residency requirement was removed years ago, so out-of-state applicants can pursue a Texas license. Every license holder is expected to demonstrate geographic competency in the market where they practice, meaning you need to understand local conditions, property values, and regulations for the areas where you represent clients.
TREC also weighs honesty, trustworthiness, and integrity. A criminal record is not an automatic bar, but felonies and any criminal offense involving fraud (including misdemeanors) give TREC authority to deny, suspend, or revoke a license.2Texas Real Estate Commission. What Kind of Criminal Matters Will Prevent an Applicant From Obtaining a Real Estate License Each case is reviewed individually, and there is no fixed list of disqualifying crimes.
If you have a criminal history, unpaid judgments, discipline on another professional license, or a history of unlicensed real estate activity, you can ask TREC for a Fitness Determination before spending money on coursework.3Texas Real Estate Commission. Request a Fitness Determination You submit the request through the REALM Portal with a nonrefundable fee of about $52, and TREC issues a decision within 30 days once it has all your documentation. A positive result gives you the green light. A negative result saves the education and application fees you would otherwise lose.
The 180 Hours of Required Coursework
Every candidate takes six 30-hour qualifying courses from a TREC-approved provider:1Texas Real Estate Commission. Become a Real Estate Sales Agent
- Principles of Real Estate I — foundations of property law, ownership types, and industry practices.
- Principles of Real Estate II — valuation, investment analysis, and market concepts.
- Law of Agency — fiduciary duties, disclosure obligations, and representation relationships.
- Law of Contracts — how real estate contracts are formed, performed, and enforced under Texas law.
- Promulgated Contract Forms — the specific contract forms TREC requires agents to use.
- Real Estate Finance — mortgage types, lending, and the financial mechanics of buying property.
Most providers sell the full 180 hours as a self-paced online package, generally in the $300 to $700 range depending on whether exam prep is included. In-person classroom options exist but cost more. Save your completion certificates as PDFs, because you will upload them with your application. Confirm the provider’s name matches TREC’s approved list exactly; mismatches slow the file down.
Filing Your Application With TREC
Applications go through TREC’s REALM Portal, which handles document uploads and payment in one place.1Texas Real Estate Commission. Become a Real Estate Sales Agent Create a REALM account if you do not have one, upload your course certificates, and enter your personal information.
The application fee is $206, which combines a $150 base fee with statutory surcharges for the Texas Real Estate Research Center and online processing.4Texas Real Estate Commission. Fee Schedule Effective December 15, 2025 Paper applications are accepted at TREC’s Austin office, but online filings process faster.
Fingerprints and Background Check
Once TREC processes your application, it authorizes you for fingerprinting and emails you the instructions.5Texas Real Estate Commission. Fingerprint Requirements IdentoGO collects the prints for about $38, paid at the appointment, and submits them to the FBI through the Texas Department of Public Safety. IdentoGO only handles collection; DPS and the FBI run your prints against state and federal criminal databases.
You cannot speed this step up, and your exam eligibility depends on TREC clearing the results. If anything in your record raises a flag, TREC may ask for additional documentation before deciding.
Passing the Licensing Exam
After your application and background check are approved, TREC issues an eligibility letter and you schedule the exam with Pearson VUE. The fee is $43 per attempt.6Pearson VUE. Texas Real Estate Candidate Handbook That covers both portions when taken together, or a single portion on a retake.
The exam splits into two parts:
- National portion — 85 questions on property ownership, land use, valuation, contracts, and financing.
- State portion — 40 questions on Texas-specific laws, regulations, and practices.
You need at least 70% on each portion to pass.6Pearson VUE. Texas Real Estate Candidate Handbook If you pass one section and fail the other, you retake only the failed section, but the $43 fee applies again. There is no cap on retakes.
Finding a Sponsoring Broker
Passing the exam is not the finish line. TREC issues your license inactive, and it stays that way until a licensed broker agrees to sponsor you.1Texas Real Estate Commission. Become a Real Estate Sales Agent Without a sponsoring broker, you cannot legally negotiate transactions, show properties for clients, or earn commissions.
You send a sponsorship request through the REALM Portal, and once the broker accepts, your license activates. Many new agents stall here, so interview brokers while you are still finishing coursework or waiting on exam results. Ask about commission splits, desk fees, training, and mentorship. Under Texas law, a broker is liable for the conduct of every sales agent working under their license, which is why sponsorship is treated as more than a formality.7State of Texas. Texas Occupations Code Chapter 1101 – Real Estate Brokers and Sales Agents
If You Are Already Licensed in Another State
Texas does not offer reciprocity with any state.8Texas Real Estate Commission. Does Texas Have Reciprocity With Any Other State An active license elsewhere does not shorten the process. You still complete the 180 hours of qualifying education, submit the application, get fingerprinted, and pass the exam. Out-of-state experience does not waive any course. Brokers licensed elsewhere who want a Texas broker license cannot apply online and must submit the paper application with supporting documents.
What It All Costs
A typical first-time applicant spends roughly:
- Pre-licensing education (180 hours): $300 to $700.
- TREC application fee: $206.4Texas Real Estate Commission. Fee Schedule Effective December 15, 2025
- Fingerprinting through IdentoGO: about $38.
- Licensing exam: $43 per attempt.6Pearson VUE. Texas Real Estate Candidate Handbook
- Fitness Determination, if you request one: about $52.
That puts the minimum out-of-pocket cost between roughly $590 and $1,000 before ongoing expenses like association dues, MLS access, and errors and omissions insurance. Most brokerages expect you to join the Texas REALTORS and the National Association of REALTORS, which together run about $360 a year in dues. MLS access adds several hundred dollars annually depending on the board you join. None of these costs are optional in practice, even when they are technically voluntary.