Florida Real Estate Practice Exam: 20 Questions (2026)

You want to know if you're ready for the Florida real estate exam? Twenty questions will tell you. These are written the way Pearson VUE writes them, weighted the way Florida weights them: heavy on brokerage relationships, license law, and escrow rules, because that's what fails people. Grab paper, cover the explanations, and keep score honestly. I'll tell you what your score means at the end.

If you haven't read our Florida real estate exam study guide yet, start there for the full picture of the exam. This post is your checkpoint.

Brokerage relationships

1. A buyer begins working with a Florida sales associate. No brokerage relationship disclosures have been made and nothing has been signed. What relationship exists?
A) Single agent
B) Transaction broker
C) No brokerage relationship
D) Dual agent

Answer: B. Florida law presumes a transaction broker relationship unless a single agent or no brokerage relationship is established in writing. If you picked A, your prep taught you another state's default. If you picked D, be glad you're reading this now: dual agency is prohibited in Florida residential transactions.

2. Which brokerage relationship owes the client full fiduciary duties, including loyalty and obedience?
A) Transaction broker
B) No brokerage relationship
C) Single agent
D) All of the above

Answer: C. Only the single agent relationship is fiduciary. A transaction broker provides limited representation without loyalty or full confidentiality, and no brokerage relationship owes only honesty, disclosure of known material facts, and accounting for funds.

3. A single agent seller wants her broker to also work with the buyer in the same transaction. Before the broker may transition to transaction broker status, what is required?
A) Verbal consent from both parties
B) Written consent from the principal
C) Notice to the FREC
D) Nothing; the transition is automatic

Answer: B. Transition from single agent to transaction broker requires the principal's written consent. The exam loves this because "automatic" feels plausible once you've learned that transaction broker is the default. Default and transition are different rules.

4. Under a no brokerage relationship, which duty is still owed to the buyer or seller?
A) Loyalty
B) Obedience
C) Disclosing all known facts that materially affect the value of residential property
D) Confidentiality

Answer: C. Even with no brokerage relationship, a licensee owes honesty and fair dealing, accounting for funds, and disclosure of known facts materially affecting the value of residential real property. Loyalty, obedience, and confidentiality belong to the single agent relationship.

License law and FREC

5. A sales associate receives an earnest money deposit from a buyer on Friday afternoon. By when must the associate deliver it to their broker?
A) Immediately
B) End of the next business day (Monday)
C) Within 3 business days
D) Before closing

Answer: B. The associate must deliver the deposit to the broker by the end of the next business day. Friday plus a weekend makes Monday. The exam buries weekends in these problems on purpose.

6. Continuing from question 5: once the broker receives the deposit, the funds must be placed in escrow within how many business days?
A) 1
B) 2
C) 3
D) 5

Answer: C. Three business days from the broker's receipt. Two numbers, two different clocks: next business day for the associate, three business days for the broker. Know both and know whose clock is running.

7. A grateful seller wants to pay the sales associate a $500 bonus directly for a job well done. May the associate accept it?
A) Yes, bonuses are exempt
B) Yes, with the broker's knowledge
C) No, a sales associate may only be compensated by their employing broker
D) Yes, if under $1,000

Answer: C. No exceptions for bonuses, gratitude, or size. Compensation flows through the employer. We wrote a whole post on how Florida's pay rules surprise candidates because this rule catches so many people.

8. A broker deposits a buyer's escrow money into his brokerage's operating account "temporarily." This is best described as:
A) Conversion
B) Commingling
C) Culpable negligence
D) Moral turpitude

Answer: B. Mixing trust funds with business or personal funds is commingling. Conversion is the next step: actually spending the money. The exam distinguishes them; so should you.

9. How many members serve on the Florida Real Estate Commission?
A) 5
B) 7
C) 9
D) 11

Answer: B. Seven members: five licensed, two consumer members who have never held a real estate license. Pure memorization, reliable point.

10. Performing real estate services in Florida without a license is:
A) A civil infraction
B) A second degree misdemeanor
C) A third degree felony
D) Legal if unpaid

Answer: C. Unlicensed practice is a third degree felony in Florida. If compensation is involved, it's real estate activity, and "I wasn't paid yet" is not the defense people think it is.

11. A new sales associate passes the exam and gets licensed. What must she complete before her first license renewal?
A) 14 hours of continuing education
B) 45 hours of post-license education
C) 63 hours of pre-license education
D) Nothing until year two

Answer: B. Forty-five hours of post-license education before the first renewal. Fail to complete it and the license becomes null and void. The 14-hour continuing education cycle starts after that first renewal.

Florida math

12. A homesteaded property has an assessed value of $200,000. The market jumps 10% this year. Under Save Our Homes, what is the maximum new assessed value?
A) $220,000
B) $206,000
C) $203,000
D) $200,000

Answer: B. Save Our Homes caps annual assessment increases on homesteaded property at 3% regardless of market movement. $200,000 × 1.03 = $206,000. The 10% is there to tempt you into answer A.

13. A home has an assessed value of $190,000 and qualifies for $50,000 in homestead exemptions. The millage rate is 20 mills. What is the annual property tax?
A) $3,800
B) $2,800
C) $2,660
D) $4,800

Answer: B. Taxable value: $190,000 minus $50,000 = $140,000. Twenty mills is $20 per $1,000. 140 × $20 = $2,800. Exemptions first, then millage. Every time.

14. Annual property taxes are $3,650. The sale closes May 15, with the day of closing charged to the buyer. Using Florida's 365-day method, what does the seller owe at closing?
A) $1,340
B) $1,350
C) $1,360
D) $2,300

Answer: A. $3,650 ÷ 365 = $10 per day. The seller owes January 1 through May 14: 31 + 28 + 31 + 30 + 14 = 134 days. 134 × $10 = $1,340, a debit to the seller and credit to the buyer. If you got $1,350, you charged the seller for closing day the question gave to the buyer. Read the day-of-closing line every single time.

15. A property sells for $300,000 with a 6% commission, split 50/50 between listing and selling brokerages. The selling associate is on a 60% split with her broker. What does she earn?
A) $9,000
B) $10,800
C) $5,400
D) $4,500

Answer: C. Total commission $18,000. Selling side gets $9,000. The associate's 60% of that is $5,400. Answer B is what you get if you skip the co-brokerage split, which is exactly why it's on the list.

National principles, Florida-flavored

16. A buyer purchases a $250,000 home with a $200,000 loan. What is the loan-to-value ratio?
A) 75%
B) 80%
C) 85%
D) 125%

Answer: B. $200,000 ÷ $250,000 = 80%. Loan divided by value. If LTV math feels shaky, drill the 8 formulas every exam tests until it doesn't.

17. A tenant has a lease that runs from January 1 to December 31 and ends automatically without notice. This is:
A) An estate for years
B) A periodic tenancy
C) A tenancy at will
D) A tenancy at sufferance

Answer: A. Fixed start, fixed end, no notice required: estate for years, even when the "years" is one year. Periodic tenancies renew until someone gives notice.

18. Which lien is paid first from foreclosure proceeds, regardless of recording date?
A) First mortgage
B) Mechanic's lien
C) Property tax lien
D) Judgment lien

Answer: C. Property taxes take superpriority. Recording order settles the rest of the line, but the tax collector doesn't wait in it.

19. A metes and bounds legal description must always return to:
A) The nearest section corner
B) The point of beginning
C) The principal meridian
D) The benchmark

Answer: B. No closure at the point of beginning, no valid description. That's the defining feature of metes and bounds.

20. An owner lists with Broker A under an exclusive right of sale listing, then finds a buyer herself. What does she owe?
A) Nothing
B) Half the commission
C) The full commission to Broker A
D) Only Broker A's expenses

Answer: C. Exclusive right of sale means the broker earns the commission no matter who procures the buyer, including the owner. That protection is the entire difference from an exclusive agency listing.

Scoring yourself honestly

The real exam requires 75 out of 100, so your line here is 15 out of 20. At 17 or better, you're in passing shape: keep taking timed practice and protect your weak areas. At 15 or 16, you're on the bubble, and the bubble is where most people fail. At 14 or below, do not book your exam date yet. Go back through the brokerage relationship and escrow questions you missed, because the real exam asks those same concepts ten different ways.

And if you scored fine here but keep stalling on full-length tests, read why you keep failing real estate practice tests. It's usually the approach, not the aptitude.

Twenty questions is a checkpoint. Our Florida exam prep has hundreds more, written the same way, tagged to the topics Florida weights heaviest, with a pass guarantee behind them. The exam doesn't reward overthinking. It rewards preparation that matches the test. Let's keep it simple and get you licensed on attempt one.