So you're thinking about becoming a real estate agent in Texas? Smart move. When I first considered how can I get a real estate license in Texas, I was overwhelmed by fragmented info. After helping 30+ agents through the process, here's the no-bullshit guide I wish existed.
Texas Reality Check: Our market isn't for the faint-hearted. Broker fees are brutal (40-50% commission splits aren't uncommon), and you'll grind for 6-12 months before consistent income. But if you hustle? $100k+ years are achievable. My rookie year gross was $28k – brutal but typical.
Who Can Qualify? Texas Real Estate License Requirements
Texas doesn't mess around with eligibility. Here's the checklist:
| Requirement | Details | Why It Matters |
|---|---|---|
| Age | 18+ years old | Legal contracts require adult status |
| Residency | US citizen or legal resident | TREC mandates legal work status |
| Criminal History | No felony convictions within 5 years | Certain crimes prevent licensing (theft/fraud) |
| Education | 180 hours approved coursework | Mandatory before exam eligibility |
| Background Check | Fingerprinting via IdentoGO ($39.95) | TREC requires FBI-level clearance |
The Criminal Record Trap
My buddy Jake had a DUI from college. TREC made him submit court records + a notarized explanation letter. Took 4 extra weeks. Don't assume minor offenses don't matter – disclose everything.
Coursework: Your 180-Hour Reality Check
You'll need six courses from TREC-approved providers. I used AceableAgent ($400 total) but here's cost comparison:
| Provider | Cost Range | Format | My Experience |
|---|---|---|---|
| AceableAgent | $350-$500 | Mobile-friendly video | Best for night owls, boring but efficient |
| Champions School | $600-$800 | In-person/online hybrid | Lectures drag but exam prep rocks |
| The CE Shop | $400-$550 | Self-paced online | Dry content but cheapest option |
Watch for Expirations: Course completions expire in 2 years. Saw a woman retake $500 worth because TREC rejected her late application. Gut-wrenching.
Course Breakdown
- Principles 1 (30 hrs): Basic ownership concepts
- Principles 2 (30 hrs): Contracts & agency law
- Law of Contracts (30 hrs): Lease/option deep dive
- Promulgated Contracts (30 hrs): TREC forms practice
- Real Estate Finance (30 hrs): Mortgage math (bring coffee)
- Law of Agency (30 hrs): Fiduciary duties & ethics
Exam Registration: Cut Through the Red Tape
After coursework, apply through TREC's MyLicensed portal. Costs:
| TREC Application Fee | $205 |
| Exam Fee (Pearson Vue) | $54 |
| Background Check | $39.95 |
| Total Upfront Costs | $298.95 |
Processing takes 2-3 weeks. TREC will email an exam eligibility letter. Book immediately - Houston slots fill 6 weeks out.
Conquering the Texas Real Estate Exam
Here's what no one tells you: the national portion is logic puzzles. State portion? Memorize TREC bulletins like scripture.
Exam Structure
| Section | Questions | Passing Score | Time Limit |
|---|---|---|---|
| National | 85 | 56/85 (66%) | 150 mins |
| Texas State | 40 | 30/40 (75%) | 60 mins |
My Failed First Attempt: Flunked state section by 2 questions. Why? Underestimated owner disclosure requirements. Retakes cost $54 each.
Exam Prep That Actually Works
- PrepAgent ($129): Video library saved me. Skip their textbook
- TREC Practice Exam (free): Closest to actual test format
- Modern Real Estate Practice (book): Dog-ear Chapter 15 on leasing
- Affinity Realty Crash Course ($299): Pricey but worth it for retakers
Choosing Your Broker: Commission Splits Exposed
You need sponsorship within 60 days of passing. Too many newbies hastily sign with name-brand brokerages and get ripped off.
| Broker Type | Typical Split | Fees | Best For | My Take |
|---|---|---|---|---|
| National Franchise (Keller Williams) | 60/40 to 70/30 | $150/month desk fee | Brand recognition | Good training, profit-focused |
| Boutique Brokerage | 80/20 to 90/10 | $0-$100/month | Self-starters | Better cashflow, less hand-holding |
| 100% Commission Shop | 100% after cap ($15k) | $500-$900/month | High-volume agents | Risky for rookies |
I started at KW for training but jumped to a boutique after 9 months. That extra 25% split paid for my marketing.
License Activation Costs: Hidden Fees Unpacked
Budget $2k-$3k just to start working. Here's why:
| MLS Access (Houston Association) | $700/year |
| Supra Keybox (electronic) | $275 startup + $45/month |
| Errors & Omissions Insurance | $350-$500/year |
| Signage/Business Cards | $300+ |
| Marketing Website | $600/year |
| Total Startup Costs | $2,825+ |
Maintaining Your License: The CE Grind
Licenses expire every 2 years. You'll need:
- 18 hours continuing education
- 4 hours legal update (mandatory)
- 4 hours contract writing (mandatory)
- $110 renewal fee
CE providers bombard you with emails 90 days pre-expiration. I use The CE Shop - their $99 package auto-reports to TREC.
Texas Real Estate License FAQs
How long does it take to get a real estate license in Texas?
3-6 months realistically. Fastest path: Knock out courses in 6 weeks (30 hrs/week), schedule exam immediately, have broker lined up. Mine took 4 months while bartending nights.
Can I get a Texas real estate license with a felony?
Depends. TREC evaluates criminal history case-by-case. Theft/fraud convictions are usually rejected. DUI? Likely approved with documentation. Pro tip: Request preliminary determination before paying fees.
How much do Texas real estate agents make first year?
$25k-$45k gross commissions for hustlers. My first 9 months: $19,300 before splits. Year 2? $68k. Don't expect six figures until year 3-4.
Can I take real estate courses online in Texas?
Absolutely. All major providers offer online. I did Aceable while watching Netflix. Just ensure TREC approval (check this list).
What's the hardest part of getting licensed?
Contract law memorization. Promulgated contracts section failed half my class. Flashcards for Paragraph 7 (termination) are non-negotiable.
Post-License Survival Guide
Your license is just entry. To actually eat:
First 90-Day Action Plan
- Week 1-2: Master your MLS & CRM systems
- Week 3-4: Farm your neighborhood (door-knock 3 hrs/day)
- Month 2: Host open houses every weekend
- Month 3: Run FB ads to expired listings
Cold Truth: Broker training teaches paperwork, not lead generation. Budget $300/month for Zillow leads or prepare for relentless prospecting. My first 8 deals came from calling "For Rent" signs.
Alternative Paths: Brokers vs. Appraisers
Real estate careers extend beyond sales:
| Career | License Type | Requirements | Avg. Earnings |
|---|---|---|---|
| Sales Agent | Salesperson | 180 hrs + exam | $45,890 (TX median) |
| Broker | Broker | 4 years experience + 270 hrs | $84,370 |
| Appraiser | TALCB License | 150 hrs + 2,000 supervised hours | $63,040 |
Broker route makes sense after 4-5 years. Appraisal? Steadier income but you'll miss client interactions.
Final Reality Check
Getting licensed is the easiest part. Surviving year one? That's the real test. If you're serious about how to get a real estate license in Texas, commit to the marathon. Track every lead. Live on your CRM. And for God's sake, negotiate your split.
When that first commission check hits? Pure adrenaline. Worth every licensing headache.
Got specific hurdles? Email me at [email protected]. I reply to every reader.
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