Becoming a real estate agent is one of the more accessible professional licenses in the United States. You do not need a college degree in most states, the education can often be completed online, and many people finish the process in a few months while working another job. That accessibility hides some real costs and a learning curve that continues well after you pass the exam, so it helps to see the whole path before you start.
One clarification up front. A state issues you a real estate license. You become a REALTOR only when you join a local association that belongs to the National Association of REALTORS (NAR). The license is mandatory; membership is a separate choice, although most agents make it because it usually comes with access to the local multiple listing service. This guide covers both.
Step 1, confirm you meet your state's basic requirements
Each state sets its own rules through its real estate commission or licensing department. Common requirements include:
- A minimum age, typically 18, and 19 in a few states
- A high school diploma or equivalent in many states
- Lawful presence in the United States, and in some states residency or a process for out-of-state applicants
- A criminal background check, usually with fingerprints
- Disclosure of past license discipline or certain financial judgments
A criminal record does not automatically disqualify you in every state. Many commissions review each case and consider the nature of the offense and how long ago it occurred. Some states let you request a determination before you pay for coursework, which is worth doing if you have any doubt.
Step 2, complete pre-licensing education
This is where states differ the most. Required hours range from roughly 40 to 180 depending on where you live, and some states express the requirement as a set of college-level courses rather than an hour count. The table below shows a few examples to illustrate the spread. Requirements change, so confirm the current figure with your state regulator before you enroll.
| State | Salesperson pre-licensing requirement (examples) |
|---|---|
| Massachusetts | About 40 classroom hours |
| Florida | A 63-hour sales associate course, plus post-licensing education before the first renewal |
| Georgia | About 75 hours |
| New York | About 77 hours |
| Ohio | About 120 hours |
| California | Three college-level real estate courses, roughly 135 hours in total |
| Texas | 180 hours of qualifying courses |
Courses are offered by approved real estate schools, community colleges, and some local associations. Online, self-paced options are common, and many states accept them, but make sure the provider is approved by your state, not just accredited in general. A cheap course that your commission does not recognize is money wasted.
How long does realtor school take?
It depends on the hours and your schedule. Someone studying full time might finish a 60-hour course in two or three weeks. Someone fitting a 180-hour program around a day job may need several months. Most pre-licensing courses end with a school final exam you must pass before you can sit for the state test.
Step 3, apply for the license and pass the state exam
In most states you submit a license application, pay a fee, and complete fingerprinting, then receive approval to schedule the exam. In some states the exam comes first. The order matters less than reading your state's instructions carefully, because missing a document can stall your application for weeks.
State exams are usually administered by a testing company under contract with the state, at testing centers or, in some places, through remote proctoring. Most exams have two parts:
- A national portion covering general principles such as property ownership, contracts, agency, financing, valuation, and real estate math.
- A state portion covering that state's license law, disclosure rules, and commission regulations.
Passing scores and retake rules vary. If you fail one portion, many states let you retake only that portion within a set window. Practice exams are the single most useful study tool, especially for the math and the state-specific rules that pre-licensing courses sometimes rush through.
Step 4, choose a sponsoring broker
A new salesperson cannot work independently. Your license must be held by a licensed broker who supervises your activity and is legally responsible for it. In many states your license is not active until a broker sponsors it, so you will want to start interviewing brokerages before or during the exam phase.
The brokerage you choose shapes your first years more than almost any other decision. Questions worth asking:
- What is the commission split for new agents, and does it change as I produce more?
- Are there monthly desk fees, technology fees, or per-transaction fees?
- What training is provided, and is it structured or informal?
- Will I have a mentor or be part of a team, and what does that cost me?
- Where do agents here get their business, and does the firm provide any leads?
- Who reviews my contracts, and how quickly can I reach a managing broker?
A higher split with no support is not always better than a lower split with real training. Early on, learning to write a clean contract and avoid costly mistakes is often worth more than a few percentage points.
Step 5, join a REALTOR association and the MLS
With an active license you are a real estate agent. To become a REALTOR, you apply to a local REALTOR association, sometimes called a board. Joining the local association typically makes you a member of your state association and NAR at the same time, and you agree to abide by the NAR Code of Ethics. New members usually complete an orientation that includes ethics training within a set period after joining.
Access to the multiple listing service is separate from membership, although in many markets the MLS is owned or operated by the association and the two are bundled. The MLS is where most listings in a market are shared between brokerages, and working without it is difficult for most residential agents. Ask your broker which association and MLS the office uses before you join anything.
What it costs to get started
Costs vary by state, school, and market. The ranges below are rough and are meant to help you budget, not to predict an exact bill.
| Expense | Typical range | Notes |
|---|---|---|
| Pre-licensing education | A few hundred dollars to over $1,000 | Higher in states with more required hours or bundled exam prep |
| State exam fee | Often under $100 per attempt | Retakes usually cost the full fee again |
| License application | Roughly $50 to $300 | Some states also charge a recovery fund fee |
| Fingerprints and background check | Roughly $40 to $100 | Depends on the vendor and state |
| Errors and omissions insurance | Varies widely | Required in some states, often arranged through the brokerage |
| REALTOR association dues, first year | Several hundred dollars to over $1,000 | Local, state, and national dues plus any new member fee |
| MLS access and lockbox | A few hundred dollars or more per year | Billed monthly, quarterly, or annually depending on the MLS |
| Business startup costs | Varies | Website, signs, business cards, photos, mileage, and phone |
Put together, many new agents spend somewhere in the low thousands of dollars before their first closing, and sometimes more. Because commissions are usually paid only at closing, and a first sale can take months to arrive, a cash cushion for living expenses is as important as the license fees themselves.
A realistic timeline
- Weeks 1 to 8 or longer: complete pre-licensing coursework, depending on required hours and your pace.
- Weeks 2 to 6 after coursework: submit the application, complete fingerprints, schedule and pass the exam.
- Overlapping: interview brokerages and choose a sponsor.
- Days to a few weeks after passing: license issued and activated under your broker.
- Shortly after activation: join the association and MLS, complete orientation, and set up your business tools.
- First months in the business: build a pipeline. Many agents do not close their first deal for several months.
From the day you enroll to the day you can legally represent a client, two to six months is a common range, but longer is entirely normal for people studying part time or in states with heavier education requirements.
After the license, keeping it
Licensing is not a one-time event. Most states require continuing education for each renewal period, and several require additional post-licensing courses within the first year or two. Florida and Texas are two well-known examples of states with post-licensing requirements for new agents. REALTOR members also have their own periodic Code of Ethics training requirement through NAR, completed through their association or an approved provider. Track your deadlines from day one, because an expired license means you cannot legally earn a commission.
Checklist for becoming a realtor
- Read your state real estate commission's licensing requirements page
- Confirm eligibility, including any background check questions
- Enroll with a state-approved pre-licensing school
- Pass the course final exam
- Submit the license application and fingerprints
- Study with practice exams for both national and state portions
- Pass the state licensing exam
- Interview at least three brokerages and compare splits and fees in writing
- Activate your license under a sponsoring broker
- Join the local REALTOR association and MLS if you plan to use the REALTOR title
- Calendar your post-licensing, continuing education, and ethics training deadlines
- Set aside savings to cover several months without commission income
Quick answers
How long does it take to become a realtor?
Many people go from enrolling in a course to holding an active license in two to six months. The biggest variable is your state's pre-licensing requirement, which ranges from roughly 40 hours to 180 hours, along with how quickly you can schedule the exam and process the application. Joining a REALTOR association and the MLS usually takes only days to a few weeks after your license is active.
How much does it cost to get a real estate license?
Education, exam, application, and background check fees together often land somewhere between several hundred and a couple of thousand dollars, depending on the state and school. If you also join a REALTOR association and the MLS, first-year dues and fees can add several hundred dollars or more. Budget separately for business startup costs and for living expenses until your first commission arrives.
Can I get my real estate license online?
In many states, yes. Numerous states allow state-approved schools to deliver pre-licensing courses online, either self-paced or live. The licensing exam itself is usually taken at a testing center, although some states have added remote proctoring. Before paying, confirm that the school appears on your state commission's list of approved providers, since unapproved coursework will not count toward your license.
Do I have to join NAR to sell real estate?
No. A state license is what allows you to represent buyers and sellers. Joining a local REALTOR association, and through it NAR, is what lets you call yourself a REALTOR and commits you to the Code of Ethics. Many agents join because the local MLS is tied to the association, but in some markets MLS access is available without full membership. Ask your broker how it works locally.
This guide is general information, not legal, tax or financial advice. Rules differ by state; confirm details with a licensed professional or your state real estate commission.