Educational Resources: Take Idaho Real Estate Sample Tests, Application Steps and Tips

Graphic showing Idaho map with a red house icon indicating the median house cost of $718,598, alongside an upward trending arrow and a smaller figure of $169,807.

You can make a reservation to take the exam through Pearson VUE. Use the search tool to find a test center near you and schedule a date and time that works for your schedule.1

Before making a reservation, make sure you have the following pieces of information readily available:

  • Your full legal name, address, Social Security number, daytime telephone number, and date of birth
  • The name of the examination
  • The preferred examination date and test center location

The exam costs $80 and is non-refundable. Keep in mind that the real estate agent exam is divided into two parts: The General (National) Exam and the Idaho (State) Exam.

See a breakdown of what’s covered in each part (and the types of questions you might be asked) in the following sections.

General Section

The general portion comprises 80 questions and five pretest items that don’t count toward your final score.

The general section, as the name suggests, covers a variety of standard real estate terms and guidelines that every agent must understand, including these topics and sub-topics:

  • Real Property Characteristics, Legal Descriptions, and Property Use (9 questions for salespeople, 9 questions for brokers)
    • Real property vs. personal property
      • Fixtures, trade fixtures, emblements
      • Attachment, severance, and bill of sale
    • Characteristics of real property
      • Economic characteristics
      • Physical characteristics
    • Legal descriptions
      • Methods used to describe real property
      • Survey
    • Public and private land use controls – encumbrances
      • Governmental powers
      • Police power, eminent domain, taxation, escheat
      • Zoning ordinances
    • Private controls, restrictions, and encroachments
      • Covenants, conditions, and restrictions, HOAs
      • Easements
      • Licenses and encroachments
  • Forms of Ownership, Transfer, and Recording of Title (8 questions for salespeople, 8 questions for brokers)
    • Ownership, estates, rights, and interests2
      • Forms of ownership
      • Freehold estate
        • Fee simple absolute
        • Fee simple defeasible, determinable, and condition subsequent
        • Life estate
        • Bundle of rights
      • Leasehold estates and types of leases
        • Estate for years and from period to period (periodic estate)
        • Estate at will and estate at sufferance
        • Gross, net, and percentage leases
      • Liens and lien priority
        • Surface and sub-surface rights
      • Deed, title, transfer of title, and recording of title
    • Deed, title, transfer of title, and recording of title
      • Elements of a valid deed
      • Types of deeds
      • Title transfer
        • Voluntary alienation
        • Involuntary alienation
      • Recording the title
        • Constructive and actual notice
        • Title abstract and chain of title
        • Marketable title and cloud on title
        • Attorney title opinion, quiet title lawsuit, and title insurance
  • Property Value and Appraisal (11 questions for salespeople, 10 questions for brokers)
    • Concept of value
      • Market value vs. market price
      • Characteristics of value
      • Principles of value
    • Appraisal process
      • Purpose and steps to an appraisal
      • Federal oversight of the appraisal process
    • Methods of Estimating Value and Broker Price Opinions (BPO)
      • Sales comparison approach (market data)
      • Cost Approach
        • Improvements and depreciation
        • Physical deterioration, functional, and economic obsolescence
        • Reproduction or replacement costs
    • Income approach
    • Gross rent and gross income multipliers
    • Comparative Market Analysis (CMA)
    • Broker Price Opinion (BPO)
    • Assessed value and tax implications
  • Real Estate Contracts and Agency (16 questions for salespeople, 17 questions for brokers)
    • Types of contracts
      • Express vs. implied
      • Unilateral vs. bilateral
    • Required elements of a valid contract
    • Contract performance
      • Executed vs. executory
      • Valid vs. void
      • Voidable vs. unenforceable
      • Breach of contract, rescission, and termination
      • Liquidated, punitive, or compensatory damages
      • Statute of Frauds
      • Time is of the essence
    • Sales contract
      • Offer and counteroffer
      • Earnest money and liquidated damages
      • Equitable title
      • Contingencies
      • Disputes and breach of contract
      • Option contract and installment sales contract
    • Types of agency and licensee-client relationships
    • Agency creation and termination3
    • Licensee obligations to parties of a transaction
  • Real Estate Practices (14 questions for salespeople, 13 questions for brokers)
    • Responsibilities of broker
      • Practicing within their scope of expertise
      • Unauthorized practice of law
    • Brokerage agreements between the broker and principal (seller, buyer, landlord, or tenant)
      • Seller representation – Types of listing agreements
        • Exclusive right-to-sell and exclusive agency listing
        • Non-exclusive or open listing
        • Net listing (conflict of interest)
        • Multiple Listing Service (MLS)
    • Buyer Representation
    • Property management agreement
      • Accounting for funds
      • Property maintenance
      • Leasing property
      • Collecting rent and security deposits
    • Termination of agreements
    • Services, fees, and compensation
    • Fair Housing
      • Equal opportunity in housing
      • Protected classes
      • Fair housing laws
      • Illegal practices, enforcement, and penalties
      • Prohibited advertising
      • Housing and Urban Development (HUD)
      • Americans with Disabilities Act (ADA)
    • Risk management
      • Supervision
      • Compliance with federal regulations, including Privacy and Do Not Contact
      • Vicarious liability
      • Antitrust laws
      • Fraud and misrepresentation
      • Types of Insurance
        • Errors and Omissions
        • General Liability
  • Property Disclosures and Environmental Issues (8 questions for salespeople, 8 questions for brokers)
    • Property conditions and environmental issues
      • Hazardous substances
        • Lead-based paint
        • Asbestos, radon, and mold
        • Groundwater contamination and underground storage tanks
        • Waste disposal sites and brownfields
        • Flood plains, flood zones, and flood insurance
    • Clean Air and Water Acts
      • Environmental Protection Agency (EPA)
        • Comprehensive Environmental Response,
        • Compensation and Liability Act (CERCLA)
        • Superfund Amendment and Reauthorization Act (SARA)
        • Environmental site assessments (including Phase I and II studies) and impact statements
        • Wetlands protection
    • Disclosure obligations and liability
  • Financing and Settlement (7 questions for salespeople, 7 questions for brokers)
    • Financing concepts and components
      • Methods of financing
        • Mortgage financing – conventional and non-conventional loans
        • Seller financing – land contract/contract for deed
      • Lien theory vs. title theory and deed of trust
      • Sources of financing (primary and secondary mortgage markets and seller financing)
      • Types of loans and loan programs
      • Mortgage clauses
    • Lender Requirements
      • FHA requirements
      • VA requirements
      • Buyer qualification and Loan to Value (LTV)
      • Hazard and flood insurance
      • Private mortgage insurance (PMI) and mortgage insurance premium (MIP)
    • Federal Financing Regulations and Regulatory Bodies
      • Truth-in-Lending and Regulation Z
      • TILA-RESPA Integrated Disclosures (TRID)
        • Consumer Financial Protection Bureau (CFPB)
        • Loan Estimate (LE)
        • Closing Disclosure (CD)
      • Real Estate Settlement Procedures Act (RESPA)
        • Referrals
        • Rebates
      • Equal Credit Opportunity Act (ECOA)
      • Mortgage fraud and predatory lending
    • Settlement and closing of the transaction
  • Math Calculations (7 questions for salespeople, 8 questions for brokers)
    • Property area
      • Square footage
      • Acreage
    • Property valuation
      • Comparative Market Analysis (CMA)
      • Net Operating Income (NOI)
      • Capitalization rate
      • Gross rent multiplier (for Brokers Only)
      • Gross income multiplier (for Brokers Only)
      • Property equity
      • Listing price establishment
      • Assessed property value
      • Property taxes
    • Commission/Compensation
    • Loan financing costs
      • Interest
      • Loan to Value (LTV)
      • Fees
      • Amortization, discount points, and prepayment penalties
    • Settlement and closing costs
      • Purchase price and down payment
    • Monthly mortgage calculations, including principal, interest, taxes, and insurance
      • Cost to the buyer
      • Net to the seller
      • Prorated items
      • Transfer tax and recording fees
      • Debits and credits
    • Investment
      • Return on investment
      • Appreciation and depreciation
      • Tax implications
    • Property management calculations
      • Property management and budget calculations
      • Tenancy and rental calculations

State Section

The state-specific exam consists of 40 scored items for real estate salespeople and 50 scored items for real estate broker candidates. The exams also contain 5-10 pretest questions.

The state section pertains more specifically to Idaho real estate and includes questions related to these topics and subtopics:

  • Duties and Powers of the Real Estate Commission (5% of salespeople’s scores, 4% of brokers’ scores)
    • General powers
    • Investigations, audits, hearings, appeals
    • Sanctions
      • Fines
      • License suspension and revocation
  • Licensing Requirements (10% of salespeople’s scores, 4% of brokers’ scores)
    • Activities requiring a license
    • Eligibility for licensing
    • License renewal
    • Change in license or status
    • Education
  • License Law and Rules of the Idaho Real Estate Commission (40% of salespeople’s scores, 30% of brokers’ scores)
    • Advertising/using the business name
    • Broker-salesperson relationship
    • Sales commissions and fees
    • Record keeping and document handling
    • Handling of monies
    • Trust accounts
    • Offers, counteroffers, and acceptance
    • Office operations and business practices
    • Prohibited conduct
  • Brokerage Representation (Agency Law) (25% of salespeople’s scores, 20% of brokers’ scores)
    • Agency contracts
    • Types
    • Obligations to parties
    • Agency termination
    • Confidentiality limits
    • Disclosing relationships
  • Calculations and Closing Costs (5% of salespeople’s scores, 10% of brokers’ scores)
  • Idaho Principles and Practices (15% of salespeople’s scores, 12% of brokers’ scores)
    • Financing
    • Trust deeds, notes, mortgages, and contracts for deeds
    • Foreclosure
    • Ownership and possession of community property
    • Real estate valuation
      • Property taxes and assessed value
      • Homeowner’s exemption
    • Recording
    • Mobile homes and manufactured housing
    • Water rights
    • Land use controls, zoning, subdivision
  • Brokerage Management (Brokers only, 20% of their score)
    • Broker supervision
    • Requirements for maintaining a brokerage license
    • Brokerage operations

How To Complete Your Idaho Real Estate Commission License Application in 5 Steps

Once you’ve passed the real estate exam, you’re well on your way to becoming a real estate agent in Idaho.

You must take a few more steps before your license is active, though, including the five listed below:

  • Register: First, you have to register online by creating a username and password for the Idaho Real Estate Commission online services.4 Once you’ve registered, you can track your fingerprint status, license history, and education records.
    • Remember that your fingerprints must be cleared before you submit your application, so you’ll need to check in with the IREC to find out when that happens.
  • Find a Real Estate Brokerage: As a real estate salesperson, you must work under a licensed real estate broker. Here are some factors to consider when choosing a broker:
    • Commission split (the percentage you get from each sale)
    • Brokerage size and location
    • Training and mentorship options offered to new agents
    • Specialties (commercial real estate, residential real estate, etc.)
    • Reputation
  • Obtain Errors and Omissions (E&O) insurance: You must have E&O coverage before your license can be activated. The Idaho Real Estate Commission has a group insurance policy available through Rice Insurance Services Co.
    You can also ask your designated broker if you will be covered under a firm policy at the brokerage.
  • Gather Essential Application Documents:
    • Salesperson License Application Form
    • Proof of a high school diploma or equivalent
    • Proof that you are 18 or older
    • Proof that you’ve completed the Module 1 and Module 2 sales pre-license courses
    • Evidence of fingerprints and a background check
    • Results of both the Idaho and national (general) salesperson exams
    • Photo identification
    • Proof of legal presence in the U.S.
    • Check or Credit Card Authorization Form
  • Obtain a Notary Signature: You’ll find a space for this at the bottom of your application form. You can connect with a notary through the Idaho Secretary of State’s Office.5

Idaho Real Estate Commission Fees and Expenses

It costs $160 to submit your application to the Idaho Real Estate Commission. You can submit this fee via check or credit card.

Keep in mind that it is not refundable.

Applying for National Association of Realtors® (NAR) Membership on a Voluntary Basis

Only members of the National Association of Realtors® can legally call themselves “realtors®.”6

Joining this organization isn’t necessary to work as a real estate agent. Still, it can add professional credibility and provide access to additional resources and training materials that can help you grow faster in your real estate career.

If you want to apply for membership, you must first contact your local board (check the table below) and then submit an application.

Group Website Phone Number(s)
Idaho Association of Realtors® Inc. www.idahorealtors.com (208) 342-3585
(208) 336-7958
Caldwell Board of Realtors® www.caldwellboardofrealtors.com (208) 880-3094
Coeur D’Alene Regional Realtors® www.cdarealtors.com (208) 667-0664
(208) 667-3498
Four Rivers Association of Realtors® fraor.org (208) 642-9316
Boise Regional Realtors® www.boirealtors.com (208) 376-0363
Greater Blackfoot Association of Realtors® N/A (208) 680-0986
(208) 785-6689
Greater Idaho Falls Association of Realtors® Inc. www.gifar.org (208) 523-1477
Greater Twin Falls Association of Realtors® Inc. wmvrealtors.com (208) 733-6421
Greater Pocatello Association of Realtors® Inc. http://pocatelloarearealestate.com/ (208) 237-2600
Latah County Board of Realtors® N/A (208) 420-2685
(208) 734-6500
Selkirk Association of Realtors® Inc. www.selkirkaor.com (208) 265-2227
(208) 263-2153
Lewis Clark Association of Realtors® lcarealtors.com (208) 746-2019
(208) 746-8943
Nampa Association of Realtors® www.nampaboard.com (208) 467-9534
Mini Cassia Association of Realtors® N/A (208) 878-9170
Mountain Central Association of Realtors® www.mountaincentralrealtors.com (208) 634-7424
(208) 634-7596

What’s the Normal Time Frame for the Real Estate Application Process?

A realistic estimate to complete all the steps outlined above, including the 90 hours of pre-licensure courses and studying for and passing the real estate licensing exam, is about 3-4 months.

Some people work quickly and can complete the process in about eight weeks, but this expedited time frame is less common.

References

1Pearson Education Inc. (2023). he potential of every professional. The promise of every industry. Pearson VUE. Retrieved October 26, 2023, from <https://home.pearsonvue.com/>

2Idaho State Legislature. (2023). TITLE 55 PROPERTY IN GENERAL. Idaho State Legislature. Retrieved October 26, 2023, from <https://legislature.idaho.gov/statutesrules/idstat/title55/>

3Idaho State Legislature. (2023). TITLE 54 PROFESSIONS, VOCATIONS, AND BUSINESSES. Idaho Statutes. Retrieved October 26, 2023, from <https://legislature.idaho.gov/statutesrules/idstat/title54/t54ch20/>

4Idaho Real Estate Commission. (2023). Register a user name. Idaho Real Estate Commission. Retrieved October 26, 2023, from <https://apps.irec.idaho.gov/Account/Register>

5ID Secretary of State. (2023). Notary Search. ID Secretary of State. Retrieved October 26, 2023, from <https://sosbiz.idaho.gov/search/notary>

6National Association of REALTORS. (2021). REALTORS® State and Local Boards. National Association of REALTORS. Retrieved October 26, 2023, from <https://www.nar.realtor/leadrshp.nsf/webassoc?OpenView&Start=1&Count=30&Expand=15#15>