How Do You Get a Real Estate License in Massachusetts?

Per the state's exam bulletin, you need to:

• Be at least 18 years old
• Finish 40 hours of salesperson education at a Board approved school
• Get three endorsements from people who aren't related to you. Classmates who only know you from the course can't sign.
• Have a Social Security number or tax ID number
• Be up to date on your Massachusetts state taxes

The Board also reviews your background. It doesn't license people who are on probation or parole right now.

1. Pick an approved school. Take the 40 hour salesperson course and get your Educational Certificate.
2. Apply to the Board. Send your application with your three endorsements.
3. Schedule your exam with PSI. Once the Board approves you, book online at PSI's Massachusetts page or call (855) 340-3704.
4. Pass both parts of the exam. You need at least 70 percent on each.
5. Pay your license fee. You pay it in your eLIPSE account after you pass.
6. Join a broker. A salesperson works under a licensed broker, so pick your company before you start.

One deadline to watch: you have to apply for and pass the exam within two years of finishing your course.

Here's what the state's PSI bulletin lists:

• Application fee: $31
• Exam fee: $54, and $54 for each retake
• License fee: paid in eLIPSE after you pass. It's prorated, so the amount depends on when you're licensed.

Your course is the big cost. Schools set their own prices, so compare a few before you sign up. Exam fees can't be refunded and are good for one year from the day you pay.

The exam has two parts:

• General part: 80 questions in 150 minutes
• State part: 40 questions in 90 minutes

That's 120 questions in 4 hours. You need at least 70 percent on each part. Five to ten practice questions don't count toward your score, though they do count against your time.

Fail one part? You only retake that part. You can book the retake the next day, and test again within a few days if there are openings. The part you failed has to be passed within two years of the date on your Educational Certificate.

PSI has test centers in Auburn MA, Charlestown MA, Fall River MA, Lawrence MA and West Springfield MA. You can also choose a remote exam with an online proctor when you schedule.

Bring two forms of ID. Arrive late or without ID and you lose your exam fee.

The state lists more than 100 approved schools on its authorized schools page. Always check that a school is on that list before you pay.

Here are approved schools north of Boston and online, from the state's list:

• ABC Real Estate Training Institute, Haverhill MA
• Anita Hill Training and Seminars, Methuen MA
• Verani School of Real Estate, Methuen MA
• The local Realtor association school in Newburyport MA
• Harris Real Estate School, Newburyport MA
• Trisha McCarthy Real Estate School, Newburyport MA
• Advantage Real Estate School, Billerica MA
• JMB Real Estate Academy, Lowell MA
• LYV Smart Real Estate Education, Middleton MA
• North Shore Community College, Danvers MA
• Armstrong Field Real Estate School, Beverly MA
• Greenwood Real Estate School, Beverly MA
• North Shore Center for Real Estate Education, Beverly MA
• TruePath School of Real Estate, Lynn MA
• R-Pal Real Estate Academy, Lynnfield MA
• Miranda Group, Stoneham MA
• Walden Real Estate Center, Westford MA
• Freedom Trail Realty School, Boston MA (online)
• The CE Shop (online)
• The Real Estate Class by Aldrich and Associates, Portsmouth NH (online, approved in both states)

We don't get paid by any school. Pick the one whose schedule fits your life, and ask how many of their students pass on the first try.

Ask every school the same five questions:

• Is it live, online or self-paced, and does that fit your week?
• Does the price include the book and exam prep?
• How long do you have to finish?
• Who teaches it, and do they still sell homes?
• What help do you get if you don't pass the first time?

Want both licenses? Some schools teach in both states. Ask about New Hampshire too. Our New Hampshire license guide covers that side.

Pay your license fee in eLIPSE. The state says your digital license is issued about 24 hours after you pass.

Then the real work starts. Pick a company that will teach you, not just hand you a desk. Read what to look for in a real estate company before you sign anything, and how new agents learn to sell homes for your first 90 days.

The course teaches you the law. It doesn't teach you how to price a home, write a strong offer or find your first client.

That's the gap. The agents who stay are the ones who get real training, a plan and someone to call when a deal gets hard. I've been licensed since 2006 and have guided almost 2,000 families, and I still learn something every week.