Executive summary
The test is a precision/trap-wording test, not a knowledge test. Three things decide your score:
- You've drilled enough practice questions to recognize the 4–6 recurring trap patterns (see §Trap wording).
- You've memorized the MA numerics cold — these are free points and about half the MA section.
- You've read the question stem carefully — MUST / EXCEPT / NOT / BEST swing answers.
Study order: MA law first (higher per-question density, and where most people fail), then Contracts + Agency + Practice-of-RE (44 of 80 national Qs), then Financing + Property Ownership + Disclosures, then skim the rest. Math last and lightly — only 6 Qs.
Do ≥50% of your time as retrieval (flashcards + practice questions). Reading the guides twice is almost zero-ROI.
Topic priority
National (80 questions)
| # | Topic | Q | Depth |
|---|---|---|---|
| 1 | Contracts | 15 | DRILL |
| 2 | Agency | 10 | DRILL |
| 3 | Practice of Real Estate | 10 | DRILL |
| 4 | Financing | 8 | DRILL |
| 5 | Property Ownership | 8 | DRILL |
| 6 | Valuation | 6 | SKIM |
| 7 | Property Disclosures | 6 | SKIM |
| 8 | Math | 6 | DRILL (narrow) |
| 9 | Transfer of Title | 5 | SKIM |
| 10 | Land Use Controls | 4 | SKIM |
| 11 | Property Management | 2 | SKIP |
Massachusetts (40 questions)
| # | Topic | Q | Depth |
|---|---|---|---|
| 1 | Requirements Governing Licensees | 13 | COLD |
| 2 | Consumer Protection | 5 | COLD |
| 3 | Licensing Requirements | 4 | COLD |
| 4 | Environmental / Hazardous | 4 | COLD |
| 5 | MA Fair Housing | 4 | COLD |
| 6 | Landlord-Tenant | 4 | COLD |
| 7 | Board of Registration | 2 | COLD |
| 8 | MA Contracts | 2 | DRILL |
| 9 | Additional Topics | 2 | SKIM |
Minimum viable plan (3–5 days)
- Day 1 — MA Law blitz. Read guide once. All MA flashcards. 25 practice Qs.
- Day 2 — Contracts + Agency + Practice of RE (35 of 80 national). OLDCAR, fair-housing classes, 50 Qs.
- Day 3 — Financing + Property Ownership + Math. 4 formulas.
- Day 4 — Full 120-Q simulated exam, timed. Review every miss.
- Day 5 — Fix the weak zone revealed by Day 4. Final flashcard pass. 40-Q MA mini-exam. Sleep.
Full 10–14 day plan
Day-by-day breakdown
| Day | Focus |
|---|---|
| 1 | MA Board + Licensing + Requirements Governing Licensees (memorize 5/5/3/2/20/7/10, $500, $5000, etc). 25 MA Qs. |
| 2 | MA Consumer Protection + Environmental (lead 1978/6/10/90; Title 5 2/3/6; 93A triple damages). |
| 3 | MA Fair Housing + Landlord-Tenant (14 protected classes; MCAD 300/60/90; sec deposit 1 mo / 5% / 30 days). |
| 4 | MA Contracts + Additional Topics + first 40-Q MA mini-exam. |
| 5 | National Contracts (all 15 Qs live here). 40 Qs. |
| 6 | National Agency (OLDCAR cold; dual/designated/facilitator). 40 Qs. |
| 7 | National Practice of RE (fair housing, blockbusting/steering/redlining, antitrust, DNC). 40 Qs. |
| 8 | National Financing (TRID 3/3, FHA/VA/USDA, acceleration vs defeasance vs alienation). |
| 9 | Property Ownership + Transfer of Title (JT/TIC/entirety, easements, deed types). |
| 10 | Valuation + Disclosures + Land Use (3 approaches, GRM, cap rate, depreciation). |
| 11 | Math day. 4 formulas cold. 40 math Qs at 90 sec each. |
| 12 | Full 120-Q simulated timed exam. Review every miss. |
| 13 | Weak-zone drill + second 40-Q MA mini-exam + final miss-log review. |
| 14 | Exam day (or day before). Light warm-up. Sleep 8+ hrs. |
Final 7-day cram plan
- Day −7 — Full 120-Q simulated exam to diagnose. Review all misses.
- Day −6 — MA-law blitz. All MA flashcards <4 sec each. 40-Q MA mini-exam.
- Day −5 — Contracts + Agency. 40 Qs each.
- Day −4 — Practice-of-RE + Fair Housing deep dive. 40 Qs.
- Day −3 — Financing + Property Ownership + deed types. 40 Qs.
- Day −2 — Math day. 4 formulas to 60 sec each. 30 math Qs. Miss-log review.
- Day −1 — 60-Q mixed morning quiz. Only red-marked flashcards after that. No new material. Bed early.
- Day 0 — No new material. One-page facts sheet only. Arrive early.
Practice-question strategy
Start day 1, not "after I finish studying." Practice questions teach you the PSI phrasing, which topics PSI really tests, and your blind spots.
The 4 exam-wording traps
- EXCEPT / NOT / LEAST — reverses the question. Most-missed trap by a wide margin.
- MUST vs MAY vs SHOULD — legal requirement vs permissible vs recommendation. Don't pick a nice-to-do answer when MUST is asked.
- BEST (not just "correct") — PSI literally says: more than one option is often plausible. Pick most complete / most protective / most legally required.
- Who is liable / responsible — tests party-specific rules. Salesperson can't hold escrow. Dual agent doesn't owe loyalty.
Miss log (non-negotiable)
One doc. Columns: Question → Correct answer → Why I got it wrong (knowledge gap / trap wording / careless) → Rule to remember. If the same topic shows up 3× in your miss log, that's a flashcard deck of its own.
Night before + exam day
- No full practice exam the night before. (Too risky either way.)
- No alcohol, no caffeine after 2 pm, no new anxiety meds or study drugs.
- Lay out clothes, ID, confirmation email.
- 8+ hours of sleep beats any 2-hour last-minute cram.
- Morning of: light protein breakfast, one-page facts sheet only, arrive 30 min early.
- At the desk: 3 deep breaths. Circle EXCEPT/NOT/BEST mentally every question.
Question
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Highest-yield facts (20)
- OLDCAR — fiduciary duties: Obedience, Loyalty, Disclosure, Confidentiality, Accountability, Reasonable care.
- Federal 7 fair-housing classes + MA adds ~7 more (≈14 total).
- Blockbusting vs steering vs redlining — 3 different illegal practices.
- MA Board = 5 members / 5-yr terms / 3 brokers + 2 public / quorum 3 / meets 4×/yr / 20-day appeal.
- License = 40 hr course / 3 yr experience / biennial birthday renewal / 12 hr CE / $5,000 surety bond.
- Lead paint = pre-1978 / child under 6 / 10-day inspection right / 90 days to delead post-closing.
- Title 5 = 2 yrs before sale (3 if pumped) / 6 months after closing.
- MCAD = 300-day filing / 60-day 1st suspension / 90-day 2nd within 2 yrs.
- Security deposit = 1 month max / 5% interest / 30-day return / statement of condition 10 days.
- Valid contract = competent parties, legal object, consideration, meeting of minds, writing if Statute of Frauds applies.
- JT 4 unities (PITT) = Possession, Interest, Time, Title. Plus survivorship.
- TRID = LE in 3 biz days of application / CD 3 biz days before closing.
- Dual agent owes only Confidentiality + Accountability.
- Net listing = ILLEGAL in MA.
- Salesperson never holds escrow, never paid directly by client, can't work for 2 brokers.
- Quitclaim deed = most common in MA; warranty = most protection.
- FHA insures / VA guarantees / USDA = rural. Neither FHA nor VA makes the loan.
- Acceleration = full balance on default. Defeasance = mortgage void on payoff. Alienation (due-on-sale) = full balance on transfer.
- Easement appurtenant runs with land. Easement in gross is personal.
- Condo super-priority lien = up to 6 months unpaid fees beat a lender's lien. 6D certificate = confirms paid to date.
Trap wording / common confusion
| Pair | The trap |
|---|---|
| Void vs voidable | Void = never valid. Voidable = enforceable unless the protected party cancels. |
| Assignment vs novation | Assignment: original signer still liable. Novation: new contract, original released. |
| Easement appurtenant vs in gross | Appurtenant runs with land (transfers); gross is personal (doesn't). |
| JT vs TIC | JT has survivorship (no probate); TIC does not (goes to heirs via probate). |
| Tenancy by entirety vs JT | Entirety = married only; survivorship; neither can alienate alone. |
| Blockbusting / steering / redlining | Panic selling / routing by class / denying loans by area. |
| Misrep vs fraud vs puffing | False statement (no intent req) / knowingly false / legal exaggeration. |
| Actual vs constructive notice | Direct knowledge / public record = presumed knowledge. |
| General vs specific lien | All debtor's property / one property. |
| Lis pendens vs lien | Cloud on title (not a lien) / actual security interest. |
| FHA vs VA vs USDA | Insures / guarantees / rural. None MAKES the loan. |
| Acceleration vs defeasance vs alienation | Full bal on default / mortgage void on payoff / full bal on transfer. |
| Special vs general agent | Limited one-transaction / broad ongoing. |
| Dual vs designated agent | One agent both sides (limited duties) / two different agents same office (full duties to own client). |
| Executor vs administrator | Named in will / court-appointed when no will. |
| Devise vs bequeath | Real by will / personal by will. |
| Accretion / avulsion / erosion / reliction | Gradual add / sudden loss / gradual loss / water recedes. |
| Fixture vs trade fixture | Becomes real / stays personal (tenant removes). |
| Cost / market price / market value | To produce / actually paid / what buyer-seller would agree. |
| Escheat vs eminent domain | State takes when no will/heirs / govt forces sale for public use. |
| Dominant vs servient tenement | Benefits from easement / burdened by it. |
| Commingling vs conversion | Mixing funds / using client funds for personal benefit (theft). |
| Subject to vs assumption | Original still liable / both original + new owner liable. |
| Biennial vs biannual | Every 2 years / twice a year. |
| Riparian vs littoral | Flowing water (rivers) / static water (lakes, oceans). |
| Exclusive agency vs exclusive right to sell | Owner can self-sell no commission / commission owed either way. |
| 21E vs CERCLA | MA superfund / federal superfund (1980). |
Math — the 4 essential formulas
1. Percentage / commission / LTV / points
Whole × Rate = Part Commission: $375,000 × 6% = $22,500 (brokerage total) LTV: $410,000 × 80% = $328,000 (loan) Points: $328,000 × 2% = $6,560 (1 point = 1% of LOAN) Split: $22,500 × 40% = $9,000 (salesperson's share)
2. Area / acreage
1 acre = 43,560 sq ft 1 section = 1 sq mi = 640 acres 1 township = 36 sq mi 1 rod = 16.5 ft Room: 24 × 42 = 1,008 sq ft
3. Property tax / mill rate
Tax rate = municipal budget ÷ total assessed value
= $1,064,000 ÷ $53,200,000 = .02 = $20/$1,000
Annual tax = assessed value × rate = $560,000 × .02 = $11,200
Semi-annual = ÷2 Quarterly = ÷4
4. MA transfer fee
Rate: $4.56 per $1,000 (round UP to next $500) Barnstable: $6.12/$1,000 Dukes+Nantucket: +2% land bank (buyer) Example: $110,200 sale → round up to $110,500 → $110,500 ÷ $1,000 = 110.5 → 110.5 × $4.56 = $503.88 Paid by the seller (grantor).
Bonus: Income approach
GRM = Sales price ÷ Gross MONTHLY rent (single-family rental) Cap rate = NOI ÷ Property value (commercial) NOI = gross − vacancy − operating expenses (NOT mortgage)
MA quick-reference numerics (cold memorize)
- Board: 5 members / 5-yr / 3 brokers (7+ yrs) + 2 public / quorum 3 / ≥4 meetings/yr / 20-day appeal / 7-day license forward on suspension
- Licensing: 40 hr salesperson course / 3 yr experience + 25 hr/wk for broker / biennial on birthday / 12 hr CE / $5,000 broker bond / records kept 3 yrs / $500 unlicensed-practice fine / report conviction within 30 days
- Agency disclosure: first personal meeting about specific property / consensual dual agency requires written informed consent / records kept 3 yrs
- Escrow: deposit in 24–72 hours / no commingling / salesperson never holds / net listings ILLEGAL / records kept 3 yrs
- Lead paint: pre-1978 + child under 6 / 10-day buyer inspection / 90 days to delead post-closing / vacation rentals ≤31 days exempt
- Title 5: 2 yrs before (3 if pumped annually) / 6 months after closing / refinance = no inspection
- Smoke/CO: since 3/31/2006 CO alarm on every habitable level / fire chief signs certificate
- Wetlands: 100-ft buffer (minor changes after 50 ft)
- Fair housing: MCAD filing 300 days / 60-day 1st suspension / 90-day 2nd within 2 yrs / never exempt on race/public-assistance/agent-used/discriminatory-ad
- Security deposit: 1 month max / interest-bearing escrow / 5% or bank rate (lower) / 30-day return / statement of condition within 10 days / vacation rentals ≤100 days exempt
- Sanitary Code: 150 sq ft 1st occupant + 100 per additional / bedroom 70 sq ft 1st + 50 per additional
- Tenancy at will: 30-day notice either side
- Transfer fee: $4.56/$1,000 (Barnstable $6.12; Dukes/Nantucket +2%)
- Property tax: fiscal year 7/1–6/30 / due 11/1 + 5/1 or quarterly / pay first then abate
- Tax sale: 1-year redemption
- Adverse possession: 20 years (unregistered land only)
- Condo super-priority: 6 months unpaid fees beat lender / 6D certificate confirms paid-to-date
- Foreclosure: advertise once/week for 3 weeks
- Home inspection disclosure: 760 CMR 74.00 from 10/15/2025 — prohibits requiring waiver
Daily checklist template
Click boxes to check off (state saved in this browser). Print this tab for a paper copy.
Laptop + phone workflow
Laptop (deep work)
- This HTML file (open daily): Strategy + Flashcards + Facts + Checklist.
- A free practice-question bank: CompuCram / PrepAgent / RE Exam Pro — pick one, stick.
- A Google Doc called
miss-log.md— every missed question pasted with reason.
Phone (dead time)
- AirDrop or email this HTML file to yourself. Open in Safari. Flashcards work offline.
- Import
flashcards.csvinto Anki or Quizlet for spaced repetition on the go.
Rhythm
- Morning 60 min: laptop — new topic + practice Qs.
- Lunch 15 min: phone — flashcards.
- Evening 60 min: laptop — miss-log review + interleaved Qs.
- Before bed 10 min: phone — one category of flashcards.
- ~2 hours/day active. Stretch to 3 hours in the final week.