What the license lets you do
In New York, a salesperson works for a representative broker and is supervised by that broker. You act as the broker's agent. Any listing you negotiate is accepted by the broker, not by you. You cannot hold a salesperson license on your own, so you need a sponsoring broker before the Department of State will issue it.
This matters if you plan to work in property management. The Department of State says a management company that collects rent or places tenants for a landlord client needs a broker's license. Staff doing that work need to be licensed under that broker. A company that only does maintenance does not.
The 77-hour course and the two exams
The qualifying course has a fixed syllabus of 19 subjects. The biggest blocks are law of agency (11 hours), legal issues (10 hours), commercial and investment properties (10 hours) and human rights and fair housing (6 hours). Finance, construction and environmental issues, condos and co-ops, taxes and property management are also covered. The syllabus sets aside 3 more hours for the school's own exam.
You must pass the school's proctored exam before you can take the state exam. You book the state exam through an eAccessNY account. It is multiple choice, based on the 77-hour curriculum, and you get 1.5 hours. Results come back as pass or fail, with no number score. A pass is valid for two years. If you fail, you can book another sitting online.
Applying and getting sponsored
After you pass, apply for the license online through eAccessNY and pay the $65 fee. Your principal broker then logs into their own account and authorizes your application. The Department of State checks that the application is complete and that you qualify, then mails the license to your business address.
Some applicants have to file a paper application by mail instead. That includes attorneys applying on that basis, people who were licensed before and people asking for an additional salesperson license. New York has no reciprocity with any other state. If you studied real estate somewhere else, you can ask in writing to have that education waived, but you still have to pass the New York exam.
Renewal and continuing education
Every two-year term, you need 22.5 hours of approved continuing education. That must include 2 hours of cultural competency, 2 hours of implicit bias training, 2.5 hours of ethical business practices, 1 hour of recent legal matters and 3 hours of fair housing or discrimination. You also need agency training: 1 hour in a normal term, or 2 hours in your first two-year term as a salesperson. Hours cannot carry over to the next term.
You can renew online starting three months before your license expires. The renewal fee is $65. You can only renew if you have a sponsoring broker. There is no grace period, so you cannot work on an expired license. If you let it lapse for more than two years, you have to meet the current education requirements and pass the state exam again.
Pay
USD a year, before tax. Source is BLS OEWS May 2025, moved to 2026 with the Employment Cost Index, using the real estate sales agents series. BLS counts only employees, so most self-employed and commission-only agents are not in these figures. Actual earnings depend on deal volume, market and your commission split. Refer to the Real Estate Sales & Brokerage salary guide for figures from live adverts.
What you need
- AgeYou must be at least 18 years old to apply for a salesperson license.
- Qualifying educationFinish 77 hours of approved salesperson qualifying education and pass the school's proctored exam. Once a completed course has been used for a license, it does not expire.
- State examPass the Department of State's multiple-choice salesperson exam. The fee is $15, and a pass is valid for two years.
- Sponsoring brokerA New York licensed real estate broker must sponsor you and authorize your application in their eAccessNY account.
- Photo IDYou need a current New York photo driver's license or non-driver ID card. Bring current government photo ID to the exam.
- Application feePay $65 when you apply and $65 at each renewal. Application fees are not refunded.
- Continuing educationComplete 22.5 hours of approved CE in each two-year term, including the required fair housing, implicit bias, cultural competency, ethics, legal and agency hours.
How to get there
- Step 1Take the 77-hour courseEnroll with a school approved by the Department of State and pass the school's final exam.
- After the coursePass the state examBook the exam through eAccessNY and pay $15. You get 1.5 hours and a pass or fail result.
- Before applyingFind a sponsoring brokerJoin a brokerage whose principal broker will authorize your application online.
- Within 2 years of passingApply and get licensedApply on eAccessNY with the $65 fee. The license is mailed to your business address once it is approved.
- Every 2 yearsRenew every two yearsFinish 22.5 hours of CE, including 2 hours of agency in your first term, then renew online for $65.
- Year 2 onwardMove up to brokerYou need to be 20, with two years as a licensed salesperson (or the allowed alternatives), 152 hours of qualifying education and a pass on the broker exam.
Questions people ask
How much does a New York real estate license cost?
The Department of State charges $15 for the written exam and $65 for the initial license application. Renewal costs another $65 every two years. Tuition for the 77-hour course is extra and is set by each school.
Does New York accept a real estate license from another state?
No. New York has no reciprocity with any other state. If you took real estate education elsewhere, you can ask in writing for a waiver of the 77-hour course, but you still need to pass the New York exam.
Can I get licensed without a broker?
No. A salesperson must be sponsored by a New York licensed broker, and that broker authorizes your application online. You also need a sponsoring broker to renew.
How long are New York exam results valid?
A passing result on the salesperson exam is valid for two years. You need to apply for your license within that time.
Do I need a license to work in property management in New York?
It depends on the work. According to the Department of State, collecting rent or placing tenants for a landlord client requires a broker's license, and staff doing that work must be licensed under the broker. Work that is strictly maintenance does not require a license.
What happens if my license expires?
There is no grace period, so you cannot do licensed work until you renew. You have two years from the expiration date to renew. After that, you have to meet the current education requirements and pass the state exam again.
