§ 01 What's tested
Mississippi runs the exam in two scored sections, with the national portion (80 items) covering general real estate principles and the state portion (40 items) covering Mississippi-specific licensing law and regulations. The state portion is anchored on Miss. Code Annotated Title 73 Chapter 35 and the MREC Rules.
National portion (80 scored items)
The national portion follows PSI's standard national real estate outline. Topic areas: real property characteristics, ownership and title, value and appraisal, contracts and agency, real estate practice, disclosures and environmental issues, financing and settlement, and math. Mississippi candidates should know the state operates under a title-theory model with deeds of trust commonly used as the security instrument, and the Mississippi Property Condition Disclosure plus the Manufactured Home Property Disclosure layer on top of national disclosure content.
State portion (40 scored items)
The state portion is anchored on Miss. Code Title 73 Chapter 35 and the MREC Rules. The major topic areas:
- License Law and MREC. Title 73 Chapter 35, MREC's structure and powers, the salesperson-broker affiliation rules, license issuance and renewal cycles, continuing education requirements, and the standards for license suspension and revocation.
- Agency in Mississippi. Mississippi recognizes seller agency, buyer agency, dual agency (with informed written consent), and designated agency. The Working with a Real Estate Broker disclosure must be presented at the first substantive contact. The exam tests the disclosure timing and the duties owed under each relationship.
- Mississippi Manufactured Home Property Disclosure. Specific disclosure obligations for manufactured-home transactions: HUD certification label verification, title status (real property versus personal property classification), and the licensee's role in confirming the classification before drafting the contract.
- Mississippi Property Condition Disclosure Statement. Required under Miss. Code § 89-1-501 et seq. for most residential transfers (one-to-four family). Statutory exemptions apply.
- Trust accounts under MREC supervision. Mississippi's escrow account rules require the broker to maintain a separate trust account at a Mississippi-chartered or federally chartered insured institution, with specific deposit-timing requirements.
- Mississippi fair housing. Federal Fair Housing layered with the Mississippi Code provisions on housing discrimination.
Standout state-specific content
Two Mississippi content areas almost always confuse candidates who studied from generic national materials:
- The manufactured-home titled-versus-de-titled distinction. A manufactured home in Mississippi is either personal property (titled like a vehicle through the Department of Revenue) or real property (de-titled, with the title surrendered and the home permanently affixed to land). The licensee has to identify which classification applies before the transaction proceeds; the wrong classification voids financing arrangements and creates conveyance problems. The exam tests this in detail.
- The 75% state-portion threshold. The state portion at 75% requires 30 correct of 40 items, a tight margin. Candidates who study to a "70% across the board" mental model tend to underperform on the state side.
§ 03 How to study
Mississippi's 60-hour pre-license course covers the national and state outlines, but the exam tests applied judgment in scenario questions that pull from Title 73 Chapter 35, the manufactured-home disclosure rules, and the Property Condition Disclosure simultaneously.
What works in Mississippi is volume on practice questions tied to both the national and state outlines, with extra reps on manufactured-home classification scenarios, the Working with a Real Estate Broker disclosure timing, and the 75% state portion. Most who pass have worked through somewhere in the low thousands of practice questions before sitting.
Passd's Mississippi question bank is organized by both national and state content areas, with per-area accuracy tracked so you know whether your weak spot is manufactured-home rules, agency disclosure, the Property Condition Disclosure, or finance before booking the exam. Your Passd Score updates as you answer and gives a single read on whether the test is in reach yet. Tier details are on the pricing page.
A few specific things help in Mississippi:
- Drill manufactured-home classification scenarios. Titled vs. de-titled, the de-titling procedure, the HUD certification label, the licensee's role in verification. The exam tests these mechanics directly.
- Read the Working with a Real Estate Broker disclosure form. MREC publishes it. The first-substantive-contact timing rule is testable.
- Allocate proportionally more study time to the state portion. The 75% threshold on 40 items requires 30 correct, which is tighter than the national 70% on 80 items.
§ 04 What to expect on exam day
The Mississippi salesperson exam is administered at PSI testing centers across Mississippi (Jackson, Gulfport, Tupelo, and additional locations). You schedule directly through PSI after MREC has approved your pre-license course completion and authorized you to test.
On exam day:
- Arrive at least 30 minutes before your scheduled appointment. Late arrivals can be turned away.
- Bring two forms of valid signature identification, one of them government-issued with photo (driver's license, state ID, passport, or military ID). Names must match the MREC application.
- Personal items go in a locker. Phones, smart watches, study materials, food, and bound notes stay outside the testing room.
- Calculators are permitted with restrictions: silent, battery-operated, non-printing, and without an alphabetic keypad.
- The exam is closed-book.
Results print at the testing center after the exam, showing pass or fail per section plus your numeric score on each. Candidates who pass move into the licensure phase: MREC application, broker employment confirmation, fingerprinting, and the license fee. Candidates who fail one section can retake just that section, paying the per-section fee.
§ 05 Common mistakes
Mississippi candidates who fail the exam tend to fail in a handful of specific ways:
- Skimming manufactured-home rules. Mississippi's manufactured-home market share is the highest in the country, and the exam tests the titled-versus-de-titled distinction in detail. Candidates who studied generic national materials without the manufactured-home overlay miss these.
- Treating the 75% state-portion threshold as proportional to the 70% national. The state side is tougher per item. Candidates who allocate study time evenly underperform.
- Missing the Working with a Real Estate Broker disclosure timing. The form must be presented at the first substantive contact. Late delivery is testable misconduct.
- Confusing dual agency with designated agency. Mississippi recognizes both, with different consent rules. The exam tests the distinctions.
- Skipping the Mississippi Property Condition Disclosure exemptions. Statutory exemptions apply for certain transfers; candidates who memorize that the form exists without studying the exemptions miss those scenario questions.
- Showing up without an unexpired ID or with a name mismatch. PSI turns candidates away for ID problems.