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New York Real Estate Salesperson 考试速记表（2026）

免费、可打印的 New York Real Estate Salesperson 考试速记表：104 个最高频要点，按考试的内容领域分成 5 个板块，每个板块标注其公布权重。

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New York Real Estate Salesperson Exam 学习指南里有:15 章每章收尾都有关键数字表、点名的陷阱,以及带解答的简答自测。这里的练习仍然免费。

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Principles of Real Estate

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Real property includes land, improvements, and appurtenances
Buildings, built-in systems, and rights like easements pass with the land unless excluded in writing.
Personal property (chattel) is movable
Furniture, vehicles, and items a tenant brings in remain personal property and pass only by bill of sale.
Fixture test uses MARIA factors
Consider Method of attachment, Adaptation, Relationship of parties, Intention, and Agreement; intention and agreement usually control.
Trade fixtures belong to a business tenant
Items a commercial tenant installs for business can usually be removed before the lease ends if damage is repaired.
The bundle includes disposition, use, possession, enjoyment, and exclusion
An owner may occupy, use, exclude others from, and sell or will the property, and may transfer rights separately.
No right to use property unlawfully
All rights are subject to zoning, building codes, environmental law, and other lawful regulation.
Government powers limit ownership (PETE)
Police power, Eminent domain, Taxation, and Escheat restrict private rights; only eminent domain requires just compensation.
Private restrictions can also limit use
Deed restrictions and covenants may bind an owner beyond public law and run with the land.
Fee simple absolute is the fullest ownership
It is of unlimited duration and freely transferable and inheritable, subject to public and private limits.
A life estate lasts for someone's lifetime
On the measuring life's death, title passes to a remainderman or reverts to the grantor; the life tenant may not commit waste.
Joint tenancy carries right of survivorship
A deceased joint tenant's share passes automatically to survivors, not to heirs; New York requires the four unities.
Tenancy in common has no survivorship
Each co-owner's undivided share, which may be unequal, passes by will or inheritance and can be sold separately; it is New York's default.
Tenancy by the entirety is for married couples
Presumed for spouses in New York, it adds survivorship and shields the home from one spouse's individual creditors.
A condominium owner holds real property
The owner gets a deed to the unit plus an undivided share of common elements, pays taxes directly, and can mortgage the unit.
A cooperative owner holds personal property
The buyer owns shares in the co-op corporation and a proprietary lease; financing is a share loan, not a mortgage.
Co-op boards may screen buyers and subletting
A co-op board can approve or reject purchasers within fair housing limits; condos usually have only a right of first refusal.
Offering plans are filed with the Attorney General
New condos and co-ops may be sold only after the sponsor files an accepted offering plan with the New York Attorney General.
Liens are money encumbrances
Mortgages, tax liens, mechanic's liens, and judgments secure a debt; New York real property tax liens have priority.
Easements grant use rights to another
An easement appurtenant runs with the land; an easement in gross benefits a person or utility company.
New York uses metes and bounds and lot-and-block
Metes and bounds traces courses back to the point of beginning; lot and block references a recorded plat; the rectangular survey is not used in New York.
The four elements of value are DUST
Demand, Utility, Scarcity, and Transferability must all be present for a property to have market value.
Highest and best use maximizes value
The use must be legally permissible, physically possible, financially feasible, and maximally productive.

New York License Law and Agency

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The DOS administers real estate licensing
The Division of Licensing Services issues licenses, sets standards, and disciplines licensees under Article 12-A of the RPL.
A salesperson must have a sponsoring broker
The broker supervises the salesperson, who cannot operate independently or hold escrow in their own name.
Salespersons are paid only by their broker
Accepting compensation directly from a buyer, seller, or other agent is prohibited.
Education, CE, and fees are set by statute and can change
Confirm current qualifying-hours, continuing-education, renewal, and reciprocity rules with the DOS.
Obedience to lawful instructions
The agent must follow the principal's lawful directions and refuse illegal ones, such as requests to discriminate.
Loyalty places the principal first
The agent must put the client's interests above the agent's own and avoid undisclosed conflicts or secret profits.
Disclosure of material facts to the client
The agent must share all known information relevant to the principal's decisions, including all offers.
Confidentiality survives the relationship
The agent must protect the principal's private information, such as bargaining position, even after it ends.
Accounting plus reasonable care and diligence
The agent must account for all funds and documents and act with the competence expected of a licensee.
Provide the RPL 443 disclosure at first substantive contact
The New York agency disclosure form must be presented before the consumer shares confidential information; a signature only acknowledges receipt.
Dual agency requires informed written consent
One brokerage representing both buyer and seller must have both parties' advance written consent and must stay neutral on price and terms.
Designated sales agents restore advocacy
With both parties' written consent, the broker may appoint separate salespersons to advocate for buyer and seller.
Buyer agency is created by written agreement
A written buyer-broker agreement makes the licensee the buyer's advocate on price and terms.
Client funds go in a separate escrow account
Deposits must be kept apart from the broker's own money and released only per the contract or written authorization.
Commingling and conversion are prohibited
Mixing client funds with the broker's own violates license law; using them for personal purposes can revoke the license and be a crime.
Misrepresentation and fraud are forbidden
Puffing is lawful opinion, but a false statement of material fact or concealment of a known defect is not.
Unearned referral fees violate RESPA
Paying or accepting a kickback for referring settlement business is illegal, and affiliated arrangements must be disclosed without required use.
Federal law protects seven classes
Race, color, religion, national origin, sex, disability, and familial status are protected under the federal Fair Housing Act.
The New York Human Rights Law adds classes
State law adds age, marital status, military status, sexual orientation, gender identity, source of income, and more; NYC adds still more. Verify the current list with the Division of Human Rights.
Steering, blockbusting, and redlining are illegal
Directing by protected class, inducing panic sales, and denying loans by area based on protected characteristics are all prohibited.
Source of income is protected in New York
Refusing a qualified applicant because they would pay with a Section 8 voucher or other lawful income violates New York law.

Real Estate Contracts and Deeds

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Offer and acceptance create mutual assent
A clear offer must be accepted on its exact terms to form a meeting of the minds.
Consideration must be exchanged
Each party gives something of legal value, such as money promised for the property.
Parties must have legal capacity
They must be of legal age and sound mind; a minor's contract is generally voidable.
The purpose must be lawful
A contract for an illegal purpose is void and unenforceable from the start.
Real estate contracts must be in writing
New York's Statute of Frauds requires a signed writing for a sale of land or a lease over one year.
A counteroffer rejects the original offer
It terminates the prior offer and creates a new one for the other party to consider.
Acceptance must mirror the offer
Any change to terms makes the response a counteroffer rather than an acceptance.
Executory vs. executed
An executory contract has duties remaining; an executed contract is fully performed by both sides.
Void, voidable, and unenforceable differ
Void has no effect; voidable can be disaffirmed by one party; unenforceable cannot be enforced in court.
Earnest money shows good faith
The contract deposit is held in escrow, often by the seller's attorney, and is credited to the buyer at closing.
Contingencies are conditions to performance
Mortgage, inspection, board-approval, and title contingencies let a party cancel and recover the deposit if the condition fails.
Time is of the essence binds deadlines
When included, missing a stated date is a material breach; otherwise a proper notice is needed to make time of the essence.
Liquidated damages cap the seller's remedy
In most New York residential contracts the seller's sole remedy for buyer default is to retain the deposit.
Exclusive right to sell pays the broker regardless
The listed broker earns the commission no matter who finds the buyer during the term, including the seller.
Exclusive agency lets the owner sell commission-free
The owner owes nothing if they personally find the buyer without any broker's involvement.
Open listing pays only the procuring broker
Multiple brokers may compete, and only the one whose efforts produced the buyer is paid; it is a unilateral contract.
Net listings are restricted in New York
Paying the broker everything above a set net price creates a conflict of interest and is discouraged or prohibited.
A valid deed requires delivery and acceptance
It must be written, name the parties, describe the property, and be signed by the grantor, then delivered and accepted.
New York commonly uses a bargain and sale deed
A bargain and sale deed with covenant against grantor's acts is typical; a quitclaim deed conveys only what the grantor has, with no warranties.
Transfer tax and mansion tax apply in New York
The state transfer tax is customarily paid by the seller and the mansion tax by the buyer on higher-value homes; verify current rates and thresholds with NY DOS and Taxation and Finance.
Specific performance can compel the sale
Because each parcel is unique, a court may order the contract carried out; other remedies include liquidated damages, rescission, and money damages.

Real Estate Finance

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The mortgagor is the borrower
The borrower owns the property and pledges it as security for the loan; the mortgagor gives the mortgage.
The mortgagee is the lender
The lender receives the mortgage and holds the security interest until the debt is repaid.
The note is the promise to repay
The promissory note is the evidence of the debt; the mortgage is the security instrument that pledges the property.
New York is a lien-theory state
The borrower keeps title and possession through hypothecation, and the lender holds only a lien until payoff.
Fixed-rate loans keep a constant rate
Level payments of principal and interest fully amortize the loan; ARMs change with an index plus margin within caps.
Acceleration and alienation clauses protect the lender
Acceleration calls the full balance due on default; a due-on-sale clause calls it due on transfer, preventing free assumption.
Conventional loans lack government backing
They rely on borrower credit and LTV and often require PMI below a set down payment; FHA and VA loans are government-backed.
New York uses judicial foreclosure
The lender must sue in court, and a referee conducts the ordered sale; the process is slower and more borrower-protective than power-of-sale states.
Simple interest equals principal times rate times time
$300,000 at 6% for one year is 300,000 × 0.06 = $18,000 per year, or $1,500 per month.
Loan-to-value is loan divided by value
A $200,000 loan on a $250,000 property is 200,000 ÷ 250,000 = 80% LTV, leaving a $50,000 down payment.
One discount point equals 1% of the loan
Two points on a $200,000 loan cost 2 × 0.01 × 200,000 = $4,000, paid at closing to raise the lender's yield.
Cap rate is net operating income divided by value
$24,000 of NOI on a $300,000 property is 24,000 ÷ 300,000 = 8%; value = NOI ÷ cap rate.
The primary market originates loans
Banks, credit unions, and mortgage companies deal directly with borrowers and fund the closing.
The secondary market buys existing loans
Purchasing loans returns cash to lenders so they can originate again, providing liquidity.
Fannie Mae and Freddie Mac add liquidity
These government-sponsored enterprises buy conforming conventional loans and issue mortgage-backed securities; Ginnie Mae guarantees securities backed by FHA and VA loans.
Conforming loans meet agency standards
Loans within the size limit and quality guidelines are salable; larger ones are jumbo and limits change over time.
Regulation Z (TILA) requires APR disclosure
The Truth in Lending Act mandates disclosure of the APR and finance charge and regulates trigger-term advertising.
APR reflects the true cost of credit
It folds in certain fees and points beyond the note rate so borrowers can compare offers accurately.
RESPA bans kickbacks and limits escrow
It applies to most federally related residential loans, prohibits unearned referral fees, and limits required escrow amounts.
TRID delivers the Loan Estimate and Closing Disclosure
The borrower gets a Loan Estimate after applying and the Closing Disclosure at least three business days before closing; verify current timing with the CFPB.

Real Estate Practice: Valuation, Property Management, Closing, and Math

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Sales comparison uses comparable sales
It adjusts recently sold similar properties and is most reliable for single-family homes, co-ops, and condos.
Cost approach adds land to depreciated improvements
It fits new construction and special-purpose properties like schools and churches that rarely sell.
Income approach capitalizes net operating income
It suits income-producing property; value = net operating income ÷ capitalization rate.
Reconciliation weighs the approaches
The appraiser gives most weight to the most reliable approach for the property, never a simple average.
Adjust the comparable, not the subject
Comparable Better, Subtract: subtract for features the comparable has that the subject lacks, add for the reverse.
Superior features are subtracted from the comparable
If a comparable has an extra bathroom worth $10,000, subtract $10,000: 410,000 − 10,000 = $400,000 indicated value.
Gross rent multiplier gives a quick estimate
Value equals gross rent times the GRM; $30,000 annual rent × a GRM of 9 = $270,000.
Depreciation reduces improvement value
It can be physical, functional, or external (economic); external obsolescence is usually incurable, and land is not depreciated.
A property manager is a general agent
The role covers ongoing duties like leasing, screening, maintenance, rent collection, and reporting; managing for others generally requires a license.
The manager maximizes return and preserves value
A sound operating budget balances short-term income against the property's long-term value.
Estate for years has a definite term
It ends automatically on the stated date without notice, whatever its length.
Periodic estate renews until proper notice
A month-to-month tenancy continues for successive periods until either party gives legal notice; a holdover is a tenancy at sufferance with the least protection.
New York closings are attorney-conducted
Buyer's, seller's, and lender's attorneys handle settlement and the deed delivery rather than an escrow company.
Title is searched and insured
An abstract of title is examined for marketable title, and title insurance indemnifies against covered undiscovered defects.
Closing items are prorated
Taxes, fuel, and maintenance are divided as of the closing date so each party pays only for their ownership period.
Transfer tax and mansion tax apply
The state transfer tax is customarily paid by the seller; the mansion tax on higher-value homes is customarily paid by the buyer. Verify current rates and thresholds with NY DOS and Taxation and Finance.
Area of a rectangle is length times width
A 200-by-300-foot lot contains 200 × 300 = 60,000 square feet; a triangle is one-half base times height.
One acre equals 43,560 square feet
87,120 ÷ 43,560 = 2 acres; convert any square footage by dividing by 43,560.
Commission equals price times rate
A $320,000 sale at 6% is 320,000 × 0.06 = $19,200 total before splits; to net a target, divide by (1 − rate).
Refer beyond your expertise and disclose defects
Recommend inspections, never conceal known material defects, follow the pre-1978 lead-paint rule and the ADA, and route legal and tax questions to professionals.

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