How to Get Your Real Estate License in Livingston, Tennessee

If you want to become a real estate agent in Livingston, Tennessee, you must obtain a Tennessee real estate license through the Tennessee Real Estate Commission (TREC). Livingston does not issue a separate city real estate license for agents because real estate licensing is regulated at the state level. If you're ready to begin the licensing process, explore Leap Real Estate's Tennessee pre-licensing course to complete the required education online and prepare for the next steps toward becoming a Tennessee affiliate broker from Livingston.

Most people entering the profession apply for a Tennessee affiliate broker license. The process generally involves completing approved education, passing the Tennessee real estate examination, selecting a sponsoring principal broker, completing fingerprinting and eligibility verification, and submitting an application through Tennessee’s licensing system.

A Tennessee affiliate broker may serve clients in Livingston, Overton County, and other areas of the state while working under the supervision of a Tennessee-licensed principal broker.

Tennessee Real Estate License Types

Tennessee has several real estate license categories, but new applicants typically start with an affiliate broker license.

An affiliate broker may perform licensed real estate activities through a Tennessee-licensed firm under the supervision of a principal broker. Affiliate brokers may assist clients with buying, selling, leasing, and other permitted real estate activities, depending on their brokerage and competence.

A broker license is generally a later career step. Applicants for a Tennessee broker license must meet additional education and active licensing experience requirements. According to TREC, broker candidates generally need 36 months of active affiliate broker experience if licensed after May 12, 1988, or 24 months if they have a bachelor’s degree with a major in real estate. Broker applicants must also complete 120 hours of approved broker education, including a 30-hour Office/Broker Management course.Broker Licensure—Tennessee Real Estate Commission

This article focuses on obtaining an initial Tennessee affiliate broker license.

Basic Tennessee Affiliate Broker Eligibility Requirements

Before enrolling in a course, confirm that you can satisfy Tennessee’s licensing requirements. TREC requires affiliate broker applicants to provide or complete the following:

Proof of high school graduation or its equivalent
60 hours of approved real estate principles and fundamentals education
A passing score on the required licensing examination
A separate 30-hour Course for New Affiliates
An Eligibility for Entitlements Verification form
Electronic fingerprinting
Errors and omissions insurance information
Sponsorship by a Tennessee principal broker
The required application fee and supporting documents

Tennessee also has restrictions involving criminal convictions, parole, and probation. TREC states that a person on parole or probation may not be scheduled for the examination and generally must be off parole or probation for at least two years before testing.How to Get a Tennessee Real Estate License

A criminal record does not necessarily prevent licensure. However, applicants should answer all questions accurately and disclose required information. Omissions or inconsistent answers can delay an application or result in additional review.

Required Real Estate Education in Tennessee

Tennessee requires two separate education components for a new affiliate broker:

60 hours of approved real estate principles and fundamentals education before the examination
30 hours of the Tennessee Course for New Affiliates before the license is issued

The 60-hour course typically covers subjects such as:

Real estate terminology
Property ownership
Land use and restrictions
Contracts
Agency relationships
Fair housing
Financing
Valuation and market analysis
Tennessee license law
Commission rules
Real estate calculations
Closings and transaction procedures

The 60-hour course must be completed before registering for the examination. The education provider submits proof of completion to PSI, the testing administrator, and provides the student with a certificate or letter that must later be submitted with the license application.Affiliate Broker—Tennessee Real Estate Commission

The 30-hour Course for New Affiliates is separate. Completing only the 60-hour principles course does not satisfy all education requirements for license issuance.

Online Real Estate Courses for Livingston Applicants

Livingston applicants may choose classroom, livestream, or online education, provided the selected course satisfies Tennessee’s current approval requirements. Online courses can be convenient for people balancing work, family responsibilities, or travel between Livingston and nearby communities.

Before purchasing a course, verify:

The provider is approved for Tennessee real estate education
The course satisfies the 60-hour principles requirement
The 30-hour Course for New Affiliates is included or available separately
The provider reports completion to PSI when required
The course offers instructor support
Practice exams and Tennessee-specific study materials are available
The course has clear completion, refund, and extension policies
Textbooks, digital materials, and other charges are included in the advertised price

For one online education option, review the Tennessee real estate pre-licensing course and compare the package with the current TREC requirements before enrolling.

Course tuition is set by education providers. Livingston does not establish a separate local tuition price, and TREC’s licensing fee schedule does not set one statewide retail price for pre-license education.

Step-by-Step Process to Get Licensed in Livingston

1. Complete the 60-hour principles course

Enroll with an approved Tennessee education provider and complete the required 60 hours of real estate principles and fundamentals education.

Confirm that the school submits the required completion information to PSI. Keep your certificate or letter of completion for the later license application.

2. Complete the 30-hour Course for New Affiliates

Complete the separate 30-hour Course for New Affiliates. The certificate or letter of completion must be submitted with the affiliate broker license application.

This course is required before the license is issued, even if you have already completed the 60-hour principles course.

3. Become eligible for the examination

PSI administers Tennessee’s real estate examination. The education provider submits the necessary information to PSI, which reviews the candidate’s eligibility and provides instructions for paying for and scheduling the examination.PSI and Exam Information—Tennessee Real Estate Commission

4. Schedule and take the examination

The examination includes both a national portion and a Tennessee state portion. Schedule the test through PSI after receiving confirmation of eligibility.

At the testing center, bring:

The examination admission notice
A current acceptable photo identification document bearing your signature

Testing-center availability can change, so Livingston applicants may need to travel to another Tennessee testing location.

5. Pass the national and state portions

The examination tests general real estate knowledge and Tennessee-specific laws, rules, and practices. Common topics include:

Property ownership and land use
Valuation and market analysis
Financing
Contracts
Agency
Transfer of title
Disclosures
Property management
Tennessee license law
Tennessee Real Estate Commission rules
Tennessee-specific forms and requirements

Use your course textbook, instructor review materials, practice questions, and Tennessee law resources when preparing.

PSI’s current information lists separate fees for the full examination, state-only portion, and national-only portion. If you pass one section but fail the other, review PSI’s current retesting rules before scheduling a retake.

6. Choose a sponsoring principal broker

A new affiliate broker must be affiliated with a Tennessee-licensed firm and sponsored or supervised by its principal broker. The principal broker signs the relevant examination application documentation and provides the brokerage relationship required for an affiliate license.

When comparing firms serving Livingston, Cookeville, Crossville, or nearby communities, ask about:

Commission splits
Monthly or transaction fees
Technology and desk fees
Training and mentoring
Lead generation
Transaction coordination
Office access
Errors and omissions insurance
Geographic service area
Marketing rules and support
Expectations for prospecting and client development

The highest advertised commission split may not be the best choice for a new agent. Supervision, training, transaction support, and local market knowledge can be especially valuable during the first year.

7. Complete fingerprinting and eligibility verification

Tennessee requires license applicants to complete electronic fingerprinting. Tennessee residents generally schedule an appointment through IdentoGO, which transmits fingerprints to the Tennessee Bureau of Investigation and the Federal Bureau of Investigation.

TREC identifies the Real Estate Commission ORI number as TN920784Z and the service code as 28TZ99. Use the current TREC and IdentoGO instructions when scheduling the appointment because procedures and vendor charges can change.Affiliate Broker—Tennessee Real Estate Commission

Applicants must also complete the Eligibility for Entitlements Verification form and answer criminal-history questions completely.

8. Submit the affiliate broker application

The initial affiliate broker application is completed online through Tennessee’s CORE system. TREC currently lists the initial affiliate broker application fee as $91.Tennessee Real Estate Commission Fees

Typical supporting documents include:

PSI examination application signed by the principal broker
Proof of high school graduation or equivalent
Proof of the 60-hour principles course
Proof of the 30-hour Course for New Affiliates
Errors and omissions insurance information
Eligibility verification
Electronic fingerprinting receipt
Principal broker and firm information
Required application payment

TREC may request additional information if the application is incomplete or requires further review.

Tennessee Real Estate Licensing Examination

The Tennessee affiliate broker examination is administered by PSI and contains national and state sections.

Current PSI-listed fees are:

| Examination | Fee |
|---|---:|
| Full affiliate broker examination | $63 |
| State-only portion | $26 |
| National-only portion | $37 |

The full examination fee includes both sections. Applicants should verify the current fee and scheduling rules directly with PSI before making payment.PSI and Exam Information—Tennessee Real Estate Commission

A practical study plan should include:

Reading the entire course textbook
Reviewing Tennessee-specific laws and rules
Completing practice questions
Studying real estate calculations
Reviewing agency, contracts, financing, and disclosures
Taking timed practice exams
Focusing additional study on any failed section before retesting

The test is not limited to national real estate concepts. Tennessee-specific licensing rules and commission requirements are also tested.

Background Check and Fingerprinting

Fingerprinting is a state licensing requirement, not a separate Livingston municipal requirement. TREC requires electronic fingerprints for license applicants, and Tennessee residents generally use IdentoGO for submission to state and federal law-enforcement databases.

Complete fingerprinting according to the current TREC instructions and retain the receipt for the application. Applicants should also disclose criminal-history information accurately and consistently. A failure to disclose required information can create a greater licensing problem than the underlying event.

Tennessee Real Estate License Costs

The state-regulated costs currently identified by TREC and PSI include:

| Expense | Current amount or treatment |
|---|---:|
| Initial affiliate broker application | $91 |
| Full PSI examination | $63 |
| PSI state-only examination | $26 |
| PSI national-only examination | $37 |
| Pre-license education | Provider-set price |
| Fingerprinting | Confirm the current IdentoGO charge |
| Errors and omissions insurance | Policy or brokerage-dependent |
| Retesting | Confirm the current PSI fee |
| License renewal | $75 every two years |

TREC lists the licensee and firm renewal fee as $75 every two years. The fee schedule also lists other charges, such as a $25 transfer-to-new-firm fee and penalties for late renewal or incomplete continuing education.Tennessee Real Estate Commission Fees

The total cost of entering the profession may also include:

Course tuition
Textbooks or digital materials
Fingerprinting
Travel to the examination center
Retesting
Brokerage fees
Association membership
Multiple-listing-service access
Marketing and business cards
Transportation
Technology
Insurance and tax planning

Because education providers and brokerages set many of these costs, applicants should request a complete written fee schedule before committing.

How Long Does It Take to Get a Tennessee Real Estate License?

Tennessee does not promise one fixed processing time for every affiliate broker applicant. The total timeline depends on:

Course format and study pace
How quickly the provider reports completion to PSI
Examination availability
Whether the applicant passes on the first attempt
Fingerprint processing
Application completeness
Any additional TREC review

A typical sequence is:

Complete the 60-hour principles course.
Complete the 30-hour Course for New Affiliates.
Wait for the education provider to report eligibility to PSI.
Schedule and pass the examination.
Select a sponsoring principal broker.
Complete fingerprinting and gather documents.
Submit the application through CORE.
Wait for TREC processing and license issuance.

Applicants who study consistently, pass both examination sections on the first attempt, and submit a complete application may move through the process relatively quickly. Retesting, missing documents, fingerprint delays, or criminal-history review can extend the timeline.

Sponsoring Broker Requirements

An affiliate broker cannot operate independently as a brokerage. The affiliate license must be associated with a Tennessee-licensed firm and supervised by a principal broker.

Choose the sponsoring brokerage before submitting the final application because the principal broker’s signature and firm information are part of the licensing documentation.

For a Livingston-based career, the brokerage may be located in Livingston, Cookeville, Crossville, or another nearby market. The important considerations are whether the firm:

Is properly licensed in Tennessee
Accepts and sponsors new affiliate brokers
Provides appropriate supervision
Serves Overton County or the surrounding region
Offers transaction and compliance support
Provides training suited to new agents
Has clear compensation and expense policies

A brokerage’s physical location does not automatically determine where an agent may work. The agent must follow Tennessee law, brokerage policies, and competence requirements when serving clients in Livingston and surrounding communities.

Post-License Education

The 30-hour Course for New Affiliates must be completed before the affiliate broker license is issued. It is separate from the 60-hour principles course and should be included in both the licensing schedule and budget.

Applicants should not confuse the 30-hour post-course requirement with continuing education. Pre-license education generally does not satisfy future renewal education obligations. Confirm the applicable renewal requirements with TREC after receiving the license.

Continuing Education and License Renewal

After applicable post-license requirements have been satisfied, Tennessee licensees must complete continuing education for renewal. TREC identifies 16 hours of continuing education during each two-year renewal period, consisting of:

A six-hour CORE course
Ten elective hours

Education providers report completed hours through CE Broker. Licensees should monitor their CE Broker record and complete education before the renewal deadline rather than waiting until the final weeks of the renewal cycle.

Continuing education may address:

Tennessee law and commission rules
Agency and disclosure obligations
Fair housing
Contracts and forms
Ethics
Risk management
Brokerage practice
Industry developments

Potential Earnings for Real Estate Agents in Livingston

Real estate income is not guaranteed. Affiliate brokers commonly receive compensation through arrangements established with their brokerage, and actual earnings depend on transactions, commission agreements, expenses, experience, market conditions, and business development.

The U.S. Bureau of Labor Statistics reported May 2025 median annual wages of $52,830 for real estate sales agents and $73,220 for real estate brokers nationwide.Real Estate Brokers and Sales Agents—U.S. Bureau of Labor Statistics

These are national occupation-wide statistics, not Livingston-specific salary guarantees. They also do not represent take-home pay after brokerage splits, taxes, marketing, insurance, transportation, association fees, or other business expenses.

New agents should plan for variable income and possible periods without a closing. A realistic financial plan may include:

Several months of personal living expenses
Licensing and education costs
Transportation
Marketing
Brokerage and transaction fees
Association and listing-service expenses
Taxes
Health insurance
Technology
Continuing education

Career Opportunities in Livingston, Tennessee

A Tennessee affiliate broker license can support several real estate career paths in and around Livingston, including:

Residential buyer representation
Residential listing services
Relocation assistance
Land and acreage sales
Farm and rural-property transactions
Rental and property-management-related services, where permitted
Investment-property transactions
New-construction sales
Commercial real estate under appropriate brokerage supervision
Referral-based real estate business

Livingston-area agents may work with clients who are:

Buying a primary residence
Selling an inherited property
Relocating to Overton County
Purchasing recreational or agricultural land
Evaluating rental properties
Selling rural or acreage property
Moving between Livingston and nearby Upper Cumberland communities

Local knowledge can be a competitive advantage. Agents should become familiar with roads, utilities, schools, property boundaries, rural land considerations, development patterns, nearby communities, and local market conditions. A broader Upper Cumberland service area may create additional opportunities, but agents should only provide services they are qualified and authorized to perform.

How to Prepare for a Successful Livingston Real Estate Career

Passing the examination is only the beginning. Before joining a brokerage, prepare a practical business plan that includes:

A monthly personal and business budget
A database of personal and professional contacts
A lead-generation strategy
A follow-up system
A plan for learning Livingston neighborhoods and property types
A marketing plan that follows Tennessee law and brokerage policy
A mentor or experienced agent for transaction questions
A continuing-education calendar
A tax and recordkeeping system
A plan for managing irregular income

New agents may benefit from spending time in the field with experienced professionals, attending local networking events, learning the brokerage’s transaction systems, and studying recent listings and sales in Overton County.

Tennessee Real Estate License Checklist

Use this checklist when planning to become licensed in Livingston:

Confirm that you meet Tennessee affiliate broker eligibility requirements.
Complete 60 hours of approved principles and fundamentals education.
Confirm that the provider reports completion to PSI.
Complete the 30-hour Course for New Affiliates.
Register for the PSI examination.
Pass the national and state examination sections.
Choose a Tennessee sponsoring principal broker.
Complete electronic fingerprinting through the approved process.
Complete the Eligibility for Entitlements Verification form.
Obtain proof of high school graduation or equivalent.
Obtain errors and omissions insurance information.
Gather the examination application and education certificates.
Submit the initial affiliate broker application through CORE.
Pay the current $91 application fee.
Monitor the application until the license is issued.
Complete applicable post-license and continuing education requirements.
Renew the license on schedule.

For an online Tennessee education option, review the Tennessee real estate pre-licensing course and compare the selected package with the current TREC requirements before purchasing.

Frequently Asked Questions

Does Livingston require its own real estate license?

No separate Livingston real estate license is identified for real estate agents. Tennessee regulates real estate licensing at the state level through TREC.

How many education hours are required?

New affiliate broker applicants must complete 60 hours of approved principles and fundamentals education before the examination and a separate 30-hour Course for New Affiliates before the license is issued.

How much is the Tennessee affiliate broker application fee?

TREC currently lists the initial affiliate broker application fee as $91.

How much does the Tennessee real estate examination cost?

PSI currently lists the full affiliate broker examination fee as $63. The state-only portion is $26, and the national-only portion is $37.

Is fingerprinting required?

Yes. Tennessee requires electronic fingerprinting for license applicants. Tennessee residents generally schedule fingerprinting through IdentoGO.

Do I need a sponsoring broker?

Yes. A new affiliate broker must be affiliated with a Tennessee-licensed firm and sponsored or supervised by a principal broker.

Can I take the required Tennessee real estate course online?

Online education may be available through approved providers. Confirm that the specific course satisfies Tennessee’s current 60-hour education requirement and determine whether the 30-hour Course for New Affiliates is included.

Is there a guaranteed salary for Tennessee real estate agents?

No. Income varies according to transactions, brokerage arrangements, expenses, experience, and market conditions. The BLS reported a 2025 national median annual wage of $52,830 for real estate sales agents, but that figure is not a Livingston-specific guarantee.

Where can I find an online Tennessee pre-license course?

One option is the Tennessee real estate pre-licensing course. Verify that the selected program meets current TREC requirements before enrolling.

Authoritative Sources