How to Get Your Real Estate License in Waverly, Tennessee

To work as a real estate professional in Waverly, Tennessee, you must obtain a Tennessee affiliate broker license. Tennessee regulates real estate licensing statewide through the Tennessee Real Estate Commission (TREC), so Waverly does not issue a separate real estate license for agents. 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 Waverly.

The general process is:

Meet Tennessee’s eligibility requirements.
Complete 60 hours of approved pre-license education.
Pass the Tennessee affiliate broker examination.
Complete electronic fingerprinting and the background-check process.
Complete the 30-hour Course for New Affiliates.
Select a Tennessee-licensed firm and principal broker.
Submit the initial affiliate broker application through CORE.
Complete continuing education and renew the license as required.

Is There a Waverly Real Estate License?

No separate city-issued real estate license is required for agents who work in Waverly. Real estate licensing is administered by TREC under Tennessee law and applies statewide.

The same state requirements apply whether you plan to work in Waverly, Humphreys County, Nashville, Memphis, Knoxville, or another Tennessee market. Those requirements include approved education, examination, fingerprinting, application documentation, errors and omissions insurance, and affiliation with a licensed firm and principal broker.

A separate local registration, business license, business-tax account, zoning approval, or other requirement could apply to a brokerage office or business entity. Those matters are separate from the Tennessee real estate license. Before opening an office or operating a separate business, check with the City of Waverly and Humphreys County.

Tennessee Affiliate Broker Eligibility Requirements

Applicants for an initial Tennessee affiliate broker license generally must:

Be at least 18 years old.
Have a high school diploma or equivalent.
Complete the required approved real estate education.
Pass the required licensing examination.
Complete electronic fingerprinting.
Satisfy TREC’s background-check and eligibility requirements.
Provide the documents required for licensure.
Obtain affiliation with a Tennessee-licensed firm and principal broker.
Provide proof of errors and omissions insurance.

TREC requires documentation such as proof of high school graduation, the Eligibility for Entitlements Verification form, education records, an electronic fingerprinting receipt, and errors and omissions insurance documentation.

A criminal history does not automatically prevent licensure, but TREC reviews information disclosed in the application and returned through the background-check process. Applicants should answer all questions accurately. If a prior conviction, disciplinary action, or licensing issue could affect eligibility, contact TREC before submitting the application.

Tennessee also has restrictions involving parole and probation. TREC states that candidates must be off parole or probation for at least two years before being scheduled for the examination.

Required Tennessee Real Estate Education Hours

Tennessee requires 90 hours of approved education for an initial affiliate broker license:

60 hours of Real Estate Principles or Fundamentals before taking the licensing examination.
30 hours of the Course for New Affiliates before the license is issued.

The 60-hour course must be completed before exam registration. The education provider submits proof of completion to PSI, which administers the examination.

The 30-hour Course for New Affiliates is a separate requirement. Completing only the 60-hour course may make an applicant eligible to test, but it does not complete all education requirements for license issuance.

Online Real Estate Courses for Waverly Students

Tennessee-approved education may be offered through online, livestream, or classroom formats, depending on the provider and course approval. Before enrolling, confirm that:

The provider is approved for Tennessee real estate education.
The course covers the required number of hours.
The 60-hour course satisfies Tennessee examination eligibility requirements.
The provider reports completion to PSI when required.
The 30-hour Course for New Affiliates is available separately.
Attendance, identity verification, testing, and completion rules are clearly explained.

An online course can help Waverly residents study around work, family, or commuting obligations. Review the Tennessee pre-licensing course information before enrolling, and confirm the provider’s current approval and schedule directly with the school.

Online education does not replace the examination, fingerprinting, license application, or sponsoring-broker requirements. It changes only how the approved education is delivered.

Step-by-Step Process to Get Licensed

1. Complete the 60-hour course

Enroll with a Tennessee-approved provider and complete the 60-hour Principles or Fundamentals course. Keep your completion certificate and confirm that the provider submits the required eligibility information to PSI.

2. Become eligible for the examination

Your education provider must submit proof of course completion to PSI before you can register. PSI reviews the information and sends instructions for paying for and scheduling the examination.

3. Schedule and pass the examination

The Tennessee affiliate broker examination includes national and Tennessee-specific portions. Prepare for both portions unless TREC has approved a substitution based on another license, education, or qualifying experience.

4. Complete electronic fingerprinting

Tennessee requires fingerprinting for initial real estate license applications. Tennessee residents generally schedule electronic fingerprinting through IdentoGO, which transmits fingerprints to the Tennessee Bureau of Investigation and the Federal Bureau of Investigation.

TREC identifies the following information for the real estate fingerprinting process:

Service code: 28TZ99
ORI number: TN920784Z

Fingerprinting is an application requirement, not a substitute for passing the examination. Keep the vendor receipt and submit it with the license application as TREC directs. Vendor charges and appointment procedures can change, so verify the current details before scheduling.

5. Complete the 30-hour Course for New Affiliates

Complete the 30-hour Course for New Affiliates before the affiliate broker license can be issued. Submit the certificate or letter of completion with the application according to TREC’s current instructions.

6. Choose a sponsoring firm and principal broker

Affiliate brokers must be affiliated with a Tennessee-licensed firm and principal broker. A new affiliate broker does not generally operate independently under the affiliate license.

Compare brokerages that serve Waverly, Humphreys County, and surrounding communities. Ask about:

Commission splits.
Transaction and administrative fees.
Training and mentoring.
Office and technology fees.
Lead-generation programs.
Marketing support.
Contract and compliance procedures.
Errors and omissions insurance.
Access to listing and transaction systems.
Local experience with residential, rural, farm, and land transactions.

The principal broker’s information and signature are part of the licensing process, so choose a brokerage before submitting the final application.

7. Submit the initial application through CORE

Complete the Initial Real Estate Affiliate Broker Application online through Tennessee’s CORE system. TREC currently lists the initial affiliate broker application fee as $91.

The application may require:

The PSI examination application.
Proof of high school graduation or equivalent.
Proof of the 60-hour course.
Proof of the 30-hour Course for New Affiliates.
The Eligibility for Entitlements Verification form.
An electronic fingerprinting receipt.
Proof of errors and omissions insurance.
Firm and principal broker information.
Any additional documents requested by TREC.

Check that your name, address, education records, fingerprint receipt, and brokerage information match across all documents. Incomplete or inconsistent applications can delay review.

Tennessee Affiliate Broker Examination

PSI administers the Tennessee Real Estate Commission examination.

The current PSI examination fees listed by TREC are:

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

These fees are separate from the $91 initial affiliate broker application fee.

PSI provides scheduling instructions after the applicant becomes eligible. Bring the admission information and acceptable photo identification required by the testing center.

How to Prepare

A practical study plan should include:

Reviewing the course textbook and practice questions.
Studying Tennessee license law and TREC rules.
Reviewing agency, contracts, disclosures, finance, ownership, valuation, and fair housing.
Practicing national real estate calculations.
Taking timed practice examinations.
Separating Tennessee-specific material from national material.
Reviewing any PSI candidate materials before test day.

If you fail one portion, follow the current PSI and TREC retesting instructions. Confirm whether only the failed portion must be retaken and whether additional authorization is required.

Estimated Tennessee Licensing Costs

The current state and examination charges include:

| Item | Current listed amount |
|---|---:|
| Initial affiliate broker application | $91 |
| Full PSI examination | $63 |
| PSI national-only portion | $37 |
| PSI state-only portion | $26 |
| License renewal every two years | $75 |

TREC lists the renewal fee for licensees and firms as $75 every two years.

Additional costs can include:

Tuition for the 60-hour course.
Tuition for the 30-hour Course for New Affiliates.
Textbooks and exam-preparation materials.
Electronic fingerprinting.
Transportation to a PSI testing center.
Brokerage technology or onboarding fees.
Association membership and MLS-related costs.
Marketing, signs, business cards, and advertising.
Vehicle, phone, and other business expenses.
Fees for additional examination attempts.

Because education, fingerprinting, brokerage, and business expenses vary, the state and examination fees do not represent the total cost of starting a real estate career.

How Long Does It Take?

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

How quickly the applicant completes the courses.
When the education provider reports completion.
Examination appointment availability.
Whether the applicant passes on the first attempt.
Fingerprinting appointment availability.
The time required to select a sponsoring broker.
Whether the application is complete.
Whether TREC requests additional information.

A typical sequence is:

Complete the 60-hour course.
Wait for the provider to submit eligibility information to PSI.
Schedule and pass the examination.
Complete the 30-hour Course for New Affiliates.
Complete electronic fingerprinting.
Select a sponsoring firm and principal broker.
Gather application documents.
Submit the CORE application.
Respond promptly to any TREC request.
Monitor the application until the license is issued.

Applicants can reduce avoidable delays by keeping education records, scheduling fingerprinting promptly, selecting a brokerage early, and reviewing the application for missing documents.

Background Checks and Fingerprinting

Tennessee requires fingerprinting for initial real estate license applications. Tennessee residents are generally directed to IdentoGO, which transmits fingerprints for state and federal processing.

Before the appointment:

Confirm the current service code and ORI number.
Bring the identification documents requested by the vendor.
Keep the fingerprinting receipt.
Submit the receipt as TREC requires.
Disclose criminal history honestly.
Contact TREC before applying if a conviction or disciplinary matter may raise eligibility questions.

Fingerprinting is required for the license application even if the applicant has already passed the examination.

Sponsoring Broker Requirements

The Tennessee affiliate broker license is designed for a licensee who works through a licensed real estate firm under the supervision of a principal broker. Tennessee firms must be licensed and maintain a principal broker.

A sponsoring brokerage typically provides:

Transaction and contract supervision.
Brokerage forms and compliance procedures.
Training and professional guidance.
Access to listing and transaction systems.
A process for receiving commissions.
Support with disclosures and recordkeeping.
Errors and omissions insurance arrangements.

The highest advertised commission split is not always the best choice for a new agent. Compare supervision, training, local support, transaction assistance, technology, fees, and the brokerage’s actual presence in Waverly and Humphreys County.

Post-License Education

The 30-hour Course for New Affiliates must be completed before the initial affiliate broker license is issued.

New licensees should also review TREC’s current renewal and continuing-education instructions after licensure. Keep all completion certificates and verify that providers report education correctly. Course deadlines and requirements can vary based on license status and renewal period.

The Tennessee pre-licensing course resource can help organize the initial education process, but TREC’s current instructions control licensing and education compliance.

Continuing Education and License Renewal

TREC lists affiliate broker and broker renewal as occurring every two years, with a current renewal fee of $75.

Before each renewal, verify:

The license expiration date.
The continuing-education hours required for your license status.
Any first-renewal or post-license education requirements.
Whether courses have been reported properly.
Whether the license remains affiliated with the correct firm.
Whether any late fees or compliance issues apply.

TREC lists late-renewal charges of $50 per month for the first 120 days and $100 per month for days 121 through 365. Renewing on time helps avoid additional fees and possible interruption of license status.

Potential Earnings in Waverly, Tennessee

No authoritative state licensing source establishes a guaranteed or definitive city-level salary for real estate agents in Waverly. Real estate income can vary based on:

Number of transactions closed.
Property prices.
Commission agreements.
Brokerage splits.
Marketing and business expenses.
Full-time or part-time work.
Local inventory and buyer demand.
Specialization in residential, land, farm, or commercial property.

Many real estate professionals are compensated through commissions rather than a guaranteed salary. New agents may experience irregular income while building a client base and referral network.

A realistic Waverly business plan should estimate:

How many transactions may be needed each year.
Typical prices in the markets the agent plans to serve.
The agent’s expected share after brokerage deductions.
Vehicle, marketing, technology, education, insurance, and association expenses.
A cash reserve for months without a closing.

Do not treat national, statewide, or metropolitan wage data as a guaranteed Waverly income figure. Broader labor-market information may provide context, but it may not reflect Waverly agents, independent contractors, or commission-based earnings.

Career Opportunities Around Waverly

An affiliate broker based in Waverly may develop a business in several areas:

Residential buyer representation.
Residential listings.
First-time-homebuyer services.
Rural homes and acreage.
Farm and land transactions.
Relocation services.
New-construction sales.
Investment property.
Commercial real estate.
Property management, when permitted and properly licensed.
Referral business with agents in nearby Tennessee markets.

Waverly’s smaller-community market may favor agents who develop strong local relationships and understand property conditions, rural transactions, schools, roads, utilities, financing, inspections, and surrounding communities.

Before choosing a specialty, speak with local brokerages, lenders, title companies, inspectors, and experienced agents. Ask about transaction volume, common property types, buyer demand, seasonal patterns, and the cost of developing a local practice.

Affiliate Broker vs. Tennessee Real Estate Broker

An affiliate broker is typically the entry-level Tennessee real estate license. A principal broker has additional education, experience, examination, and supervisory responsibilities.

TREC generally requires broker candidates to have:

36 months of active affiliate broker experience if licensed after May 12, 1988, or an applicable qualifying exception.
120 classroom hours of approved education.
A 30-hour Office/Broker Management course.
A separate broker examination and application.

A qualifying real estate bachelor’s degree may affect the experience requirement. Candidates should review TREC’s current broker instructions to determine whether an exception applies.

The broker license is not required to begin working as an affiliate broker under a sponsoring principal broker. It may be a later career objective for someone who wants to supervise agents, manage a brokerage, or open a firm.

Waverly Real Estate License Checklist

Use this checklist when planning your Tennessee licensing process:

Confirm that you meet the age and education prerequisites.
Choose a Tennessee-approved education provider.
Complete the 60-hour Principles or Fundamentals course.
Confirm that the provider reports eligibility to PSI.
Schedule and pass the affiliate broker examination.
Complete the 30-hour Course for New Affiliates.
Schedule electronic fingerprinting.
Keep the fingerprinting receipt.
Compare brokerages serving Waverly and Humphreys County.
Select a sponsoring firm and principal broker.
Gather education, identification, insurance, and eligibility documents.
Submit the initial application through CORE.
Pay the current application and examination fees.
Monitor the application for TREC updates.
Complete applicable post-license and continuing education.
Renew the license every two years.

Frequently Asked Questions

Does Waverly issue its own real estate license?

No. Tennessee real estate licenses are issued and regulated at the state level by TREC.

How many education hours are required?

An initial affiliate broker applicant must complete 90 hours: 60 hours of Principles or Fundamentals before the examination and a separate 30-hour Course for New Affiliates before the license is issued.

Can the courses be completed online?

Online options may be available through approved providers. Confirm the provider’s current Tennessee approval, delivery format, reporting procedures, and completion requirements before enrolling.

How much is the Tennessee application fee?

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

How much does the examination cost?

PSI currently lists $63 for the full examination, $26 for the state-only portion, and $37 for the national-only portion.

Is fingerprinting required?

Yes. Tennessee requires fingerprinting for initial real estate license applications.

Can an affiliate broker work without a principal broker?

An affiliate broker must generally be affiliated with a Tennessee-licensed firm and principal broker. New applicants should arrange brokerage affiliation before submitting the final application.

Is real estate a salaried job in Waverly?

Real estate agents are often compensated through commissions or commission splits rather than a guaranteed salary. Income depends on transactions, property prices, brokerage agreements, expenses, and market conditions.

Is there a guaranteed licensing timeline?

No. The timeline depends on course completion, PSI scheduling, examination results, fingerprinting, application completeness, and TREC review.

Authoritative Sources