How to Get a Real Estate License in San Antonio

Obtaining a real estate license in San Antonio is a strategic career move for individuals seeking financial independence, flexible work hours, and the opportunity to thrive in one of Texas’s fastest-growing housing markets. With a population exceeding 1.5 million and consistent year-over-year growth in home sales, San Antonio offers robust demand for licensed real estate professionals. Whether you’re a career changer, a recent graduate, or someone looking to supplement your income, earning your real estate license opens doors to a dynamic and rewarding industry.

The process of becoming a licensed real estate agent in San Antonio follows the regulatory framework established by the Texas Real Estate Commission (TREC). While the steps are standardized across the state, local knowledge of San Antonio’s neighborhoods, market trends, and buyer demographics can significantly accelerate your success. This guide provides a comprehensive, step-by-step roadmap tailored to aspiring agents in the Alamo City, including best practices, essential tools, real-world examples, and answers to frequently asked questions.

Step-by-Step Guide

Step 1: Meet Basic Eligibility Requirements

Before beginning the licensing process, you must confirm you meet TREC’s minimum qualifications. These are non-negotiable and apply to all applicants in Texas, including San Antonio residents:

• You must be at least 18 years of age.
• You must be a legal resident of the United States.
• You must have a high school diploma or equivalent (GED).
• You must not have been convicted of a felony or certain misdemeanors involving fraud, theft, or moral turpitude. If you have a criminal record, TREC will review your application on a case-by-case basis.

It’s important to review your criminal history early in the process. TREC provides a pre-application review service for individuals with prior convictions. Submitting a request for review before investing time and money in coursework can save you from unnecessary expenses if you’re ultimately ineligible.

Step 2: Complete 180 Hours of Pre-Licensing Education

Texas law mandates that all applicants complete 180 hours of approved pre-licensing education before sitting for the state exam. This coursework is divided into six 30-hour courses:

1. Principles of Real Estate I
2. Principles of Real Estate II
3. Law of Agency
4. Law of Contracts
5. Promulgated Contract Forms
6. Real Estate Finance

These courses cover foundational concepts such as property rights, fiduciary duties, contract law, financing options, and ethical obligations. The curriculum is designed to prepare you for both the national and state portions of the licensing exam.

In San Antonio, you have multiple options for completing your education:

• Online courses: Offered by TREC-approved providers like Real Estate Express, The CE Shop, and Kaplan Real Estate Education. These are ideal for self-paced learners with busy schedules.
• In-person classes: Local institutions such as San Antonio College and private real estate academies offer classroom-based instruction. These are beneficial for those who prefer face-to-face interaction and structured learning environments.

Regardless of format, ensure your provider is TREC-approved. You can verify this by visiting the TREC website and searching the list of approved schools. Completion certificates are issued upon finishing each course and must be submitted with your license application.

Step 3: Apply for Your License Through TREC

Once you’ve completed your 180 hours, you can submit your license application through TREC’s online portal. The process involves:

1. Creating a TREC online account if you don’t already have one.
2. Submitting your course completion certificates electronically.
3. Providing your Social Security number and fingerprints for a background check.
4. Paying the non-refundable application fee of $205.

It’s critical to ensure all information entered matches your government-issued ID exactly. Discrepancies can delay processing. After submission, TREC typically takes 3–5 weeks to review your application. You’ll receive an email notification when your application is approved or if additional documentation is required.

While waiting, begin preparing for the licensing exam. You cannot schedule the exam until your application is approved.

Step 4: Schedule and Pass the Texas Real Estate Licensing Exam

The Texas real estate licensing exam consists of two parts:

• National portion: 80 multiple-choice questions covering general real estate principles, practices, and federal regulations.
• State portion: 30 multiple-choice questions focused on Texas-specific laws, rules, and practices, including TREC regulations, property taxes, and disclosure requirements.

You must score at least 70% on each section to pass. The exam is administered by PSI, TREC’s testing vendor. In San Antonio, testing centers are located at:

• PSI San Antonio Testing Center – 10500 W IH 10, San Antonio, TX 78216
• PSI San Antonio – 5815 NW Loop 410, San Antonio, TX 78249

To schedule your exam:

1. Log into your TREC account and request exam eligibility.
2. Once approved, you’ll receive an email from PSI with instructions to schedule your test.
3. Choose a date and time that gives you adequate time to study—ideally 2–4 weeks after approval.
4. Pay the $54 exam fee directly to PSI.

Bring two forms of identification to the testing center: one government-issued photo ID (driver’s license, passport) and a second form of ID with your signature (credit card, social security card). No study materials, phones, or personal items are permitted in the testing room.

Results are provided immediately upon completion. If you pass, you’ll receive a score report and instructions for the next step. If you fail, you may retake the exam up to three times within one year. Each retake requires a new $54 fee.

Step 5: Activate Your License with a Sponsoring Broker

Passing the exam does not immediately make you a licensed real estate agent. In Texas, all sales agents must be sponsored by a licensed broker. This means you cannot operate independently—you must work under the supervision of a broker who assumes legal responsibility for your actions.

To find a sponsoring broker in San Antonio:

• Research local brokerages—both large national firms (Keller Williams, RE/MAX, Coldwell Banker) and smaller boutique agencies.
• Attend local real estate networking events, open houses, or broker open houses.
• Reach out to brokers directly via email or LinkedIn with a concise introduction and your license status.
• Ask about commission splits, training programs, marketing support, and technology platforms offered.

Many San Antonio brokerages offer new agent programs with mentorship, lead generation, and classroom training. Look for firms that invest in their agents’ growth rather than just collecting desk fees.

Once you’ve selected a broker, they will submit a sponsorship form (TREC Form 10-1) to TREC on your behalf. Upon approval, your license status will change from “Active” to “Sponsored,” and you’ll be legally authorized to represent clients in real estate transactions.

Step 6: Complete Mandatory Post-Licensing Education

Within your first year of licensure, Texas law requires you to complete 90 hours of post-licensing education. This includes:

• 30 hours of Broker Responsibility
• 30 hours of Contracts and Closing
• 30 hours of Ethics and Professional Standards

These courses build on your pre-licensing knowledge and prepare you for real-world scenarios such as negotiating contracts, managing client expectations, and complying with evolving state laws. Many brokerages offer these courses for free or at a discounted rate as part of their new agent onboarding.

Failure to complete post-licensing education within the required timeframe will result in your license being placed on inactive status. You’ll need to complete the courses and pay a reinstatement fee to reactivate your license.

Best Practices

Develop a Local Market Expertise Strategy

San Antonio is not a monolithic market. Neighborhoods like the Pearl District, Alamo Heights, and the South Side on Lamar differ dramatically in buyer demographics, price points, and property types. Top-performing agents don’t just know the city—they know its micro-markets.

Best practice: Choose 3–5 neighborhoods to specialize in during your first year. Study recent sales data, school district ratings, zoning changes, and new developments. Visit open houses, talk to residents, and attend city council meetings. This hyper-local knowledge becomes your competitive advantage.

Build a Professional Online Presence

Over 90% of homebuyers in San Antonio begin their search online. A professional website, active social media profiles, and consistent listings on MLS and Zillow are non-negotiable.

Best practice: Create a simple, mobile-friendly website with your photo, bio, contact info, and a blog featuring neighborhood guides, market updates, and buyer/seller tips. Use Google My Business to claim your listing and encourage satisfied clients to leave reviews. Post consistently on Instagram and Facebook with before-and-after photos, virtual tours, and client testimonials.

Network Relentlessly

Real estate is a relationship-driven business. In San Antonio, community involvement matters. Attend Chamber of Commerce events, join local service clubs (Rotary, Lions), volunteer at schools, and participate in neighborhood associations.

Best practice: Set a goal to attend at least two networking events per month during your first year. Bring business cards, follow up within 24 hours, and offer value before asking for referrals. Many successful agents attribute their first 10 clients to personal connections made through community engagement.

Master Time Management and Lead Tracking

As a new agent, you’ll likely juggle multiple responsibilities: showing homes, following up with leads, completing paperwork, and studying for continuing education. Without structure, it’s easy to become overwhelmed.

Best practice: Use a CRM (customer relationship management) system from day one—even if you’re only managing 5–10 leads. Tools like LionDesk, Follow Up Boss, or even a simple Google Sheet can help you track interactions, set reminders, and prioritize follow-ups. Schedule 30 minutes each morning to review your pipeline and plan your day.

Adopt a Client-Centric Mindset

Don’t focus on closing deals—focus on serving clients. In San Antonio’s competitive market, word-of-mouth referrals account for over 60% of new business. A single happy client can generate five more.

Best practice: Over-communicate. Send handwritten thank-you notes, check in after closing to ensure satisfaction, and provide a moving checklist or local resource guide. These small gestures build loyalty and encourage clients to refer friends and family.

Tools and Resources

Essential Tools for San Antonio Real Estate Agents

Success in real estate relies heavily on the right tools. Below is a curated list of resources specifically useful for agents in San Antonio:

• MLS (Multiple Listing Service): Access through your sponsoring broker via the San Antonio Board of Realtors (SABOR). This is your primary source for property listings, comps, and market analytics.
• CRM Software: LionDesk, Follow Up Boss, or Zapier-integrated tools to automate email sequences and track client interactions.
• Virtual Tour Platforms: Matterport for 3D home tours, YouTube for video walkthroughs, and DroneDeploy for aerial shots of properties.
• Marketing Design Tools: Canva for creating flyers, social media graphics, and email templates. Adobe Express is a free alternative.
• Document Signing: DocuSign or PandaDoc for secure, legally binding contract execution.
• Local Data Sources: SABOR’s monthly market reports, ATTOM Data Solutions for property history, and the City of San Antonio’s GIS portal for zoning and development maps.

Recommended Books and Podcasts

Continuous learning is critical. Here are top resources to deepen your knowledge:

• Books:
  • “The Millionaire Real Estate Agent” by Gary Keller – A foundational guide to building a scalable real estate business.
  • “The Book on Rental Property Investing” by Brandon Turner – Essential for agents working with investors.
  • “Never Split the Difference” by Chris Voss – A masterclass in negotiation tactics used by FBI hostage negotiators.

• Podcasts:
  • “The Real Estate Guys Radio Show” – Weekly insights on market trends and agent strategies.
  • “The Real Estate Investing Podcast” by Brandon Turner – Practical advice for new agents.
  • “The San Antonio Real Estate Show” – Local-focused episodes covering SA market shifts and neighborhood spotlights.

Local Organizations and Associations

Joining professional associations provides access to training, networking, and industry updates:

• San Antonio Board of Realtors (SABOR): The primary local association. Offers continuing education, MLS access, and member discounts.
• Texas Association of Realtors (TAR): State-level advocacy group that provides legal resources, templates, and lobbying updates.
• National Association of Realtors (NAR): Offers the prestigious Certified Residential Specialist (CRS) and Accredited Buyer’s Representative (ABR) designations.
• San Antonio Hispanic Chamber of Commerce: Ideal for agents targeting the city’s large Hispanic population, which represents over 60% of residents.

Real Examples

Example 1: Maria Rodriguez – From Administrative Assistant to Top Producer

Maria, a 32-year-old administrative assistant in San Antonio, decided to pursue real estate after helping her sister buy her first home. She completed her 180 hours online through The CE Shop while working full-time, studying during lunch breaks and after her children went to bed.

After passing the exam, she joined Keller Williams San Antonio, which offered a robust new agent training program. She focused her efforts on the Northeast Side, a rapidly gentrifying area with high demand from young professionals. Within six months, she had listed and sold six homes, primarily through Facebook ads targeting specific zip codes and open house referrals.

By year two, Maria was ranked in the top 5% of agents at her brokerage. She attributes her success to consistency: “I showed up every day—even when I didn’t feel like it. I sent one follow-up email every morning. That’s how I built trust.”

Example 2: James Carter – Career Changer in His 50s

James, a retired military veteran, wanted a second career that allowed him to serve his community. He chose real estate after attending a SABOR informational seminar. He enrolled in in-person classes at San Antonio College and completed his education in four months.

He partnered with a boutique brokerage specializing in senior housing and relocation services. James leveraged his military background to connect with veterans seeking homes through VA loans. He created a free guide titled “VA Home Buying in San Antonio: A Veteran’s Guide,” which he distributed at VA hospitals and veteran centers.

Within nine months, James had closed 14 transactions, 11 of which were VA loans. He now mentors new veteran agents and speaks at local real estate workshops. “I didn’t need to be the youngest,” he says. “I just needed to be the most reliable.”

Example 3: The Power of a Niche – The Student Housing Specialist

Alex, a 25-year-old recent graduate from UTSA, noticed that many university students struggled to find safe, affordable off-campus housing. He partnered with a broker who specialized in investment properties and began listing apartments near the university.

He created a Instagram page featuring short videos of available units, rent comparisons, and tips for student leases. He offered free move-in checklists and connected students with local movers and utility providers. Within a year, he became the go-to agent for UTSA students and their parents.

His niche strategy paid off: he closed 23 transactions in his first year, all in the same 1.5-mile radius. “I didn’t try to sell to everyone,” Alex says. “I became the expert for one group—and they told everyone else.”

FAQs

How long does it take to get a real estate license in San Antonio?

The timeline varies based on your pace, but most people complete the process in 3 to 6 months. The 180-hour course can be finished in as little as 4–6 weeks if studied full-time, or 3–4 months part-time. After completing the course, it takes 2–4 weeks to get approved for the exam, and another 1–2 weeks to schedule and take it. Adding the broker sponsorship and post-licensing requirements, expect 4–7 months total.

Can I get my license if I’m not a U.S. citizen?

You must be a legal resident of the United States to obtain a Texas real estate license. Non-citizens with valid work authorization (such as green card holders or those with DACA status) may be eligible. TREC will review your documentation on a case-by-case basis. Contact TREC directly if you have questions about your immigration status.

How much does it cost to get a real estate license in San Antonio?

Total costs typically range from $1,200 to $2,000, including:

• Pre-licensing courses: $400–$800
• Application fee: $205
• Exam fee: $54
• Fingerprinting and background check: $40–$50
• Broker sponsorship fees: $0–$500 (varies by firm)
• Post-licensing courses: $200–$400
• Association dues (SABOR/TAR): $500–$700/year

Many brokerages offer reimbursement programs for education and licensing fees after you meet performance benchmarks.

Do I need a college degree to become a real estate agent in San Antonio?

No. A high school diploma or GED is the only educational requirement. However, a college degree in business, finance, or marketing can be helpful but is not required.

Can I work part-time as a real estate agent?

Yes. Many agents start part-time while maintaining other jobs. However, real estate is not a passive income source. Success requires consistent effort—showings, calls, marketing, and client follow-ups. Most top agents work 40–60 hours per week, especially in their first year.

What’s the difference between a sales agent and a broker?

A sales agent (like you after licensing) must work under a sponsoring broker. A broker has completed additional education (300+ hours), passed a broker exam, and can operate their own brokerage, hire agents, and collect commissions directly. Many agents become brokers after gaining experience.

Are there continuing education requirements after the first year?

Yes. Every two years, Texas requires all licensed agents to complete 18 hours of continuing education, including 4 hours of Legal Update I and 4 hours of Legal Update II. The remaining 10 hours can be in electives such as fair housing, technology, or property management.

Can I transfer my license from another state?

Texas does not offer reciprocity with other states. Even if you’re licensed elsewhere, you must complete the full 180-hour Texas pre-licensing course and pass the Texas exam. However, some courses may be waived if they meet TREC’s content equivalency standards—contact TREC for evaluation.

How do I find clients as a new agent?

Start with your sphere of influence: family, friends, coworkers, neighbors. Ask them if they know anyone looking to buy or sell. Attend community events, offer free home evaluations, and create valuable content (blogs, videos, social media posts). Consistency and authenticity matter more than flashy advertising in the beginning.

Conclusion

Getting a real estate license in San Antonio is more than a credential—it’s the first step toward building a legacy in one of Texas’s most vibrant housing markets. The journey requires dedication, continuous learning, and a commitment to serving others with integrity. From completing your 180 hours to finding the right broker and mastering your niche, each step builds the foundation for long-term success.

Remember: Real estate isn’t about closing deals—it’s about building relationships. The most successful agents in San Antonio aren’t the ones who talk the most; they’re the ones who listen the most. They show up, follow through, and deliver value even when no one is watching.

As you embark on this path, stay patient, stay persistent, and stay focused on your “why.” Whether it’s financial freedom, flexible hours, or the chance to help families find their dream home, let that purpose guide you through the challenges. The market will shift, technology will evolve, and competition will grow—but your professionalism, ethics, and work ethic will always be your greatest assets.

San Antonio is waiting for you. The homes are there. The buyers are there. The opportunity is there. Now it’s time to take the first step—and never look back.