So, you’re thinking about getting into the Portland real estate game. It’s an exciting move. Between the historic Craftsman bungalows on the Eastside, the modern condos in the Pearl, and the sprawling estates in the West Hills, our market is as diverse as the weather is unpredictable.
Becoming an agent here offers incredible flexibility and the chance to build a business that is entirely your own. But before you can start hosting open houses or drafting offers, you have to navigate the Oregon Real Estate Agency (OREA). Oregon does things a little differently than most states—especially regarding what they call you and the order in which you handle your paperwork.
This guide will walk you through the process step-by-step, just like I’d explain it if we were grabbing coffee at a local roaster. Let’s get you licensed.
Understanding Oregon License Types: Broker vs. Principal Broker
If you have researched real estate licenses in other states, you probably saw terms like "Salesperson" and "Broker." You need to wipe that from your memory for a moment because Oregon uses its own terminology, and getting it wrong can be confusing.
In Oregon, there is no such thing as a "Real Estate Salesperson." The entry-level license is called a Real Estate Broker. When you pass your exam and get your license, you are technically a Broker, but you are a broker who must be supervised.
The person who supervises you is called a Principal Broker. This is the license required to manage an office or supervise other agents. To become a Principal Broker, you generally need three years of active experience as a Broker. So, for the purpose of this guide, your goal is to get your Broker license so you can work under a Principal Broker.
Prerequisites for an Oregon Real Estate License
Before we dive into the coursework and exams, let’s make sure you check the boxes on the basic eligibility requirements. The barrier to entry isn't sky-high, but the state is strict about these basics.
You must be at least 18 years old and hold a High School Diploma, GED, or an international equivalent. You do not need a college degree to sell real estate here.
You also need to be prepared for a background check. The state looks for a history of honesty and financial integrity. Having a past legal issue doesn't automatically disqualify you, but you must be transparent about it. Also, a quick note for our neighbors across the river: you do not need to be an Oregon resident to get an Oregon license. We see plenty of agents who live in Vancouver, WA, but work the Portland market.
Step 1: Register and Apply with the Oregon Real Estate Agency
Here is the biggest curveball in the Oregon process: You usually need to apply before you finish school.
In most states, you take your classes, pass the school test, and then apply to the state. In Oregon, you need to head to the OREA website and create an account in their "eLicense" system first. You will pay a $300 non-refundable application fee to get the ball rolling.
Why do this first? When you register, the state issues you an Applicant ID. You will need to give this ID number to your real estate school. Without it, the school cannot upload your course completion credits to the state, and you’ll be stuck in administrative limbo. So, open that eLicense account as your very first step.
Step 2: Complete 150 Hours of Pre-Licensing Education
Once you are registered, it’s time to hit the books. Oregon requires 150 clock hours of pre-licensing education from an approved provider. It is a heavy workload, so you will want to clear your schedule or plan for some late nights.
The curriculum covers seven distinct areas: Real Estate Law (30 hours), Finance (30 hours), Practices (30 hours), Contracts (15 hours), Agency (15 hours), Brokerage (20 hours), and Property Management (10 hours). You can choose between approved pre-licensing providers that offer online self-paced courses or in-person classes in the Portland area.
Online courses generally range from $300 to $800. Whether you prefer a classroom setting or studying on your iPad at a coffee shop, you must pass the course provider’s final exam. This is usually proctored or monitored online. Once you pass that, your school uses your Applicant ID to tell the state, "They’re ready."
Step 3: Schedule and Pass the Oregon Real Estate Exam
After your education is verified, you can schedule your state exam through PSI Services. There are testing centers right here in the Portland metro area, as well as elsewhere in the state.
The exam is split into two parts: the National portion and the State portion. You have 120 minutes to answer 80 questions on the National section, and 75 minutes to answer 50 questions on the specific Oregon laws. You need a score of 75% on both sections to pass.
The exam fee is $75 per attempt. If you pass one section but fail the other, you generally only have to retake the failed section (standard rules apply). Make sure you bring two valid forms of identification to the testing center—they are strict about security.
Step 4: Fingerprinting and Background Check
While you are celebrating—or stress-eating—at the PSI testing center, you should take care of your fingerprinting. In most cases, you can do this at the test center immediately after you pass the exam.
Your fingerprints are submitted to the Oregon State Police and the FBI for a background check. The processing fee is currently around $61.25, though fees are subject to change.
Don't skip this step or put it off. The OREA will not issue your license until the background check clears. Depending on how busy they are, this can take a few weeks, so getting it done the same day as your exam helps speed things up.
Step 5: Find a Principal Broker to Sponsor You
You passed the test and cleared the background check. Congratulations! But you can’t sell a house yet. Your license will sit in a "Pending" status until you are "registered" to a Principal Broker.
As a new Broker, you are legally required to work under the supervision of a Principal Broker. You cannot work independently. This means you need to go out and interview brokerages in Portland to find your new professional home.
Once you agree to join a brokerage, the Principal Broker will log into the eLicense system and add you to their business. Once that click happens, your license status flips to "Active," and you are officially in business.
Estimated Timeline and Startup Costs
If you are trying to budget for this career change, it helps to look at the numbers realistically. Most people take about 3 to 6 months to go from application to active license, depending entirely on how fast you get through the 150 hours of coursework.
Financially, you should budget between $800 and $1,200 just to get the license in your hand. This covers your $300 application fee, roughly $300–$800 for school, $75 for the exam, and about $60+ for fingerprints.
Keep in mind, that is just for the license. You will also need to join the Portland Metropolitan Association of Realtors (PMAR) and the RMLS (Regional Multiple Listing Service) to actually do business here. Those dues and lockbox fees will likely add another $1,000+ to your first-year startup costs.
Real Estate Agent Salary in Portland, OR
The income potential in Portland is attractive, but it’s important to remember that this is a commission-only gig. You don't get a paycheck every two weeks; you get paid when you close a deal.
Oregon real estate agent income varies wildly based on hustle, network, and niche. Entry-level agents often earn less in their first year—sometimes $30k to $40k—because they are spending that time building a pipeline of clients.
However, once you are established, the average gross income often sits between $50,000 and $75,000, with top producers earning well over $100,000. If you specialize in luxury properties in Lake Oswego or high-volume condos in the Pearl District, your income per transaction goes up, but so does the competition.
Choosing the Right Portland Brokerage
Since you have to work under a Principal Broker, choosing the right one is arguably the most important decision you’ll make. Do not just look at the commission split (the percentage of the fee you keep vs. what the brokerage keeps).
Ask about training. As a new agent, you need to learn how to write a watertight contract, how to negotiate repairs, and how to market yourself. Some brokerages offer a lower split (like 50/50) but provide intense mentoring and leads. Others let you keep 100% of your commission but charge a monthly desk fee and offer zero support.
Ask questions like: "Do you have a mentor program?" and "What technology is included in my monthly fees?" The culture varies from big corporate franchises to small, boutique neighborhood firms. Find the one that fits your vibe.
Post-Licensing Requirements
Getting your license is just the beginning. Oregon wants to make sure you actually know what you are doing during that first critical renewal cycle.
Before you renew your license for the first time (usually every two years), you must complete specific post-licensing education. This currently includes a 27-hour Broker Advanced Practices course and a 3-hour Law and Rule Required Course (LARRC).
You absolutely must finish these before your first active renewal, or your license will expire. It’s smart to start these courses a few months after you get licensed so you can apply what you learn to real-world deals.
Frequently Asked Questions
How long does it take to become a real estate agent in Oregon?
For most people, the process takes 3 to 6 months. The biggest variable is how quickly you can complete the 150 hours of required pre-licensing education, as the administrative steps (application and background check) usually run in the background while you study.
Can I take the Oregon real estate exam online?
Yes, PSI Services offers online proctoring for the exam, allowing you to take it from home if your computer meets the security requirements. However, many agents prefer going to a physical test center in the Portland metro area to avoid technical glitches and distractions.
How much does the Oregon real estate exam cost?
The fee is $75 per attempt. If you fail one or both sections, you will need to pay the fee again to retake the exam.
What is the difference between a Broker and a Principal Broker in Oregon?
In Oregon, a "Broker" is the standard license for agents who sell property but must work under supervision. A "Principal Broker" is an experienced licensee (with at least 3 years of experience) who is legally allowed to supervise other brokers and manage a real estate business.
Is it hard to pass the Oregon real estate exam?
The exam is challenging but passable if you study. You need a score of 75% on both the National and State portions. Most students find that taking practice exams through their school significantly increases their chances of passing on the first try.
