SRS Cheat Sheet 2026

The 30 highest-yield SRS facts, distilled from real exam questions. Print it, save it as a PDF, or study it here — free, no sign-up.

1. What factor is most important when determining the market value of a property? → Location of the property.
2. The term 'absorption rate' used in a listing consultation refers to: → How quickly available inventory is being sold in a given market
3. What continuing education supports competence in property valuation? → Ongoing education in legal updates, market trends, technology, and best practices
4. How does depreciation affect property valuation? → Depreciation lowers the value of a property.
5. Which party typically orders the title search and issues the title commitment? → The title company or closing attorney
6. To counter the "higher authority" tactic, a seller's agent should ideally: → Confirm early who has final decision-making authority
7. What continuing education supports competence in client relations? → Ongoing education in legal updates, market trends, technology, and best practices
8. Under the federal lead-based paint rule, buyers generally get how long to conduct a lead inspection unless they waive or agree otherwise? → 10 days
9. A home next to a newly built highway loses value. This is an example of: → External (economic) obsolescence
10. Which closing document conveys ownership from the seller to the buyer? → Deed
11. The "flinch" tactic involves: → Showing a visible negative reaction to an offer to suggest it is unacceptable
12. What is a key element of successful negotiation strategies? → Know when to compromise and find mutually beneficial solutions.
13. Which concession pattern is generally most effective for a seller during price negotiations? → Shrinking concessions that signal the seller is nearing a limit
14. A property produces $36,000 net operating income and the market cap rate is 6%. What is its value? → $600,000
15. How should negotiation be conducted in marketing strategies? → Negotiate honestly and in good faith while zealously representing your client's interests
16. What continuing education supports competence in contract law? → Ongoing education in legal updates, market trends, technology, and best practices
17. What is the importance of customer testimonials in real estate marketing? → They offer social proof, enhancing the agent’s reputation.
18. How should negotiation be conducted in transaction coordination? → Negotiate honestly and in good faith while zealously representing your client's interests
19. When a seller's unrealistic pricing expectation is driven by emotional attachment to the home, the recommended SRS approach is to: → Acknowledge their feelings, then redirect to market data and buyer perspective
20. In principled negotiation, what does BATNA stand for? → Best Alternative to a Negotiated Agreement
21. What disclosure requirement applies to negotiation techniques? → Disclose all known material facts that could affect the transaction decision
22. What does a 'seller's net sheet' provided during a listing consultation show? → An estimate of proceeds after closing costs and mortgage payoff
23. A seller insists on listing 15% above the CMA's suggested range. What is the most likely result? → Longer days on market and possible price reductions
24. Which tool most helps a seller's agent avoid missed contingency deadlines? → A transaction timeline or checklist with all contract dates
25. In a short sale, what additional approval is typically needed before closing? → Approval from the seller's lender(s) to accept less than the amount owed
26. A seller insists on pricing their home 20% above market value. The best response from an SRS-designated agent is to: → Present data-driven CMA evidence and educate the seller on market realities
27. An escalation clause in a buyer's offer usually states that the buyer will: → Beat competing offers by a set increment up to a maximum price
28. There are 120 active listings and 40 homes sold per month. What is the months' supply of inventory? → 3 months
29. The seller's listing agent learns the inspection contingency deadline falls on Sunday. What is the best first step? → Check how the purchase contract defines days and deadlines
30. Which tactic involves asking for a small extra concession, such as leaving the patio furniture, after the main terms are agreed? → Nibbling