How to Become a Real Estate Agent in Virginia (The No-BS Guide 2026)

The real costs, the legal steps, and why you need a team to survive year one.

You’re thinking about getting into real estate.

Maybe you’ve seen the "Sold" signs everywhere, or you’re tired of the 9-to-5 grind and want uncapped income. Maybe you just love looking at houses.

But here is the cold, hard truth: 87% of new agents fail within the first five years.

Why? Because real estate school teaches you how not to get sued, but it does not teach you how to sell houses. It definitely doesn't teach you how to fill out a contract without embarrassing yourself.

Getting your Virginia real estate license is just the entry fee. The hard part is building a business. This guide will walk you through the 5 legal steps, the hidden costs nobody tells you about, and the "secret sauce" to actually making money in your first year.

The Requirements

Before you can sell a single house, the Virginia Department of Professional and Occupational Regulation (DPOR) requires you to jump through a few hoops.

Age: You must be at least 18.
Education: You need a high school diploma or equivalent.
Record: You need a decent track record (honest, truthful, and competent).

Step 1: Complete the 60-Hour Pre-Licensing Course

You must complete a state-approved 60-hour course on "Principles of Real Estate."

Pro Tip: Don’t overspend here. You can take this online at your own pace. The goal is to pass the class, not memorize the textbook. You will learn the real job in the field, not in the classroom.

Step 2: Pass the Virginia Real Estate Exam

Once you finish your class, you’ll schedule your exam with PSI. The test has two parts:

National Portion: 80 questions.
State Portion: 40 questions.

Real Talk: If you fail the first time, don't be upset. It happens to the best of us. The test questions can be tricky and worded strangely. Just pay the fee, reschedule it, and take it again. It doesn't define your career—how you hustle after you get the license does.

Step 3: Get Your Fingerprints Taken

You need a background check done at the PSI testing center (usually right after you pass your test).

Crucial Detail: Your fingerprints are only valid for 45 days. Do not procrastinate on finding a broker, or you'll have to pay to do this step twice.

Step 4: Find a Sponsoring Broker (The "Make or Break" Step)

Stop scrolling. Read this twice. In Virginia, you cannot hold an "active" license by yourself. You must hang your license with a brokerage.

This is where most agents mess up. They join a brokerage that hands them a login and says "Good luck!" Then, the first time you have a client, you realize real estate school didn't teach you how to write a contract. You will be staring at a blank form, terrified of making a mistake that could cost your client thousands.

You need to join a TEAM in the beginning. Why? Because a team provides:

Contract Support: When you're writing an offer at 9 PM on a Saturday, you need someone who picks up the phone to answer your questions.
Leads: We don't leave you to starve while you figure out marketing.
Training: We teach you the actual business—negotiations, inspections, and closing.

Step 5: Apply for Your License

Once your broker signs your application, you send it to the DPOR with your fee. A few weeks later, you’re official.

The "Hidden" Costs (Budget for These!)

Getting the license is cheap. Being a Realtor costs money. Before you start spending your commission checks in your head, keep in mind these starting costs:

Realtor Association Dues: To call yourself a "Realtor" (and access the forms you need), you have to join the National, State, and Local associations (like NVAR or PWAR).
Bright MLS: This is the database where all the homes are listed. You cannot do your job without paying for this subscription.
SentriKey / SentriLock: This is the app/key service that actually gets you into the houses. You literally cannot open the door without it.

Expect to spend a little money upfront to get your business operational.

Ready to Skip the Struggle Phase?

The "old school" way of doing real estate is dead. To dominate Northern Virginia today, you need to be a media company that happens to sell real estate.

At The Chris Colgan Team (Powered by Place and eXp Realty), we don’t just teach you contracts; we teach you Viral Storytelling. We show you how to use video to connect with buyers before you ever meet them.

If you’re ready to learn the business the right way—with support, leads, and systems—I want to talk to you.

Click here to book a confidential strategy call with me

Posted by Chris Colgan on January 5th, 2026

Real Nova Network by Chris Colgan