Frequently Asked Questions

A well-priced, well-prepared home in Central Jersey usually goes under contract within the first two to three weeks — the opening wave of buyers with saved-search alerts is the strongest demand a listing ever sees. Homes that linger are almost always priced above the range buyers are actually searching. From accepted offer to closing then typically runs another 45 to 60 days, once attorney review, inspections, the smoke certificate and the buyer's mortgage are worked through.

Once both the buyer and seller sign the contract, New Jersey law starts a three-business-day attorney review period. During that window either side's attorney can disapprove or cancel the contract for any reason. The deal is not firm until you receive written release that review is over — so keep showing the home and keep your backup offers warm until then.

Yes. New Jersey requires a Certificate of Smoke Alarm, Carbon Monoxide Alarm and Fire Extinguisher Compliance, issued by your municipal fire official, before every residential closing. Many Central Jersey towns add their own continued-occupancy or resale inspection on top of it, and some are booking three to four weeks out — so request the inspection the week you list, not the week you close.

As of July 2025, the New Jersey mansion tax on sales of $1,000,000 and up is paid by the seller — it was previously the buyer — on a sliding scale from 1% to 3.5%. It is one of several line items that separate your sale price from your actual net proceeds. For a full seller closing-cost breakdown, request the Central New Jersey Seller's Checklist.

The Realty Transfer Fee is a state charge the seller pays at closing, calculated on the sale price on a graduated scale, with partial exemptions for seniors and certain qualifying sellers. It is separate from the mansion tax and is a standard part of any New Jersey seller's closing costs, alongside commission, attorney fees and your mortgage payoff.

Price inside the range buyers actually search — $649,900 rather than $661,000 — so your listing appears in the right saved searches from day one. Base the number on a comparative market analysis of the last 90 days of sales in your specific school district, not a townwide average. Overpricing rarely leads to a slightly lower sale; it usually leads to price cuts and a lower final number after the home has gone stale.

It is one of the highest-return moves a seller can make. A buyer's inspector will find the sump pump that won't cycle, missing GFCIs, poor attic ventilation or an unlined chimney — and in older Middlesex, Union and Monmouth neighborhoods, an underground oil tank. A modest repair made on your own schedule is far cheaper than a five-figure credit demanded three days before closing. Add an oil tank sweep if the home predates the mid-1970s.

Yes. New Jersey sellers complete a Seller's Property Condition Disclosure Statement, and buyers' attorneys read it line by line. Prior water intrusion, a repaired roof leak, flood-zone status or unpermitted work are minor footnotes when you disclose them, but they become real legal exposure when a buyer discovers them after closing. Fill it out early and honestly.

Your net is the sale price minus commission, the NJ Realty Transfer Fee, the seller-paid mansion tax on sales of $1,000,000 and up, attorney fees, prorated property taxes, your mortgage payoff and any repair credits. Non-resident sellers also plan for GIT/REP withholding at closing. Because these vary by price and situation, ask for a written seller net sheet before you list — the Central New Jersey Seller's Checklist walks through each line.

Go live on a Thursday so the listing peaks heading into the weekend, when the commuting buyers driving out from New York and Philadelphia do most of their touring. Seasonally, spring brings the deepest buyer pool in Central Jersey, but a well-presented home priced correctly sells in any season — inventory is often tighter in fall and winter, which means less competition for your listing.