For Homeowners

What's your best move?

Most agents can only offer you one option: list and sell. We can sell your home, rent it out, do both simultaneously, or help you 1031 exchange into a better investment. Let's figure out what actually makes the most sense for you.

Free 50+ page home analysis — not a Zillow guess
Cancel anytime — no lock-in contracts, ever
Sell, rent, or both — we handle all options under one roof
NJ capital gains, exit tax, and net proceeds explained clearly

Get Your Free Home Analysis

50+ page report with every relevant comp, not a 1-line Zestimate. We'll also walk you through your options.

Property Address (or cross streets)

First Name

Last Name

Phone (optional)

What are you considering?

No obligation · No pressure · Available evenings & weekends

Most Agents Offer One Option. We Offer Four.

Your home, your strategy.

Every homeowner's situation is different. Maybe selling is right. Maybe renting makes more sense. Maybe you test both. We help you figure it out — and we can execute whichever path you choose.

Most Common

Sell traditionally

Full marketing, professional photography, MLS syndication, our 1,000+ person insider list, international buyer network (Mandarin, WeChat, WhatsApp), and cash-ready investor pool. We handle staging, repairs, showings, offers, and closing.

Best for: Ready to move on. Want maximum sale price.

Unique to Us

Rent it instead

Not ready to sell? Keep the asset and earn income. We handle everything: tenant screening, lease signing, rent collection, maintenance, and accounting. 30+ units managed, zero evictions in 20+ years. You don't lift a finger.

Best for: Not in a rush. Want passive income. Market might improve.

Strategic

Sell + rent simultaneously

List your home for sale AND for rent at the same time. See which opportunity comes first — a buyer at your price, or a quality tenant at strong rent. Cancel either listing anytime. Covers all your bases.

Best for: Flexible timeline. Want to test the market without risk.

Tax-Smart

1031 Exchange

Sell your property and reinvest the proceeds into another investment property — deferring capital gains taxes entirely. We coordinate the full transaction: sell, identify replacement properties, manage timelines, and close. NJ exit tax handled.

Best for: Investors. Landlords upgrading. Moving out of NJ.

For Empty Nesters

Kids moved out. Now what?

Your home was perfect for raising a family. Now the kids are gone, the house feels too big, the property taxes feel too high, and you're wondering: do I sell? Downsize? Find a 55+ community? Rent it out and move somewhere smaller?

You don't have to decide alone. We help you think through all the angles — what your home is actually worth today, what downsizing frees up financially, whether renting it generates better long-term income than selling, and what the tax implications are for each path.

Free analysis of sell vs. rent vs. hold for your specific situation
55+ community options and downsizing strategies in Central NJ
Capital gains planning — you may qualify for the $250K/$500K exclusion
If you rent it out, we manage it — you never deal with tenants

$250K

Capital gains exclusion for single filers ($500K for married) — one of the biggest tax benefits homeowners have. We'll help you understand if and how it applies to your situation.

For Tired Landlords

Done managing tenants?

The midnight maintenance calls. The lease violations. The turnover headaches. You bought a rental property for income, not a second job. Now you're wondering if it's time to sell — or if there's a better way.

Before you sell, let's talk. We manage 30+ rental units with zero evictions in 20+ years. Maybe you don't need to sell — maybe you just need someone else handling the day-to-day. Or maybe selling IS the right move, and we can 1031 exchange you into something better. Either way, we've been in your shoes.

Hand off management to us — keep the income, lose the headaches
Sell and 1031 into a passive investment
Sell to one of our cash-ready investors — quick close, no hassle
NJ exit tax navigation if moving out of state

Evictions in 20+ years of property management. We screen tenants properly so you don't have to deal with bad situations. If you're struggling with tenants now, we can help.

Not Just Empty Nesters & Landlords

We've helped every type of seller.

In 22 years, we've seen nearly every scenario. If your situation isn't listed here, we've probably still handled it — just ask.

Simultaneous Buy + Sell

We time both deals so you never need temporary housing. 22 years, zero clients displaced.

Estate & Probate

Inherited a property? We handle everything with sensitivity — including coordinating with executors and attorneys.

Divorce & Separation

We work professionally with both parties and their attorneys to ensure a smooth, fair process.

Remote & Overseas Sellers

We sell homes every year where the seller is out of state or overseas. E-sign, FedEx, and weekly house checks included.

Job Relocation

We work with relocation companies like Graebel, Cartus, and SIRVA. We know the process and timelines.

As-Is & Quick Sales

Need to sell fast with minimal prep? We have cash-ready investors who will move quickly — and fairly.

Lease-Back Sellers

Sell now, stay in your home for up to 60 days after closing while you find your next place.

Moving Out of NJ

NJ exit tax, capital gains planning, and 1031 exchange coordination for sellers relocating to another state.

Land & Commercial

We hold a commercial license and sell land, warehouses, office, and retail properties — not just homes.

Free Tool

NJ Seller Net Sheet

Estimate what you'll actually walk away with after selling. Includes NJ-specific costs like exit tax and realty transfer fee.

Estimate Your Proceeds

Enter your numbers — we'll show you approximately what you'd net after all NJ seller costs.

Expected Sale Price

Remaining Mortgage Balance

Agent Commission (%)

Seller Concessions ($)

Your Estimated Net Proceeds

Sale Price

Mortgage Payoff

Agent Commission

NJ Realty Transfer Fee (1%)

NJ Exit Tax / GIT (2% of sale)

Seller Concessions

Title Insurance (est.)

Attorney Fee (est.)

Smoke/CO/Township Certs (est.)

Recording, Courier & Wires (est.)

Estimated Net Proceeds

* NJ GIT/Exit Tax (2%) applies to NJ residents — typically refundable when you file your NJ tax return. Non-residents pay the higher of 2% or estimated tax on gain. This is an estimate — your actual proceeds may vary. Consult a tax professional for your specific situation.

Not a Zillow Zestimate

A real analysis. 50+ pages.

Every other agent offers a "free home valuation" — a single number pulled from an algorithm. We use NARRPR to produce a comprehensive market analysis that covers every relevant comp in your area, with photos, price per square foot, days on market, and adjustments for your home's specific features. It's the same level of analysis that appraisers use.

How Accurate is Zillow's Zestimate?

~8%

Average miss when
off-market (before listing)

1 in 3

Zestimates land within 5%
of actual sale price

Zillow's accuracy improves once a home is listed (because it can anchor to your asking price), but off-market Zestimates can't account for roof age, septic vs. sewer, school-district lines, cul-de-sac premiums, or recent renovations. A Zestimate is a starting point — not a pricing strategy. Source: zillow.com/z/zestimate

50+

Pages of Detail

Every relevant sold, active, and pending comp in your neighborhood. Photos, prices, adjustments.

22+

Years of Local Data

We know which streets get premiums, which lots back to highways, and which school zones shift values. No algorithm captures that.

Cost to You

Completely free. No strings attached. Even if you don't list with us, you keep the analysis.

Common Questions

NJ seller tax & cost FAQ

What is the NJ exit tax?

When you sell a property in NJ, the state withholds either 2% of the sale price or your estimated tax on the gain — whichever is higher. For NJ residents who continue to reside in NJ, this is typically refunded when you file your state tax return. For those moving out of NJ, it's applied toward your final NJ tax liability. Either way, it's important to plan for this at closing.

How do capital gains taxes work when selling a home?

If you've lived in your home as a primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 of gain (single) or $500,000 (married filing jointly) from capital gains taxes. Any gain above that is taxed at your long-term capital gains rate (typically 15-20% federally, plus NJ state tax). We'll help you understand your specific exposure during our analysis.

What is a 1031 exchange and who qualifies?

A 1031 exchange lets you sell an investment property and reinvest the proceeds into another "like-kind" investment property, deferring capital gains taxes entirely. It does NOT apply to primary residences — only properties held for investment or business use. There are strict timelines: 45 days to identify replacement properties and 180 days to close. We coordinate the entire process with qualified intermediaries.

What is the NJ Realty Transfer Fee?

NJ charges a Realty Transfer Fee paid by the seller at closing. For most residential sales, it's approximately 1% of the sale price (the exact rate varies by price tier). There's an additional 1% "mansion tax" on sales over $1 million. This is separate from the exit tax and is a non-refundable closing cost.

Can I really cancel anytime?

Yes — as long as we're not already under contract with a buyer. Just send us an email and we'll both sign a release. Your only cost is actual marketing expenses we've already paid on your behalf (professional photography, 3D tour, advertising), capped at $1,500. If a buyer we introduced purchases within 90 days after cancellation, the agreed commission still applies — that's standard and fair. In 20+ years, the number of clients who have cancelled on us is essentially zero — not because they can't, but because they don't want to.

Should I sell or rent my home?

It depends on your financial situation, timeline, and goals. Selling gives you a lump sum; renting generates ongoing income. Key factors: your mortgage rate (if it's low, renting may be more profitable), property condition (if it needs major repairs, selling might make more sense), local rental demand, and your tax situation. We run the numbers both ways during our free analysis so you can compare.

How long does it take from listing to closing?

Most homes go under contract within 1–3 weeks if priced correctly. From signed contract to closing is usually 45–60 days. Key milestones: attorney review (business days 1–3), inspections (days 4–14), mortgage commitment (days 15–30), municipal certificates and title work (days 20–40), and final walk-through before closing. Plan for about 2 to 2.5 months total from listing to closing.

Can I stay in the home after it sells?

Yes — a lease-back (also called a rent-back or use-and-occupancy agreement) lets you stay in the home for up to 60 days after closing. This is written directly into the contract. The daily rent typically covers the buyer's carrying costs (mortgage, taxes, insurance). We build this into negotiations so you're never scrambling on moving day.

Do I need to make repairs before listing?

It depends. Fresh paint, neutral decor, and professional cleaning give the biggest return for the least money. We'll walk your home and give you a short, specific list of quick fixes that add value — usually paint, lighting, touch-ups. We skip major remodels that won't return dollar-for-dollar. If you'd rather not deal with it, our Home Improvement Plan includes contractor coordination, a $250 cleaning credit, $250 junk removal credit, and a $500+ staging consultation.

What about "discount" brokers who charge 1%?

A 2025 University of Iowa study of 260,000 listings found that homes offering less than 2% to buyer agents took 33% longer to sell and were 75% more likely to never sell at all. The "savings" from a 1% listing fee often become a $30,000+ loss when your home sits on the market, invites low-ball offers, and forces price reductions. The first 1–2 weeks on market are everything — without strong marketing, pricing, and agent outreach, you lose the urgency that creates bidding wars.

What about instant cash buyers like Opendoor or "We Buy Houses"?

Independent studies show these programs shave 13–15% off market value once you factor in service fees and repair deductions. The FTC forced Opendoor to refund $62 million to sellers for claiming they'd "net more" than with a traditional sale. Zillow Offers shut down with a $421 million loss. These programs trade convenience for significant loss of equity. A well-marketed listing with competitive buyer interest will almost always net you more.