New Jersey real estate: buy or sell with a local AXEN agent
New Jersey runs a home sale its own way. Contracts written by an agent carry a three-day attorney review, the seller pays the transfer fee, and the town signs off on the alarms before anyone moves in. Here is what is the same everywhere in New Jersey, and where to search homes.
New Jersey: search homes by city
Tap a city to see the newest homes for sale there.
What every New Jersey buyer and seller should know
Three-day attorney review
A contract your agent prepares for a 1 to 4 family home carries a three-business-day attorney review. A lawyer for either side can cancel or change the deal in that window. Weekends and legal holidays do not count. This is a Real Estate Commission rule, N.J.A.C. 11:5-6.2, not just custom. A contract a lawyer writes from scratch is not covered.
The seller pays the transfer fee
New Jersey charges a Realty Transfer Fee when the deed is recorded, and the seller pays it. It is a step rate per $500 of the price, so a bigger price means a bigger rate, not just a bigger bill.
Over $1,000,000 the seller pays more
The extra fee on homes over $1,000,000 runs from 1% to 3.5% as the price climbs. Since July 10, 2025 the seller pays it. It used to be a 1% buyer fee, so old advice and old calculators are wrong. What counts is the date the deed goes to the county, not the closing date.
Flood questions on the disclosure
Since March 20, 2024, sellers must answer flood questions on the property condition disclosure: the flood zone, past flood damage, past claims, and whether flood insurance is required. Read that section before you write an offer.
Private wells get tested
If the home has a private well, the Private Well Testing Act says the water must be tested and both sides must review the results before closing. A certified sampler collects it. Who pays is negotiated.
Alarm certificate before closing
Before a one or two family home changes hands, the owner gets a certificate for the smoke alarms, carbon monoxide alarm and fire extinguisher. The state fee drops the earlier you apply, so book it weeks out. A failed check delays closing.
Ask the town what else it wants
There is no statewide resale inspection. Some towns require a certificate of occupancy before a resale and some do not. Cherry Hill does. East Brunswick does not. Call the local code office early.
Non-resident sellers pay tax at closing
If you have moved out of state, you pay 2% of the sale price or 8.97% of your gain, whichever is more, on a GIT/REP form at closing. Some sellers qualify for an exemption.
Closing costs in New Jersey: who pays what
Who pays what in New Jersey. Some of these are set by state law. Some are local custom and can be negotiated.
| Buyer pays | How it works |
|---|---|
| Loan costs | Set by your lender: application, appraisal, credit and origination. They are listed on your Loan Estimate. |
| Title insurance | New Jersey title rates are filed with the state, so every title company charges the same rate for the policy. Service extras can differ. |
| Title search and settlement | Also filed charges. The title company searches the deed, judgments and liens. |
| Home inspection | A flat fee. Your inspector must hold a New Jersey license. |
| Survey | A flat quote from a licensed surveyor. No law requires one, but most lenders and title companies do. |
| Attorney fee | A flat fee set by the lawyer you choose. Most New Jersey closings use one. |
| Recording the deed and mortgage | The county clerk charges by the page: about $40 for the first page of a deed and $10 for each extra page. It varies by county. |
| Tax and utility adjustments | You pay the seller back for taxes, water, sewer or oil they already paid past your closing date. |
| Seller pays | How it works |
|---|---|
| Realty Transfer Fee | A step rate charged per $500 of the price when the deed is recorded. It starts at $2.00 per $500 and rises with the price. Seniors, people with disabilities and low or moderate income housing pay less. |
| Extra fee over $1,000,000 | 1% of the price from $1,000,000 to $2,000,000, then 2%, 2.5%, 3% and 3.5% as the price climbs past $3,500,000. Since July 10, 2025 the seller pays this, not the buyer. |
| Non-resident seller tax | If you no longer live in New Jersey, you pay 2% of the sale price or 8.97% of your gain, and never less than 2%. It is paid at closing on a GIT/REP form. |
| Alarm certificate | The state fee is $45 if you apply more than 10 business days ahead, $90 at 4 to 10 days, and $161 under 4 days. Your town may set its own fee. |
| Attorney fee | A flat fee set by the lawyer you choose. |
| Mortgage payoff and discharge | What you still owe, plus the county fee to record that the loan is paid off. |
| Tax and utility adjustments | You pay taxes and utilities up to the closing date. |
| Agent fees | Whatever your signed written agreement says. |
Recording fees, town certificate fees and attorney fees vary. Ask your AXEN agent for the numbers in your county before you sign.
How a New Jersey home purchase runs
From accepted offer to keys, most New Jersey sales run 45 to 60 days. Here is the order, and which parts are law rather than custom.
Get pre-approved →-
Offer accepted, contract signed. Both sides sign. Your agent sends it to the lawyers. One to three days.
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Attorney review. Either lawyer can change or cancel the contract in writing. After three business days it is binding. Weekends and holidays do not count. This one is state rule, not custom.
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Deposit and inspections. You pay the deposit and hire a licensed inspector. Add radon, termite, oil tank or well tests if you want them. Usually 7 to 14 days.
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Inspection response. You ask for repairs or a credit. The seller answers. Usually 5 to 10 days.
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Loan to commitment. You apply, the lender orders the appraisal, then sends the written mortgage commitment. Usually 30 to 45 days, and your contract sets the date.
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Title search and survey. The title company checks the deed chain, judgments and liens. The surveyor maps the lot. Anything found gets cleared. Two to four weeks.
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Town certificates and well test. The seller applies for the smoke, carbon monoxide and fire extinguisher certificate. Apply more than 10 business days out to pay the lowest fee. Some towns also want their own occupancy certificate. If there is a private well, the water is tested and both sides read the results.
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Final walkthrough. You check the home is empty, clean and that agreed repairs are done. One or two days before closing.
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Closing and recording. Papers signed, money wired, keys handed over. The settlement agent records the deed with the county and pays the transfer fees that day.
New Jersey by region
New Jersey buyers shop by region as much as by town. Tap a city for homes for sale there.
North Jersey and the Gold Coast
Across the water from Manhattan. Older homes, transit towns and the most commuters.
Central Jersey
Between the two big cities, with university towns and newer subdivisions.
AXEN Realty in New Jersey
Every AXEN agent in New Jersey works under a licensed managing broker: Rasheedah Andrews (AXEN Realty, LLC, firm license 2673454). See every state on the state brokers page.
Buying? Start with the home buying guide and get pre-approved.
Selling? Read the home selling guide and get your home value.
Moving here? Read buying in a new state.
New Jersey real estate questions
Do I need a lawyer to buy or sell in New Jersey?
No law forces it. But only an attorney can cancel or change the contract during the three-business-day attorney review, and the notice has to reach both sides inside those three days.
Who pays the transfer fee in New Jersey?
The seller. The seller also pays the extra fee on sales over $1,000,000, which changed on July 10, 2025 and used to be paid by the buyer.
What date decides if the seller owes the fee over $1,000,000?
The date the deed is handed to the county to be recorded. Not the contract date and not the closing date. If it goes by mail, the postmark counts.
I moved out of New Jersey. What do I owe when I sell?
You file a GIT/REP form to record the deed. You pay 2% of the sale price or 8.97% of your gain, and never less than 2% of the price. Some sellers qualify for an exemption.
Can I really walk away during attorney review?
Yes. Inside three business days your lawyer can disapprove the contract in writing and tell both brokers and the other side. After that, it is binding.
Why do title insurance quotes look the same everywhere?
New Jersey title rates are filed with the state, so member companies charge the same rate for the same policy. Service and closing extras can still differ.
How do I keep the alarm certificate fee low?
Apply early. The state fee is $45 more than 10 business days ahead, $90 at 4 to 10 days, and $161 under 4 days. Your town may set its own amount.
What does the town check before closing?
At least the smoke alarms, carbon monoxide alarm and fire extinguisher. Some towns also want a certificate of occupancy or a resale inspection. Ask the local code office.