The Top 5 Costs Every New Jersey Home Seller Should Know
Selling a home in New Jersey can feel unpredictable. Prices in towns like Short Hills, Summit, and Livingston have remained strong, yet every seller still asks the same question: what does it actually cost to sell my home?
The truth is, New Jersey sellers are responsible for several key closing costs such as listing agent commissions, attorney fees, and state transfer taxes. Depending on the seller, some also choose to offer a buyer agent commission. Without a clear understanding of each line item, these expenses can come as a surprise.
Here is a complete breakdown of the top costs every New Jersey seller should know, how they apply in your town, and what they mean for your bottom line in 2025.
As one of New Jersey’s top-ranked real estate professionals and leader of The Saritte Harel Team, Saritte Harel has helped hundreds of homeowners achieve successful sales throughout Essex, Morris, and Union Counties. In the video below, she breaks down each of these costs in detail, explaining what they cover, how they’re calculated, and what New Jersey sellers can expect at closing.
If you are just beginning to plan your sale, start by reviewing our guide to the most common home seller questions for practical insights on what to expect from today’s market.
1. Realtor Commissions
Your listing agent’s commission, which is negotiable, typically ranges from 2% to 3% of your home’s final sale price. Most sellers also choose to offer a buyer’s agent commission (commonly another 2% to 3%), though this is optional and negotiable.
While commission is often the largest single cost, it is also the one that has the greatest impact on your final outcome. A skilled agent will position your property strategically, bring maximum qualified exposure, and negotiate effectively to achieve the best possible result.
Pro Tip: The right marketing, staging, and pricing strategy can more than offset your commission by generating stronger offers and smoother closings.
2. Attorney Fees
In New Jersey, real estate transactions require attorney representation on both sides. Expect to pay approximately $2,000 to $3,000 for a flat fee that covers contract review, inspection negotiations, title coordination, closing support and more.
An experienced real estate attorney will safeguard your interests, streamline communication between parties, and prevent costly errors or delays.
Pro Tip: Always hire an attorney who specializes specifically in New Jersey residential real estate, not a general practitioner.
3. Realty Transfer Tax
New Jersey charges a Realty Transfer Fee (RTF) on every home sale, typically around 1% of the sale price. The fee is paid by the seller at closing and varies based on your home’s value. There are some exemptions and reductions available for seniors, low income households, and certain types of property transfers.
ou can use the NJ Realtor Transfer Fee Calculator to estimate your exact cost.
Pro Tip: This fee applies statewide, so whether you are selling in Short Hills, Summit, or Livingston, you can expect the same calculation structure.
4. Mansion Tax
If your home sells for $1 million or more, New Jersey applies a Mansion Tax. This is a one time tax paid at closing and is tiered by sale price.
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Current Mansion Tax Tiers:
$1M to $2M: 1%
$2M to $2.5M: 2%
$2.5M to $3M: 2.5%
$3M to $3.5M: 3%
Over $3.5M: 3.5%
Pro Tip: Sellers in higher end markets such as Short Hills, Summit, and Livingston should review these thresholds closely with their agent to understand how they impact net proceeds. For a deeper look at how the Mansion Tax affects both buyers and sellers, read our full blog:
7 Common FAQs About the New Jersey Mansion Tax 2025
5. Home Preparation and Staging
Preparing your home for sale can make a tremendous difference in both perceived value and buyer interest. Costs vary depending on the scope of updates, but common pre sale expenses include:
Painting and minor repairs
Landscaping and curb appeal refreshes
Professional cleaning and staging
At The Saritte Harel Team, staging and prep guidance is provided at no charge for all listings, along with a detailed home preparation plan tailored to your property
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Pro Tip: Focus on first impressions. Buyers often decide within seconds whether a home feels right.
Avoid costly errors by reviewing our article on the most common seller mistakes in New Jersey
What Does It Cost to Sell a Home in Short Hills, Summit, or Livingston
A: Every home and sale is unique, but most sellers in Short Hills, Summit, and Livingston will encounter similar categories of expenses, including agent commissions, attorney fees, realty transfer fees, and potential mansion taxes.
Your specific costs will depend on your property’s price point, timing, and whether you choose to make any pre-sale improvements. A knowledgeable local agent can provide a detailed net sheet to help you understand what to expect before listing your home.
Pro Tip: Sellers of higher-end properties in Short Hills or Summit should discuss mansion tax thresholds early in the process to plan ahead for potential tax obligations.
Final Thoughts: Plan Ahead and Sell Confidently
Selling your home is not just about price; it is about preparation and planning. By understanding these five categories upfront, you can make smart decisions and approach your sale with clarity. At The Saritte Harel Team, we guide New Jersey homeowners through every detail from staging and pricing strategy to negotiation and closing, ensuring every step adds value to your final outcome.
Thinking about selling in 2025?
Schedule your confidential home value consultation today at www.saritteharel.com or email saritte@harelrealestate.com. If you are still exploring the process, take a look at our New Jersey home seller questions to understand how to prepare for your next move with confidence.
Frequently Asked Questions About Selling a Home in New Jersey
Many of these questions come from sellers in Short Hills, Summit, and Livingston, where our team regularly helps homeowners prepare for successful sales.
Q: What closing costs do sellers pay when selling a home in New Jersey
A: Sellers in New Jersey typically pay agent commissions, attorney fees, realty transfer tax, and mansion tax if applicable. These costs vary depending on the property and location.
Q: Do sellers in Short Hills or Summit have to pay the New Jersey mansion tax
A: Yes. If the sale price is $1 million or more, the seller pays a one time mansion tax at closing. The rate increases with the price of the home. Read our detailed breakdown here: 7 Common FAQs About the New Jersey Mansion Tax 2025.
Q: How much are attorney fees for home sellers in Livingston NJ
A: Most New Jersey real estate attorneys charge a flat fee between $2,000 and $3,000, covering contract review, title coordination, and closing representation. Attorney participation is required for both buyers and sellers in New Jersey.
Q: What is the realty transfer tax for New Jersey home sales
A: The Realty Transfer Fee (RTF) is usually about 1% of the home’s sale price. It is paid by the seller at closing and applies equally in Short Hills, Summit, Livingston, and other New Jersey towns.
Q: How can New Jersey sellers reduce their overall selling costs
A: Partnering with an experienced local agent can help you position your property strategically, generate stronger offers, and shorten time on market, all of which improve your net proceeds. A knowledgeable attorney can also ensure taxes and fees are calculated accurately and exemptions applied where possible.
