Frequently Asked Questions

Real questions from buyers, sellers, and people relocating to South Jersey — answered directly. If you don't see what you're looking for, just ask.

Buying a Home

Do I need a lawyer to buy a home in New Jersey?

New Jersey requires a three-business-day attorney review period on any contract prepared by a real estate licensee — that review clause has to be included in the contract, so it is not something either side opts into. During that window, either party’s attorney can cancel the contract or request changes to it. Hiring an attorney to actually use that period is optional, not required — but most buyers and sellers here do, since it is the only real opportunity to have the contract reviewed before it becomes binding. I can refer you to attorneys who regularly handle South Jersey closings if you don’t already have one.

What's the difference between pre-qualified and pre-approved?

A pre-qualification is a quick, informal estimate based on what you report about your income and debts — it's a starting point, not a guarantee. A pre-approval means a lender has actually verified your income, credit, and assets and issued a conditional commitment. Sellers and their agents take pre-approval far more seriously, especially in a competitive situation, so it's worth getting one before you start touring homes seriously.

How much do I need for a down payment?

It depends entirely on the loan program. Conventional loans can go as low as 3–5% down for qualified buyers, FHA loans typically require 3.5%, and VA loans can offer 0% down for eligible veterans and active-duty service members. There's no single answer — a lender can walk you through what you'd actually qualify for based on your situation, and I'm happy to make an introduction.

Do I really need a home inspection?

You're not legally required to get one, but I strongly recommend it. An inspection gives you a professional, unbiased look at the property's condition before you're locked in — roof, systems, structure, and anything that might not be obvious on a walkthrough. It's one of the few chances you get to know what you're actually buying before it's yours.

What closing costs should I budget for as a buyer?

Buyer closing costs in New Jersey typically run in the range of 2–5% of the purchase price, covering things like lender fees, title insurance, attorney fees, recording fees, and prepaid items like homeowners insurance and property tax escrow. Your lender will give you a formal Loan Estimate with exact numbers once you're under contract — ask early so there are no surprises at the closing table.

How does buying near flood-prone areas work?

Flood risk and flood zone designation are property-specific, not neighborhood-wide — two homes on the same street can sit in different zones. Before making an offer, it's worth checking a property's exact zone using FEMA's Flood Map Service Center or the NJDEP Flood Mapper, and asking whether flood insurance would be required. I can help pull this for any specific address you're considering.

See the full Buyer's Guide →

Selling a Home

How do I find out what my home is worth?

An online estimate is a rough starting point at best — it can't account for your home's actual condition, updates, or how it compares to what's really selling nearby. A proper comparative market analysis looks at recent, comparable sales in your specific area and adjusts for the details that actually affect value. Request a home value estimate and I'll put together the real picture, not just an algorithm's guess.

Do I need to make repairs before listing?

Not always, and not every repair pays for itself. Some fixes (a leaking roof, obvious safety issues) matter a lot to buyers and inspectors; plenty of cosmetic projects don't move the needle enough to justify the cost and delay. I'll walk the home with you and give you a straight opinion on what's worth doing before you list and what isn't.

What's the attorney review period like for sellers?

Same three-business-day window that applies to buyers — once you accept an offer, either attorney can still request changes or, in rare cases, cancel during that period. It's a normal part of the New Jersey process, not a sign anything's wrong.

What closing costs should I expect as a seller?

Negotiated brokerage compensation may be one of the larger selling expenses, along with the New Jersey Realty Transfer Fee (a state transfer tax based on sale price — on qualifying sales over $1 million, NJ has applied a graduated percent fee paid by the seller since July 10, 2025), your attorney’s fee, and any prorated property taxes or outstanding liens. I’ll walk through an actual net-proceeds estimate with you before you list, so there’s no guessing at closing.

How long does it typically take to sell?

It varies by season, price point, and condition — there's no single township-wide number that holds true year-round. Once we talk about your specific home and neighborhood, I can give you a realistic read based on what's actually happening with comparable listings right now, not a stale statistic.

See the full Seller's Guide →

Moving to South Jersey

What's it actually like moving to Atlantic County?

That depends on what you're looking for — housing types, commute patterns, and municipal services vary quite a bit town to town and even section to section within the same township. Rather than a generic answer, I'm building out town-by-town local guides with the specific, factual details — housing, taxes, flood considerations, getting around — so you can look at the actual facts for the area you're considering and decide what fits.

What should I know about property taxes in Atlantic County?

Property taxes vary by municipality and are based on each town's assessed values and general tax rate, which change year to year. I've put together a detailed breakdown for Galloway Township specifically — see it here — and I'm adding town-specific tax information as new local guides go up.

Do you help with military relocations and PCS timelines?

Yes — as a military spouse myself, I understand how PCS orders, timelines, and BAH budgeting affect a home search, and I'm comfortable coordinating around military move schedules. If you're relocating on orders, let me know your timeline early and we'll build the search around it.

Can I buy a new home before selling my current one?

It's possible, and there are a few different ways to structure it — a sale contingency, a bridge loan, or timing the closings back-to-back, among others. The right approach depends on your equity, financing, and timeline, so this is worth a direct conversation rather than a generic answer.

Do you work with buyers relocating from out of state?

Yes. Out-of-state buyers often need more built-in flexibility — virtual tours, a compressed in-person visit, and someone who can move quickly when the right property comes up. I can set up a search and walk you through what’s realistic before you ever need to book a flight.