How Much Does It Cost to Sell a Home in Bergen & Hudson Counties in 2026?

NJ Realty Transfer Fee

New Jersey charges a realty transfer fee on every property sale. This is a state-level tax calculated on the sale price, and it is one of the highest in the country. The fee scales with the price of the home and the municipality in which it sits. For a $500,000 home, expect approximately $2,000 to $5,000. This is a state tax, and it is not negotiable.

The formula is complex — it uses a graduated rate schedule that applies different percentages to different portions of the sale price. Some municipalities also impose their own local transfer fees on top of the state fee. Your attorney or title company will calculate the exact amount, but it is worth having a ballpark figure before you list so there are no surprises at closing.

Mansion Tax (1%)

New Jersey imposes a 1 percent "mansion tax" on homes sold for over $1 million. For homes under $1 million, this does not apply. For homes over $1 million, it is an additional 1 percent of the total sale price — not just the amount over $1 million.

Example: a $1.2 million home comes with a $12,000 mansion tax. If you are selling in an upscale Bergen County town like Tenafly, Englewood Cliffs, or Alpine, this is a real factor in your net proceeds calculation.

Broker Commission

Traditional commission is 5 to 6 percent of the sale price, split between the listing agent and the buyer's agent. On a $500,000 home, that works out to $25,000 to $30,000. This is the single largest cost you will face as a seller, and it is also the most negotiable.

Not all agents charge the same rate. Some offer reduced commission for dual representation (when the same agency represents both buyer and seller), flat-fee MLS listing services, or a la carte marketing packages. The key is to negotiate the commission structure upfront — before you sign a listing agreement — so you know exactly what you are paying for and what services are included.

Attorney Fees

New Jersey requires an attorney for real estate closings. Attorney fees typically range from $1,500 to $3,000, covering title review, contract preparation, and closing coordination. Do not skip this — it protects you legally and ensures the transaction is handled correctly. A good real estate attorney is worth every dollar when issues arise during the closing process.

Recording Fees

County recording fees cover the cost of recording the deed and other documents with the county clerk. These are typically $100 to $300. The fee is small but unavoidable.

Inspection Certificates

New Jersey requires certain inspection certificates before a home can be sold. A smoke detector certificate costs $50 to $150. A carbon monoxide detector certificate costs $50 to $150. Depending on your municipality, you may also need a certificate of occupancy, a fire inspection, or a lead-based paint inspection for homes built before 1978.

Title Charges

Title search and title insurance protect both the buyer and the lender against any claims on the property. A title search costs $200 to $400. Owner's title insurance is optional but recommended — expect $1,000 to $2,000. Lender's title insurance is required if the buyer has a mortgage. The buyer typically pays for title insurance, but in some negotiated deals these costs can shift to the seller.