Sell your home for what it's worth.
Sell, rent, buy, or any combination — one team handles it all. We market to our buyer database, local communities, international buyers via WeChat, and active investors before your home even hits the MLS. We coordinate repairs, manage showings, and handle every step to closing.
Get Your Free Home Analysis
Real MLS data, not a Zillow guess. Includes pricing strategy, comps, and a personalized recommendation — sell, rent, or both.
Get My Free Analysis → Book a Strategy CallCancel anytime · No lock-in contracts · Available evenings & weekends
Most agents can only sell your home. We also manage rentals, coordinate purchases, and handle 1031 exchanges — all under one roof. One team who knows your full situation means smoother transitions and fewer surprises.
Professional photography, 3D tours, 4 MLS systems. Before your home hits MLS, we market it directly to our buyer database, communities with several thousand people, international buyers via WeChat, and active investors at all price points. We also coordinate your pre-sale repairs — you approve the plan, we manage the vendors.
We time both transactions so you never carry two mortgages or need temporary housing. Downsizing, upgrading, 55+ community — we handle both sides with coordinated timing. In 20+ years, zero clients have ever been displaced.
Not sure selling is right? Keep the asset and earn income. We manage everything — tenants, maintenance, rent collection, accounting. Or list for sale and rent simultaneously and see which opportunity comes first.
Sell an investment property and defer capital gains by reinvesting in another. We coordinate the sale, identify replacements, manage the strict 45/180-day timelines, and handle NJ exit tax.
Your profit of $350,000 is under the $500,000 married exclusion. Most NJ homeowners don't owe capital gains on their primary residence.
NJ Transfer Fee uses exact Division of Taxation rate schedules. Mansion tax graduated rates effective July 2025. Exit tax is a withholding — you get it back when filing your NJ return if your actual tax is lower. This is an estimate — your attorney will provide exact numbers at closing. Full NJ closing costs breakdown →
Commission is split between the listing agent (who represents you) and the buyer's agent. Since the 2024 NAR settlement, sellers are no longer required to offer buyer agent compensation through MLS — but most still do to keep the buyer pool competitive.
A University of Iowa study of 260,000 listings found homes offering less than 2% to buyer agents took 33% longer to sell and were 75% more likely to never sell. NAR data shows homes sold without an agent (by owner) had a median sale price of $310,000 vs. $405,000 for agent-assisted sales.
On a $750K home, the listing fee difference between a discount broker and a full-service agent is roughly $7,500-$11,000. But experienced agents consistently recover $15K-$30K more through better pricing, stronger marketing, and skilled negotiation — more than covering the difference.
All commission rates are fully negotiable. We discuss your options at our listing consultation.
Not a Zillow Zestimate. We use NARRPR — the National Association of Realtors property resource — pulling data directly from multiple MLS systems and public tax records. Real comps, real pricing, real strategy. Even if you do not list with us, you keep the analysis.
when off-market
of actual sale price
Zestimates cannot account for roof age, septic vs. sewer, school-district lines, cul-de-sac premiums, or recent renovations. Source: zillow.com/z/zestimate
Real MLS data — recent sales, active competition, pricing strategy. Completely free, even if you do not list with us.
We handle everything.
You should not have to manage contractors, coordinate showings, and negotiate offers while living your life.
Honest Valuation
Data-backed pricing, not inflated numbers to win your listing.
We analyze recent sales, active competition, your home condition, and current demand in your specific neighborhood. No inflated numbers to win your listing — just an honest, data-backed price that maximizes your return. You meet with us for 30 minutes. We handle everything else.
Pre-Sale Prep
Staging, repairs, landscaping — our vendor network handles it all.
Need painting, staging, landscaping, minor repairs? We coordinate everything through our vendor network — the same contractors we trust with our own property management clients. No scrambling for quotes. You approve the plan. We manage all the vendors.
Photography and Marketing
Professional photography, 4 MLS systems, targeted buyer outreach.
Professional photography, drone shots for larger properties, 3D home tours, and syndication across 4 MLS systems. We also market directly to our buyer database, local communities with thousands of contacts, international buyers via WeChat, and active cash-ready investors. Your home reaches qualified buyers before the first open house.
Showings and Open Houses
We manage all showing logistics and buyer feedback.
We coordinate all showings around your schedule, host open houses, and provide detailed feedback from every buyer visit. In top Central NJ school districts, well-priced homes typically generate offers within 1-3 weeks. Some receive multiple offers in the first weekend.
Offers and Negotiation
Every offer reviewed same evening. Multiple offers? Best-and-final strategy.
We evaluate each offer on net proceeds (not just price), financing strength, contingencies, and closing timeline. Multiple offers? We guide you through best-and-final strategy to maximize your position without losing buyers.
Attorney Review and Inspections
Attorneys review the contract, then buyer conducts inspections.
Both attorneys review and negotiate contract terms — inspection timelines, mortgage contingency dates, closing date, any seller credits. Then the buyer conducts a home inspection and any property-specific tests (radon, septic, well). We negotiate repair requests strategically — often as credits rather than actual repairs, keeping your costs predictable.
Close and Receive Funds
Sign at closing, receive funds via wire transfer. We attend with you.
Title search complete, mortgage approved, final walkthrough done. You sign at the attorney office, receive funds (wire transfer, typically same-day), and hand over keys. If you are buying simultaneously, we time everything so you never end up without a home. In 20+ years, zero clients have ever needed temporary housing.
Contractors & Handymen
Pre-sale repairs, painting, flooring — vetted vendors who show up on time and price fairly. We manage them so you don't have to.
Real Estate Attorneys
Contract review, title issues, closing coordination. Our attorneys have worked hundreds of transactions with us.
Lenders & Title Companies
When your buyer needs financing, we know which lenders close on time and which ones don't. That protects YOUR closing date.
Movers, Stagers & Cleaners
Full move coordination, professional staging, deep cleaning before listing and after closing. One call to us handles it all.
"We've used Holly for 14 years. She found us our first rental, then our first home, then our second home, AND managed our rental property. She's family at this point."
| Flat Fee MLS Houzeo, sell-by-owner sites | Discount Broker Redfin, Clever | Full-Service Local Tang Group Real Estate | |
|---|---|---|---|
| Listing cost | $249-$399 flat | 1-1.5% of sale | ~2.5% of sale |
| On a $750K sale | ~$349 | $7,500-$11,250 | ~$18,750 |
| MLS listing | ✓ | ✓ | ✓ |
| Professional photos | You arrange | ✓ | ✓ |
| Pricing strategy | You decide | Algorithm-based | 22 years local data |
| Handle showings | You do it | ✓ (shared agent) | ✓ (your dedicated agent) |
| Offer negotiation | You negotiate | ✓ | ✓ Available evenings |
| Contract review | Extra cost | ✓ | ✓ + weekend attorney |
| Who handles your sale | You | Rotating team | Same 2 people start to finish |
| Pre-sale vendor network | ✗ | Limited | 20+ years of contractors, painters, stagers |
| Evenings & weekends | Email only | Business hours | ✓ 7 days/week |
Discount brokers survive by handling high volume, which means less time and attention per deal. When complexity comes up — inspection issues, title problems, financing delays — those deals often fall apart. These brokerages tend to attract newer agents still building experience, and in 20+ years we have seen homes sell for far below what they could have with a more experienced agent. On a $750K home, the difference between a good agent and an experienced one is often $15K-$30K in final sale price — more than the commission difference.
New listings receive up to 5x more buyer activity in the first two weeks than any period after. Correct initial pricing captures that wave. If your home sits, here is what we do — and what the data says.
Sources: NAR 2024 Profile of Home Buyers and Sellers, NAR Remodeling Impact Report 2024, Realtor.com Housing Trends, Redfin Photography Study, Zillow Research.
No rigid 6-month contracts. If you are not satisfied — as long as we are not already under contract with a buyer — just email us and we will both sign a release. Your only cost is actual marketing expenses already invested on your behalf (professional photography, 3D tour, advertising). We earn your business every day, not through fine print.
"Holly and Steven made selling and buying simultaneously completely stress-free. We never had to worry about timing — they coordinated everything perfectly."
"The vendor recommendations alone were worth it. They connected us with painters, stagers, and a moving company — all people they'd worked with personally. No guessing."
Ready to get started?
Book a free strategy session. We will walk your home, run the numbers, and give you an honest recommendation — sell, rent, or hold.
