What It Costs to Sell a House in New Jersey in 2026, Line by Line

The two state fees

The Realty Transfer Fee (RTF) is charged to the seller when the deed is recorded. It is calculated per $500 of the price in tiers. For sales over $350,000 the standard rates are $2.90 per $500 on the first $150,000, $4.25 up to $200,000, $4.80 up to $550,000, $5.30 up to $850,000, $5.80 up to $1,000,000, and $6.05 above $1,000,000. Reduced rates apply to qualifying senior citizen, blind and disabled sellers and to low and moderate income housing.

Since July 10, 2025, the seller also pays the Graduated Percent Fee on sales over $1 million (P.L.2025, c.69). It replaced the buyer-paid 1% "mansion tax", and the rate applies to the whole price, not just the part over each threshold: 1% over $1 million, 2% over $2 million, 2.5% over $2.5 million, 3% over $3 million and 3.5% over $3.5 million. For the history and town-by-town numbers, see New Jersey's mansion tax now falls on the seller.

The threshold trap

Because the Graduated Percent Fee applies to the entire price, crossing a threshold by one dollar changes the fee on everything. At $2,000,000 the fee is 1%, $20,000. At $2,000,001 it is 2%, about $40,000. Near $2 million, $2.5 million, $3 million and $3.5 million, list price strategy and negotiation need to account for it.

Reduced transfer fee for senior, blind and disabled sellers

New Jersey charges a lower Realty Transfer Fee to qualifying senior citizen, blind and disabled sellers; ask your attorney whether you qualify. Exemptions from the Graduated Percent Fee are listed separately on Form RTF-1EE, which must be attached to every deed over $1,000,000.

At $1.5M, the standard Realty Transfer Fee is $15,625 and the reduced fee is $8,075. At $2.5M, $27,725 against $14,875.

Commission

The commission is agreed in your listing agreement. The National Association of REALTORS puts it plainly: compensation for your agent remains fully negotiable and is not set by law.

Since August 17, 2024, offers of compensation to a buyer's agent can no longer be shared on the MLS. Sellers can still choose to offer it, as a way to attract buyers, but it is communicated off the MLS, and your listing agent must disclose and get your written approval for any payment to a buyer's agent, specifying the amount or rate. Sellers can also still offer buyer concessions, such as closing cost credits, on the MLS.

Attorney and contract

Hire your attorney before you sign. A contract prepared by a real estate licensee must include an attorney review clause: either party's attorney can review and cancel within three days of delivery of the signed contract, not counting Saturdays, Sundays or legal holidays. Ask your attorney for their fee in writing before you sign the listing agreement.

Certificates and municipal requirements

Before a one- or two-family home is sold, the owner must obtain a certificate of smoke alarm, carbon monoxide alarm and portable fire extinguisher compliance from the local enforcing agency (N.J.A.C. 5:70-2.3). Where a town has its own inspection or approval requirements, that inspection covers it instead. Book it as soon as you list.

Costs that depend on you

These vary seller to seller:

• Mortgage and home equity line payoff, including interest to the payoff date.
• Property taxes prorated to the closing date.
• Any repair credits agreed after the buyer's inspection.
• If you are moving out of New Jersey: an estimated income tax payment at closing of at least 2% of the price, unless an exemption applies. See selling and moving out of state.
• Federal and New Jersey tax on any gain above the $250,000 or $500,000 home sale exclusion. See capital gains tax when you sell in New Jersey.

When each cost is paid

Who sets each cost, and when it is due:

A worked example at $1.8 million

A $1.8M sale in Upper Saddle River or Ridgewood: the Realty Transfer Fee is $19,255 and the Graduated Percent Fee is 1% of the whole price, $18,000, for $37,255 in state fees. Add your commission and attorney fees as agreed, any mortgage payoff and the tax proration. At $2.05M, the Graduated Percent Fee doubles to 2%, $41,000, which is why the list price around $2 million deserves a conversation.

Run your own number

The NJ seller closing-cost calculator does the state fees for any price. For what your home will sell for, start with the home value check, which shows your assessment, last sale and recorded sales of comparable homes in your town.