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New Jersey · 21 countiesWe have an office in Hamilton, we are an NJHMFA participating lender, and we will tell you early what a New Jersey file actually requires.
| New Jersey | Pennsylvania | |
|---|---|---|
| Closing handled by | Attorney | Title company |
| Attorney review | Yes, after signing | No |
| Property taxes | Among the highest in the country | Varies widely by county |
| Transfer tax | Realty transfer fee, plus a fee on higher-value sales | About 2%, customarily split |
| Housing agency | NJHMFA | PHFA |
Buying on both sides of the river? The same income and price can qualify in one state and fail in the other, almost entirely on the tax line. Pennsylvania overview.
New Jersey is an attorney state. When a contract is prepared by a real estate agent, it enters an attorney review period during which either side's attorney can cancel or change it. Nothing is firm until review ends, which is the single biggest difference from a Pennsylvania purchase and the thing out-of-state buyers find most surprising.
New Jersey property taxes are among the highest in the country, and they hit your qualifying ratios rather than just your budget. The same income and the same purchase price can qualify in Pennsylvania and fail in New Jersey purely on the tax line. Run the number before you fall in love with a house.
New Jersey charges a realty transfer fee on the sale, with an additional fee applying to higher-value residential transactions. Who pays what is set by the contract, so settle it before signing rather than at closing.
The 2026 baseline conforming limit is $832,750. Several northern counties sit inside the New York metro area and may carry the high-cost ceiling of $1,249,125. We confirm the limit for your specific county on every file.
Shore counties carry extra steps. Flood zone determination and coastal insurance affect both what you qualify for and whether you close on time. Worth knowing before the inspection, not after.
We are a participating lender for New Jersey Housing and Mortgage Finance Agency programs, including down payment assistance for first-time buyers. How the NJHMFA programs work, or see the agency directly at njhousing.gov.
Three quick steps, no Social Security number. A licensed officer calls you back, usually the same business day.
Ready to see what you qualify for?
