Buyers
Buying in South Jersey? Let's take this one step at a time.
The right property at sound terms, with a clear understanding of its condition, its costs and how it fits your life.
How it works
Four steps, one advisor
A planning conversation
What the move needs to accomplish, the towns that fit, and your timeline.
Pre-approval
With the lender you choose; Cathy can introduce one she works with.
Touring with a plan
Homes that fit, with the condition, costs and association rules looked at closely.
Offer to closing
Negotiation, attorney review, inspections, appraisal and closing, explained before each step.
How does buying a home in New Jersey work?
You get pre-approved, tour homes and make an offer. Once you and the seller sign, New Jersey's three-business-day attorney review period lets either side's attorney approve, change or cancel the contract. Then come the inspections, the appraisal and your mortgage commitment, and a closing that attorneys and a title company usually handle.
What happens after your offer is accepted
Attorney review comes first. For three business days, your attorney or the seller's can approve the contract, ask for changes or cancel it. Most negotiation over details happens here, so it helps to have an attorney chosen before you write an offer.
Next come your inspections, usually within the window your contract sets. Beyond the general home inspection, many South Jersey buyers add a radon test, a wood-destroying insect inspection, and, for older homes, an oil tank sweep or a sewer line scope. What they find can lead to repairs, a credit or, if your contract allows, walking away.
While that happens, your lender orders the appraisal and works toward your mortgage commitment, and the title company searches the property's records. The seller gets the town's resale certificates. You do a final walk-through, then sign at closing and get the keys.
What buying costs on top of the price
Plan for your down payment plus closing costs: lender and appraisal fees, title insurance and the title search, attorney fees, recording fees, and the property taxes and homeowners insurance your lender collects up front for escrow. In New Jersey the seller pays the realty transfer fee, and on homes over $1 million the seller now also pays the fee buyers used to pay.
Your lender gives you a Loan Estimate early and a Closing Disclosure before closing, so the numbers aren't a surprise. If you're a first-time buyer, ask about the NJHMFA programs, which can help with the down payment through approved lenders.
How Cathy works with buyers
Cathy starts with what you need the move to do, then narrows the towns, the price range and the homes worth seeing. She coordinates the people a purchase needs, from your lender and inspectors to the attorney and the title company, and keeps the timeline in one place so you always know what's next.
Quick facts
| Attorney review | Three business days after both sides receive the signed contract (N.J.A.C. 11:5-6.2) |
|---|---|
| Flood disclosure | Required from sellers since 2023 under New Jersey's Flood Risk Notification Law |
| Homes built before 1978 | Federal lead-based paint disclosure, plus a chance to test before you're bound (EPA) |
| Realty transfer fee | Paid by the seller at closing (NJ Division of Taxation) |
| Fire safety certificate | Smoke alarm, CO alarm and fire extinguisher certificate before resale (NJ Department of Community Affairs) |
| First-time buyer help | NJHMFA mortgage and down payment assistance programs, through approved lenders |
Before you make an offer
- Get a full pre-approval, not a quick pre-qualification.
- Look up the property's tax bill and assessment for that town.
- Ask for the seller's disclosure, including the flood questions.
- Check the address on the FEMA flood map.
- Plan your inspections: home, radon, wood-destroying insects, and an oil tank sweep or sewer scope where the house calls for it.
- Line up a real estate attorney for attorney review.
- Ask the town what it requires at resale, such as a certificate of occupancy or its own inspection.
- Budget for closing costs: lender fees, title insurance, attorney fees, and prepaid taxes and insurance.
Sources
- N.J.A.C. 11:5-6.2, Attorney review clause · Legal Information Institute (text of NJ Administrative Code)
- Property Sale Realty Transfer Fee · NJ Division of Taxation
- Important Changes to Property Transfer Fees · State of New Jersey, Business.NJ.gov
- Flood Risk Notification · NJ Department of Environmental Protection
- FEMA Flood Map Service Center · FEMA
- Real Estate Disclosures about Potential Lead Hazards · U.S. Environmental Protection Agency
- Smoke alarm compliance certificate requirement (press release) · NJ Department of Community Affairs
- Radon · NJ Department of Environmental Protection
- Homebuyer Programs · New Jersey Housing and Mortgage Finance Agency (NJHMFA)
- General Property Tax Information · NJ Division of Taxation
Who we help
Buyers we work with every week
First-time buyers
Every step explained in order, with the costs laid out before you need them.
Move-up buyers
Selling and buying in one move, with the timing planned first.
Relocating to South Jersey
Corporate and military moves, with town-by-town guidance and local resources.
New construction
Representation at the builder's office, so the contract and selections are reviewed on your side.
Find new-construction homes →Financing
Financing through The Brondt Cook Group at Acre Mortgage and Financial, Inc.
Pre-approval comes first, so you know what you can offer on. Cathy's preferred lender is Bradley Brondt (NMLS 242550) of The Brondt Cook Group at Acre Mortgage and Financial in Cherry Hill: start with the online application or call (856) 552-0714 before we tour. You are always free to choose your own lender. No rate quotes here: your number depends on your file, and that's a conversation.
FAQ
Questions buyers ask first
Do I need to be pre-approved before we look at homes?
It's the best first step: you'll know what you can offer on before you fall for a house. Cathy can introduce a lender she works with, or you can use your own.
Can you help us sell a home that's part of an estate?
Yes. Cathy works with executors, administrators and families alongside their attorney, coordinating preparation, cleanouts, repairs, marketing and the sale.
Do you work with investors and businesses?
Yes. Cathy helps new and experienced investors evaluate acquisitions, and helps growing businesses lease or buy space that fits how they operate.
Which towns do you cover?
Burlington, Camden, Gloucester, Salem, Cumberland and Mercer counties, including Mount Laurel, Cherry Hill, Cinnaminson, Washington Township, Haddon Township and Medford.
Get matched with homes
Tell us the basics and Cathy will send homes that fit.
Next step
Let's look at the bigger picture.
A conversation about what your move needs to accomplish, the options in front of you and the next step. No pressure.