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What's your best move?

Most agents can only offer you one option: list and sell. We can sell your home, rent it out, do both simultaneously, or help you 1031 exchange into a better investment. Let's figure out what actually makes the most sense for you.

  • Free 50+ page home analysis — not a Zillow guess
  • Cancel anytime — no lock-in contracts, ever
  • Sell, rent, or both — we handle all options under one roof
  • NJ capital gains, exit tax, and net proceeds explained clearly
Free Analysis Your Options Quick Estimate FAQ

Cancel-Anytime Guarantee

We don't lock you into rigid 6-month contracts. If you're not satisfied at any point — as long as we're not already under contract with a buyer — just email us and we'll sign a release. Your only cost is actual marketing expenses we've already invested on your behalf (professional photography, 3D tour, advertising). That's it. We earn your business every day, not through fine print.

To find out what your New Jersey home is worth, request a professional home analysis from a local real estate agent. Tang Group Real Estate provides free, comprehensive 50+ page home valuations for Central NJ homeowners covering recent comparable sales, active competition, market trends, and net proceeds estimates. Unlike automated online estimates, a detailed analysis from an experienced local agent accounts for your home's specific condition, upgrades, neighborhood, and school district — the factors that drive actual sale prices in Montgomery, Princeton, Hillsborough, and surrounding towns.

Most Agents Offer One Option. We Offer Four.
Your home, your strategy.
Every homeowner's situation is different. Maybe selling is right. Maybe renting makes more sense. Maybe you test both. We help you figure it out — and we can execute whichever path you choose.
Most Common

Sell traditionally

Full marketing, professional photography, MLS syndication, international buyer network (Mandarin, WeChat, WhatsApp), and cash-ready investor pool. We handle staging, repairs, showings, offers, and closing.

Best for: Ready to move on. Want maximum sale price.
Unique to Us

Rent it instead

Not ready to sell? Keep the asset and earn income. We handle everything: tenant screening, lease signing, rent collection, maintenance, and accounting. 30+ units managed, zero evictions in 20+ years. You don't lift a finger.

Best for: Not in a rush. Want passive income. Market might improve.
Strategic

Sell + rent simultaneously

List your home for sale AND for rent at the same time. See which opportunity comes first — a buyer at your price, or a quality tenant at strong rent. Cancel either listing anytime. Covers all your bases.

Best for: Flexible timeline. Want to test the market without risk.
Tax-Smart

1031 Exchange

Sell your property and reinvest the proceeds into another investment property — deferring capital gains taxes entirely. We coordinate the full transaction: sell, identify replacement properties, manage timelines, and close. NJ exit tax handled.

Best for: Investors. Landlords upgrading. Moving out of NJ.
For Empty Nesters

Kids moved out. Now what?

Your home was perfect for raising a family. Now the kids are gone, the house feels too big, the property taxes feel too high, and you're wondering: do I sell? Downsize? Find a 55+ community? Rent it out and move somewhere smaller?

You don't have to decide alone. We help you think through all the angles — what your home is actually worth today, what downsizing frees up financially, whether renting it generates better long-term income than selling, and what the tax implications are for each path.

  • Free analysis of sell vs. rent vs. hold for your specific situation
  • 55+ community options and downsizing strategies in Central NJ
  • Capital gains planning — you may qualify for the $250K/$500K exclusion
  • If you rent it out, we manage it — you never deal with tenants
$250K
Capital gains exclusion for single filers ($500K for married) — one of the biggest tax benefits homeowners have. We'll help you understand if and how it applies to your situation.
For Tired Landlords

Done managing tenants?

The midnight maintenance calls. The lease violations. The turnover headaches. You bought a rental property for income, not a second job. Now you're wondering if it's time to sell — or if there's a better way.

Before you sell, let's talk. We manage 30+ rental units with zero evictions in 20+ years. Maybe you don't need to sell — maybe you just need someone else handling the day-to-day. Or maybe selling IS the right move, and we can 1031 exchange you into something better. Either way, we've been in your shoes.

  • Hand off management to us — keep the income, lose the headaches
  • Sell and 1031 into a passive investment
  • Sell to one of our cash-ready investors — quick close, no hassle
  • NJ exit tax navigation if moving out of state
0
Evictions in 20+ years of property management. We screen tenants properly so you don't have to deal with bad situations. If you're struggling with tenants now, we can help.
Not Just Empty Nesters & Landlords
We've helped every type of seller.
In 22 years, we've seen nearly every scenario. If your situation isn't listed here, we've probably still handled it — just ask.
Simultaneous Buy + Sell
We time both deals so you never need temporary housing. 22 years, zero clients displaced.
Estate & Probate
Inherited a property? We handle everything with sensitivity — including coordinating with executors and attorneys.
Divorce & Separation
We work professionally with both parties and their attorneys to ensure a smooth, fair process.
Remote & Overseas Sellers
We sell homes every year where the seller is out of state or overseas. E-sign, FedEx, and weekly house checks included.
Job Relocation
We work with relocation companies like Graebel, Cartus, and SIRVA. We know the process and timelines.
As-Is & Quick Sales
Need to sell fast with minimal prep? We have cash-ready investors who will move quickly — and fairly.
Lease-Back Sellers
Sell now, stay in your home for up to 60 days after closing while you find your next place.
Moving Out of NJ
NJ exit tax, capital gains planning, and 1031 exchange coordination for sellers relocating to another state.
Land & Commercial
We hold a commercial license and sell land, warehouses, office, and retail properties — not just homes.
Quick Estimate
How much will you take home?

Enter your sale price and mortgage balance for a rough estimate. For a detailed breakdown with capital gains, exit tax, and senior exemptions, use our full calculator.

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Your estimated check
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Total closing costs
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Costs as % of sale
Assumes 5% total commission, standard NJ transfer fee, mansion tax (if over $1M), typical attorney + title + recording costs. Does not include exit tax, capital gains, or senior exemptions.
Full Calculator with Capital Gains & Tax Analysis →
Includes: exit tax, senior exemption savings, capital gains estimator, price comparison
Not a Zillow Zestimate
A real analysis. 50+ pages.
Every other agent offers a "free home valuation" — a single number pulled from an algorithm. We use NARRPR (the National Association of Realtors® property resource) pulling data directly from multiple MLS systems and public tax records. The result is a comprehensive report that algorithms simply can't replicate.
What's in your 50+ page analysis:
✓ Recently sold comps with photos & adjustments
✓ Active listings (your competition)
✓ Under-contract & pending attorney review
✓ Price per square foot analysis
✓ Days on market trends
✓ Public tax records & assessed values
✓ Neighborhood market trends (3-12 months)
✓ School district boundary verification
✓ Flood zone & environmental data
✓ Our pricing recommendation with rationale
Data sourced directly from Garden State MLS, Bright MLS, NJ public tax records, and NARRPR — not Zillow estimates. This is the same data appraisers and lenders use.
How Accurate is Zillow's Zestimate?
~8%
Average miss when
off-market (before listing)
1 in 3
Zestimates land within 5%
of actual sale price

Zillow's accuracy improves once a home is listed (because it can anchor to your asking price), but off-market Zestimates can't account for roof age, septic vs. sewer, school-district lines, cul-de-sac premiums, or recent renovations. A Zestimate is a starting point — not a pricing strategy. Source: zillow.com/z/zestimate

50+
Pages of Detail
Every relevant sold, active, and pending comp in your neighborhood. Photos, prices, adjustments.
22+
Years of Local Data
We know which streets get premiums, which lots back to highways, and which school zones shift values. No algorithm captures that.
$0
Cost to You
Completely free. No strings attached. Even if you don't list with us, you keep the analysis.
NJ seller tax and cost FAQ
When you sell a property in NJ, the state withholds either 2% of the sale price or your estimated tax on the gain — whichever is higher. For NJ residents who continue to reside in NJ, this is typically refunded when you file your state tax return. For those moving out of NJ, it is applied toward your final NJ tax liability. Either way, it is important to plan for this at closing.
If you have lived in your home as a primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 of gain (single) or $500,000 (married filing jointly) from capital gains taxes. Any gain above that is taxed at your long-term capital gains rate (typically 15-20% federally, plus NJ state tax). We will help you understand your specific exposure during our analysis.
A 1031 exchange lets you sell an investment property and reinvest the proceeds into another like-kind investment property, deferring capital gains taxes entirely. It does NOT apply to primary residences — only properties held for investment or business use. There are strict timelines: 45 days to identify replacement properties and 180 days to close. We coordinate the entire process with qualified intermediaries.
NJ charges a Realty Transfer Fee (RTF) paid by the seller at closing. The fee uses a graduated rate-per-$500 schedule — for most residential sales in the $500K-$900K range, expect roughly 0.8-1% of the sale price. Senior citizens (62+), blind, and disabled sellers qualify for a partial exemption that reduces the fee by approximately 50%. As of July 2025, sales over $1M also incur the Graduated Percent Fee (mansion tax), now paid by the seller instead of the buyer, at rates from 1% to 3.5% depending on the sale price. Our calculator above factors all of this in automatically.
Yes — as long as we are not already under contract with a buyer. Just send us an email and we will both sign a release. Your only cost is actual marketing expenses we have already invested on your behalf — professional photography, 3D tour, advertising. If a buyer we introduced purchases within 90 days after cancellation, the agreed commission still applies — that is standard and fair.
It depends on your financial situation, timeline, and goals. Selling gives you a lump sum; renting generates ongoing income. Key factors: your mortgage rate (if it is low, renting may be more profitable), property condition (if it needs major repairs, selling might make more sense), local rental demand, and your tax situation. We run the numbers both ways during our free analysis so you can compare.
Most homes go under contract within 1-3 weeks if priced correctly. From signed contract to closing is usually 45-60 days. Key milestones: attorney review (business days 1-3), inspections (days 4-14), mortgage commitment (days 15-30), municipal certificates and title work (days 20-40), and final walk-through before closing. Plan for about 2 to 2.5 months total from listing to closing.
Yes — a lease-back (also called a rent-back or use-and-occupancy agreement) lets you stay in the home for up to 60 days after closing. This is written directly into the contract. The daily rent typically covers the buyer carrying costs (mortgage, taxes, insurance). We build this into negotiations so you are never scrambling on moving day.
It depends. Fresh paint, neutral decor, and professional cleaning give the biggest return for the least money. We will walk your home and give you a short, specific list of quick fixes that add value — usually paint, lighting, touch-ups. We skip major remodels that will not return dollar-for-dollar.
A 2025 University of Iowa study of 260,000 listings found that homes offering less than 2% to buyer agents took 33% longer to sell and were 75% more likely to never sell at all. The savings from a 1% listing fee often become a $30,000+ loss when your home sits on the market, invites low-ball offers, and forces price reductions.
Independent studies show these programs shave 13-15% off market value once you factor in service fees and repair deductions. The FTC forced Opendoor to refund $62 million to sellers for claiming they would net more than with a traditional sale. Zillow Offers shut down with a $421 million loss.
Since the 2024 NAR settlement, sellers are no longer required to offer a buyer agent commission through the MLS. However, in practice, most NJ sellers still offer to pay the buyer agent fee — typically around 2% in our market — because it keeps the buyer pool large and competitive. All commission rates are fully negotiable and not set by law.
Effective July 10, 2025, the NJ mansion tax (now called the Graduated Percent Fee) shifted from the buyer to the seller. Rates are graduated: 1% for $1M-$2M, 2% for $2M-$2.5M, 2.5% for $2.5M-$3M, 3% for $3M-$3.5M, and 3.5% for over $3.5M. This is in addition to the standard NJ Realty Transfer Fee. Unlike the RTF, there are no senior or disability discounts on the Graduated Percent Fee.
In most NJ transactions today, the seller still pays the buyer agent commission as part of the deal. When you work with us, we keep things flexible — we represent you on a property-by-property basis rather than locking you into an exclusive long-term contract. A buyer representation agreement (required since August 2024) outlines our services and compensation for any property we show you.
A Full-Service listing (what we offer) includes pricing strategy, professional photography, 3D tours, full MLS marketing, showing coordination, offer negotiation, and closing management. A Limited-Service listing typically provides MLS placement but minimal support. FSBO means you do everything. NAR data shows limited-service homes sold for about $55,000 less than full-service listings.
NJ Seller Costs at a Glance
Estimated closing costs by sale price

Updated for 2025–2026 NJ law including mansion tax changes effective July 2025. All figures are estimates — consult your attorney for exact numbers.

Cost Item $500K Home $750K Home $1.2M Home
Agent Commission (5%) $25,000 $37,500 $60,000
NJ Realty Transfer Fee ~$4,000 ~$6,200 ~$10,200
Graduated Percent Fee (Mansion Tax)* N/A N/A $12,000
GIT Withholding (leaving NJ) $10,000 $15,000 $24,000
Title Insurance (est.) $1,500 $2,250 $3,600
Attorney, Certs, Recording $2,100 $2,100 $2,100
Total (staying in NJ) ~$32,600 ~$48,050 ~$87,900
Total (leaving NJ) ~$42,600 ~$63,050 ~$111,900

*Mansion Tax (Graduated Percent Fee) applies to sales over $1M. As of July 2025, this fee shifted from buyer to seller. GIT withholding is typically credited toward your NJ tax return. Use our net sheet calculator above for your specific numbers.

Selling options compared
Full-Service Agent Limited-Service / Flat-Fee FSBO
MLS Listing ✓ Full optimization ✓ Basic placement ✗ Not included
Professional Photos ✓ Included ⚠ Usually extra $$$ ✗ You arrange
Pricing Strategy ✓ 50+ page analysis ⚠ Basic or none ✗ You research
Showing Coordination ✓ Agent handles all ✗ You handle ✗ You handle
Offer Negotiation ✓ Agent negotiates ✗ You negotiate ✗ You negotiate
Avg. Sale Price $435K (NAR median) ~$380K (NAR median) ~$380K (NAR median)
Typical Total Cost 4.5–5% commission 1–2% + hidden gaps $0 + your time + risk

Source: NAR 2024 Profile of Home Buyers and Sellers, University of Iowa 2025 study of 260,000 listings.

Ready to explore your options?

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Selling Resources
Sell PrivatelySellers GuideNJ Closing Costs1031 Exchange GuideHow Agents Get PaidTax Appeal Guide
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