NJ Realty Transfer Fee (RTF) Rate Schedule
The NJ Realty Transfer Fee is a state tax paid by the seller when recording the deed. It applies to virtually every property sale in New Jersey. The rate depends on the total sale price, with two separate schedules: one for homes selling at or below $350,000, and a higher schedule for homes selling above $350,000.
Standard Rates — Sale Price Over $350,000
This applies to most homes in Somerset, Middlesex, and Mercer counties.
| Consideration Range | Rate per $500 | Example: $650K Home |
|---|---|---|
| First $150,000 | $2.90 | $870 |
| $150,001 – $200,000 | $4.25 | $425 |
| $200,001 – $550,000 | $4.80 | $3,360 |
| $550,001 – $850,000 | $5.30 | $1,060 |
| $850,001 – $1,000,000 | $5.80 | — |
| Over $1,000,000 | $6.05 | — |
| Total RTF for $650,000 home | $5,715 | |
Source: NJ Division of Taxation, nj.gov/treasury/taxation/lpt/rtffaqs.shtml. Rates are for no-exemption residential transfers. The RTF has four components (Basic Fee, Additional Fee, Supplemental Fee, General Purpose Fee) whose combined totals produce the rates above.
Standard Rates — Sale Price $350,000 or Under
| Consideration Range | Rate per $500 |
|---|---|
| First $150,000 | $2.00 |
| $150,001 – $200,000 | $3.35 |
| $200,001 – $350,000 | $3.90 |
Senior Citizen / Blind / Disabled Partial Exemption
Sellers who are 62 or older, legally blind, or permanently disabled and who occupied the property as their primary residence qualify for a partial exemption that reduces the RTF by roughly 50%. These reduced rates apply regardless of sale price:
| Consideration Range | Standard Rate | Senior/Disabled Rate | Savings per $500 |
|---|---|---|---|
| First $150,000 | $2.90 | $1.40 | $1.50 |
| $150,001 – $550,000 | $4.25–$4.80 | $2.15 | $2.10–$2.65 |
| $550,001 – $850,000 | $5.30 | $2.65 | $2.65 |
| $850,001 – $1,000,000 | $5.80 | $3.15 | $2.65 |
| Over $1,000,000 | $6.05 | $3.40 | $2.65 |
NJ Graduated Percent Fee (Mansion Tax) — Changed July 2025
Effective July 10, 2025, the NJ "mansion tax" underwent two major changes: the tax shifted from the buyer to the seller, and the rate became graduated based on sale price. Formally called the Graduated Percent Fee (GPF), this is separate from and in addition to the standard RTF above.
| Sale Price | Rate | Tax Amount | Who Pays |
|---|---|---|---|
| Under $1,000,000 | 0% | $0 | N/A |
| $1,000,001 – $2,000,000 | 1% | $10,000 – $20,000 | Seller |
| $2,000,001 – $2,500,000 | 2% | $40,000 – $50,000 | Seller |
| $2,500,001 – $3,000,000 | 2.5% | $62,500 – $75,000 | Seller |
| $3,000,001 – $3,500,000 | 3% | $90,000 – $105,000 | Seller |
| Over $3,500,000 | 3.5% | $122,500+ | Seller |
What changed: Before July 10, 2025, buyers paid a flat 1% fee on properties over $1M. Now sellers pay a graduated 1%–3.5%. For a $1.5M home, this means the seller now pays $15,000 that the buyer used to pay. For a $2.5M home, the seller pays $50,000 — double the old buyer cost of $25,000.
Exempt property types: Vacant land without structures, pure farmland, industrial properties (Class 4B), apartment buildings with 5+ units (Class 4C), and properties owned by nonprofits, schools, churches, or government entities.
NJ GIT Withholding (Exit Tax)
Non-resident sellers and NJ residents who are moving out of state must pay a 2% estimated Gross Income Tax (GIT) withholding on the total sale price at closing. This is filed using Form GIT/REP and is credited toward your NJ income tax return — most sellers get a significant portion back when they file taxes.
Other NJ Seller Closing Costs
| Cost | Typical Range | Notes |
|---|---|---|
| Agent commission | 4.5% – 6% | Covers listing agent + buyer agent. Fully negotiable. See commission section below. |
| Title insurance | 0.3% or $1,500+ | Owner's title policy. Rate varies by provider and sale price. |
| Real estate attorney | $950 – $1,600 | Required in NJ for contract review, title, and closing. |
| Smoke/CO detector & township certs | $150 – $450 | Required for most residential sales. Fire dept inspection + township certificate of continued occupancy. |
| Recording, courier & wire fees | $200 – $400 | Deed recording, document courier, and wire transfer fees. |
| Mortgage payoff & release | Balance + ~$200 | Remaining mortgage balance plus lender's release/payoff processing fee. |
| Seller concessions | $0 – 6% of price | Negotiated credits toward buyer closing costs. Limits vary by loan type (FHA: 6%, conventional: 3–9%). |
| Home warranty (if offered) | $400 – $600 | Optional. Some sellers offer as a negotiating tool. |
| Prorated property taxes | Varies | You pay your share through the closing date. NJ quarterly tax schedule applies. |
Calculate Your Net Proceeds
Our free NJ Seller Net Sheet Calculator uses the exact RTF rate tables above, the 2025 mansion tax, and all NJ-specific costs. Enter your sale price and get an instant estimate.
Open Net Sheet Calculator →Real Estate Commission in NJ After the NAR Settlement
The 2024 NAR settlement changed how buyer agent commissions are handled. Here's what NJ sellers and buyers need to know:
For Sellers
Sellers are no longer required to offer buyer agent commission through the MLS. However, in practice, most NJ sellers still choose to offer a buyer agent fee (typically around 2% in central NJ) because it keeps the buyer pool large and competitive. All commission rates are fully negotiable and not set by law.
As your listing agent, we walk through the options: offer a buyer agent commission upfront (most common and usually most effective), let the buyer negotiate their agent's fee as part of their offer, or structure it as a seller concession toward buyer closing costs. The right approach depends on your market conditions, timeline, and pricing strategy.
For Buyers
Since August 2024, all buyers must sign a written buyer representation agreement before touring homes. This agreement outlines the agent's services and compensation. In the vast majority of NJ transactions, the seller still covers the buyer agent's commission at closing — you get full professional representation without paying your agent out of pocket. If a rare situation arises where a seller won't cover any buyer agent fee, your agent will discuss options before you proceed.
Full-Service vs. Limited-Service vs. FSBO
Full-Service Agent
Limited-Service / Flat-Fee
FSBO (For Sale by Owner)
Sale vs. list price estimates based on NAR data: FSBO median $380,000 vs. agent-assisted median $435,000, plus University of Iowa study of 260,000 listings showing limited-service homes took 33% longer to sell and were 75% more likely to never sell. Collateral Analytics research estimates discount sellers lost 5–7% comparing similar homes.
Quick Reference: Total Seller Costs by Price
These estimates assume standard (no exemption) RTF rates, 5% total commission, NJ resident staying in state, and typical attorney/title/cert costs. Your actual costs will vary.
| Sale Price | RTF | Commission (5%) | Other Costs* | Total Costs | % of Price |
|---|---|---|---|---|---|
| $400,000 | $3,215 | $20,000 | $3,600 | $26,815 | 6.7% |
| $500,000 | $4,175 | $25,000 | $3,600 | $32,775 | 6.6% |
| $650,000 | $5,715 | $32,500 | $3,600 | $41,815 | 6.4% |
| $800,000 | $7,305 | $40,000 | $3,600 | $50,905 | 6.4% |
| $1,000,000 | $9,575 | $50,000 | $3,600 | $63,175 | 6.3% |
| $1,500,000 | $15,625 | $75,000 | $3,600 | $109,225 | 7.3% |
| (incl. mansion tax) | +$15,000 |
*Other costs include attorney ($1,500), title insurance ($1,500 est.), smoke/CO/certs ($300), recording/courier ($300). Does not include mortgage payoff, seller concessions, prorated taxes, or GIT withholding for non-residents/those leaving NJ.
Free NJ Seller Net Sheet Calculator
Our net sheet calculator on the Home Value Analysis page uses the exact RTF rate tables above, including the 2025 mansion tax changes, senior/disabled partial exemptions, and the GIT/exit tax toggle. It's the most accurate free NJ seller net sheet calculator available online.
Want an exact number customized to your property? Our free 50+ page Comparative Market Analysis includes a personalized net sheet with precise comps, actual costs, and a strategy session. Request yours here — no obligation.
About This Guide
This guide is maintained by Tang Group Real Estate, a family-owned brokerage in Central New Jersey serving Montgomery Township, Hillsborough, Princeton, Bridgewater, West Windsor, and surrounding areas since 2003. We hold NJ + NY broker licenses, a commercial license (CCIM), and 20+ consecutive years of Circle of Excellence awards with a 5.0 Google rating across 58+ reviews.
We created this resource because NJ closing costs are complicated and most online calculators get the RTF rates wrong. If you have questions about selling in Central NJ, book a free consultation or call 908-874-5798.