As the founder and broker of Tverdov Housing, with over a decade specializing in New Brunswick's real estate—particularly multi-family and investment properties near Rutgers University—I've helped clients uncover and budget for the "hidden" costs that surprise many buyers and sellers. In early 2026's balanced market (median prices around $433,000-$440,000), these often-overlooked expenses can add thousands, but planning ahead minimizes shocks.
While no fees are truly "hidden" on a proper closing statement, some catch people off-guard due to local NJ requirements or negotiation dynamics.
For Sellers (typically 8-10% of sale price total):
- Certificate of Continued Occupancy (CCO) Repairs: New Brunswick mandates this municipal inspection (~$200-300 fee). Issues like outdated smoke/CO detectors, handrails, or code violations often require fixes costing $500-$5,000+—a frequent surprise for owners of older stock.
- Inspection Concessions/Negotiated Repairs: Buyers' inspections commonly lead to credits or repairs ($1,000-$10,000 average), especially in a balanced market.
- Prorated Property Taxes: You pay your share up to closing—high in NJ (~$10,000-$11,000 annual on median homes), but prorated amount can feel unexpected.
- Attorney Fees: Standard in NJ ($1,000-$2,000), often overlooked by FSBO attempts.
- Title Insurance (Owner's Policy): Customarily seller-paid ($2,000-$3,000).
- Realty Transfer Fee: Always seller-paid (~0.8-1%, or $3,500-$4,500 on median home); higher graduated fees for luxury sales (now fully seller responsibility since 2025 changes).
For Buyers (typically 2-5% of purchase price):
- Moving & Immediate Maintenance: Not closing costs, but often $2,000-$10,000 for movers, utilities setup, or urgent fixes in older homes.
- Appraisal & Inspection Fees: $500-$1,000 each, paid upfront.
- Ongoing High Property Taxes & Insurance: NJ's taxes (~$10,000+ annually) and energy costs push "hidden" ownership expenses to ~$30,000/year per recent studies—far above national averages.
- Potential Survey or Additional Title Fees: If issues arise, extras like surveys ($500+).
Many "hidden" costs stem from preparation gaps—pre-listing CCO checks or inspections prevent big concessions. At Tverdov Housing, we provide detailed net sheets upfront, factoring in these locals.
For Central Jersey insights, check The New Jersey Real Estate Investor podcast.
Buying or selling? Contact Tverdov Housing for a free cost breakdown—we'll reveal and reduce surprises in New Brunswick's market.
