Top Land Buyers in Residential Lots

How long does it typically take to sell vacant land in New Jersey?

In the current 2025 New Jersey market, selling vacant land typically takes between 6 to 12 months. As the most densely populated state, the "Garden State" market is defined by extreme regional disparity. Residential infill lots in transit-connected hubs like Rahway, Jersey City, and New Brunswick often move in as little as 90 to 120 days due to robust demand for transit-village redevelopments. Conversely, large agricultural parcels in Salem or Sussex counties or environmentally sensitive tracts in the Pinelands can remain on the market for 18 months or longer. Sellers should expect a rigorous 60-to-90-day due diligence period, as New Jersey's complex municipal zoning and DEP environmental regulations often slow the path to a shovel-ready status.

What are the common closing costs for land sellers in New Jersey?

New Jersey is a mandatory attorney-close state, meaning legal counsel is required to draft the deed and manage the settlement process. Sellers should budget between 8% and 11% of the final sale price for total costs. The most significant change in 2025 was the overhaul of the "Mansion Tax"; effective July 10, 2025 (P.L. 2025, c. 69), the responsibility for this tax shifted entirely from the buyer to the seller for high-value transactions, significantly impacting net proceeds.

Specific costs for late 2025 include:

• Realty Transfer Fee (RTF): A tiered tax ranging from approximately $2.90 to $6.05 per $500 of the sale price.
• Mansion Tax (Seller Responsibility): For sales over $1 million, sellers now pay a progressive rate: 1% ($1M–$2M), 2% ($2M–$2.5M), and up to 3.5% for sales exceeding $4 million.
• Attorney Fees: Average between $1,500 and $3,000 for standard land transactions.
• Title Search & Recording: Typically range from $500 to $1,000, depending on the county and number of historical records.

Do I need a survey to sell my land in New Jersey?

While a new survey is not strictly required by state law to transfer title, it is a practical necessity for almost all 2025 transactions. Title companies and lenders will not issue an insurance policy without a Location Survey or Boundary Survey to identify encroachments and verify lot dimensions. In New Jersey's crowded landscape, even a few inches of encroachment from a neighbor's fence can stall a sale. For 2025, a basic survey for a suburban lot costs $500 to $1,500, while complex commercial properties or large rural tracts can exceed $3,500. Providing an existing survey (conducted within the last 10 years) is a major selling point that can expedite the closing process by 3 to 4 weeks.

How is the land market trending in New Jersey for the next 12 months?

The New Jersey land market is forecast to remain stable with a 4.7% to 6.6% price increase through 2026. The market is shifting into a "balanced" state, as inventory of active listings has jumped 10.6% year-over-year. While the era of weekend-long bidding wars has faded, the chronic "inventory crunch" (hovering at a 3.5-month supply) prevents any significant price decline. The most active growth sectors for 2026 are transit-connected communities within 45 minutes of Manhattan and the Jersey Shore, where scarcity value continues to drive appreciation rates near 8% annually.

Can I sell land in New Jersey if I have back taxes or title issues?

Yes, you can sell land with issues, but you must move before a Final Judgment is entered in the tax foreclosure process. In New Jersey, if property taxes remain unpaid for one year, the municipality sells a Tax Sale Certificate. The property owner has a two-year redemption period from the date of that sale to pay the back taxes plus interest (which can be as high as 18%). After two years, the lien holder can begin a foreclosure action. However, the owner retains the right to redeem the property up until the moment the final judgment is filed with the court. Sellers with "cloudy" titles due to riparian rights or tideland claims can often resolve these during the closing process, provided they have an experienced attorney.

What is the most in-demand type of land in New Jersey right now?

The most in-demand land use in New Jersey for 2025 is Data Centers and AI Infrastructure. Driven by the state's proximity to the New York financial markets and robust energy grid, developers are aggressively seeking large parcels for "digital infrastructure." Additionally, Industrial Logistics Infill near Port Newark and the I-95 corridor remains a top-tier asset class. In the residential sector, Multi-Family Infill near train stations (Rahway, New Brunswick, and Harrison) is fetching premium prices. Shore-adjacent land in Monmouth and Ocean counties also remains highly sought after, as it serves as a resilient hedge against market volatility due to its limited and finite supply.