KW City Views Selleck Sells NJ

09/20/2026

The question I am getting three times a week right now is whether it is too late to list before the holidays.
It is not. Bergen County homes sold at 102.9 percent of list price in August, and 56.9 percent of them went above asking, per Redfin. That is not a market that shuts off when the leaves turn.

I wrote the whole thing up, including the one case where waiting is the right call.

https://sellecksellsnj.com/blog/list-before-halloween-new-jersey-2026

Are you thinking about it this fall, or holding for spring?

Should you list before Halloween in New Jersey? Bergen County homes sold at 102.9% of list in August 2026. Here is the timing math and the condo caveat.

09/19/2026

If you own a two or three family in Palisades Park, there is a number that matters more than your rent roll. It is your rent control registration history.

Palisades Park has a rent control ordinance and a Rent Leveling Board. Registration is required annually. A landlord who has not properly registered a unit is not permitted to raise rent on that unit until the registration is cured.

Here is why that is a pricing issue and not a paperwork issue.

A serious buyer does not underwrite the rent you are collecting. They underwrite the rent you are legally permitted to collect. If past increases were taken without proper registration, the defensible number is lower than your rent roll shows, and that gap becomes their discount.

Pull your registration history before you set a price.

https://sellecksellsnj.com/blog/pricing-multi-family-homes-in-palisades-park-nj-or-2026

09/18/2026

If you last sold a home in New Jersey before 2024, the rules changed and nobody sent you a notice.

The seller's disclosure statement used to be customary. It is now mandatory.

Two separate laws did it. The Flood Risk Notification Law, effective March 20, 2024, requires every seller of any New Jersey property to answer the Flood Risk Addendum. The Real Estate Consumer Protection Enhancement Act, effective August 1, 2024, requires all residential sellers to complete and sign the full Property Condition Disclosure Statement before a buyer becomes obligated under contract.

The current form runs fourteen pages, and it supplements the Consumer Fraud Act.

Complete it during listing prep, not three days before attorney review.

https://sellecksellsnj.com/blog/the-disclosure-statement-is-not-optional-anymore

The Disclosure Statement Is Not Optional Anymore

09/17/2026

You accepted the offer. In New Jersey, you are not under contract yet.

State law gives either party's attorney three business days to disapprove or modify the agreement. Until that window closes, neither buyer nor seller is legally bound.

Four things sellers get wrong about it:

The clock starts when both parties receive the fully executed contract, not when the last signature lands. Delivery matters.

Weekends and legal holidays do not count. A Friday afternoon signing does not start counting until Monday.

A disapproval letter usually is not the deal dying. Attorneys routinely send one as a negotiating move on price, contingencies, or closing date.

Until review closes, the deal is not done.

From there it is inspections, appraisal, and mortgage commitment, typically 45 to 60 days from contract to closing on a financed sale.

https://sellecksellsnj.com/blog/after-you-accept-an-offer-1

After You Accept an Offer

09/16/2026

Fort Lee's median sale price looks lower than every town around it. That number is misleading, and if you own here it is worth understanding why.

Fort Lee's housing stock is weighted heavily toward co-ops and condominiums. A large share of transactions are smaller units in mid-rise and high-rise buildings, which pulls the median down against towns with more single-family inventory. If you are selling a single-family home or a larger condominium on the bluff, your price point looks nothing like the town median.

Days on market has the same distortion. Co-ops carry board approval and financing restrictions that extend timelines.

What is not distorted is the bridge premium.

https://sellecksellsnj.com/blog/the-gw-bridge-corridor-and-what-it-does-to-a-fort-lee-sale

The GW Bridge Corridor and What It Does to a Fort Lee Sale

09/15/2026

Rapport is easy to manufacture in a 45-minute kitchen-table presentation. Comparable sales are not.

Most sellers pick the agent who made them feel most comfortable, then spend 60 days watching the listing go stale because that agent priced it to win the listing rather than to sell the home.

Three things to ask for instead:

The sale-to-list ratio on their last ten closed transactions, with original and final price both visible. That is public record.

A written plan for week two. Not "we will reassess if needed." An actual threshold.

Their condominium experience in Edgewater specifically. Floor, exposure, parking, and building financials decide your number here, not the town median.

https://sellecksellsnj.com/blog/how-to-choose-a-listing-agent-in-edgewater-1

How to Choose a Listing Agent in Edgewater

09/13/2026

Legacy Leaders Magazine ran a profile of me this month. If we were sitting across a table, I would tell you to skip to the end.

Not the part about the business. The last three paragraphs.

I was a resource room student with dyslexia and ADHD before either one had a name where I grew up. I was not finishing my tests. In fifth grade a friend named Kevin Malloy told me I was smarter than I gave myself credit for and asked why I did not try. I sat for a test the next day and I finished it.

Everything I have been recognized for since traces back to one person deciding I was worth a sentence.

That is the award. The rest is arithmetic.

https://sellecksellsnj.com/blog/legacy-leaders-magazine-published-my-story-or-scott-selleck

09/12/2026

Renting on the Edgewater waterfront usually means a high-rise unit and a shared garage. This is neither.

16 Grand Cove Way, Unit C16. A townhouse in Grand Cove at $5,000 a month. Three levels, 1,585 square feet, two bedrooms, three full baths and a powder room, hardwood floors throughout.

The terrace is the reason to see it. It opens off the living room with the Manhattan skyline and the Hudson in front of you, and a separate patio sits at ground level.

Inside, a custom kitchen with radiant heated floors. The primary suite carries vaulted ceilings, and the finished lower level works as an office or den.

Grand Cove is gated with a 24-hour attended gatehouse, a pool, a fitness center, and direct access to the Hudson River Waterfront Walkway. The unit has its own attached private garage.

https://sellecksellsnj.com/properties/16-grand-cove-way-c16-edgewater-nj-us-07020-26029023

East-facing terrace with Manhattan skyline and Hudson River views | Gated waterfront community | Attached private garage Two bedroom, 3.5-bath townhouse for rent at 16 Grand Cove Way, Edgewater, New Jersey 07020, Bergen County. 1,585 square feet across...

09/11/2026

The Bluff Section of Fort Lee faces east, off the edge of the Palisades. The Manhattan skyline and the Hudson are the view rather than a claim.

1115 Arcadian Way. A brick Center Hall Colonial on a corner lot, 3,904 square feet, five bedrooms, four full and one half bath, at $2,599,000.

From the second-floor primary suite, a picture window frames the skyline from the George Washington Bridge to Midtown. The suite carries a separate sitting room with a gas fireplace and a marble spa bath with a freestanding tub.

The kitchen was built to cook in. Poggenpohl Wenge cabinetry, a quartz waterfall island with prep sink, a Wolf six-burner range with double oven, and a Sub-Zero refrigerator, opening to a covered deck.

Three-car attached garage. Virtual tour and floor plans on the listing.

https://sellecksellsnj.com/properties/1115-arcadian-way-fort-lee-nj-us-07024-26016367

What homes are for sale in the Bluff Section of Fort Lee with east-facing Manhattan skyline views? 1115 Arcadian Way is one of them. A 5-bedroom, 4 full and 1 half bath brick Center Hall Colonial set on a corner lot at 1115 Arcadian Way, Fort Lee, NJ 0...

09/10/2026

Open house Saturday, September 12, from 12 to 2. 201 12th Street, Unit 19, Palisades Park.

A renovated one-bedroom on the third floor of a secure-access building, 674 square feet, offered at $299,000.

The renovation is not cosmetic. New kitchen cabinetry, countertops, sink, range, and refrigerator. New sliding glass doors to a private balcony off the kitchen. The bathroom is fully redone with new tile, vanity, mirror with accent lighting, and fixtures. New flooring throughout.

Two things worth knowing. One garage parking space is included with the unit. And the $316 monthly HOA covers heat, hot water, and that garage space, which is a different carrying-cost picture than the number alone suggests.

Financing eligibility on any condo is set project by project and warrantability has not been verified.

https://sellecksellsnj.com/properties/201-12th-street-19-palisades-park-nj-us-07650-26033688

Renovated one-bedroom condo for sale in Palisades Park, NJ 07650. One-bedroom, one-bathroom condominium on the third floor of a secure-access mid-rise building in Palisades Park, New Jersey. Built in 1975, this 674-square-foot residence has been newly ...