ARC Real Estate

06/12/2026

"Join us — we'll give you free leads." Every agent has heard this pitch. Here's the math nobody says out loud: a real, motivated buyer or seller lead is worth an estimated $10K–$30K.

If a brokerage actually had those, they'd close them themselves. At ARC Real Estate we do something better — we teach you to build a pipeline nobody can take from you. 24 chapters. Every script. Every system. 2,500+ transactions and $500M+ sold since 2004.

📲 See the full ARC offer — splits, training, free sample chapters: recruitingpresentation.tiiny.site (link in bio)

Or call/text me: Sean Mulligan, Broker/Owner, 646-946-1472

Lead values are industry estimates, not guarantees. All commissions and fees are negotiable. ARC agents are independent contractors; no income is guaranteed — results depend on individual effort and market conditions.


Sean Mulligan
Cell: 646-946-1472
President/Broker of Record
ARC Real Estate
www.arcrealestate.org

06/12/2026

"Join us — we'll give you free leads." Every agent has heard this pitch. Here's the math nobody says out loud: a real, motivated buyer or seller lead is worth an estimated $10K–$30K.

If a brokerage actually had those, they'd close them themselves. At ARC Real Estate we do something better — we teach you to build a pipeline nobody can take from you. 24 chapters. Every script. Every system. 2,500+ transactions and $500M+ sold since 2004.

📲 See the full ARC offer — splits, training, free sample chapters: recruitingpresentation.tiiny.site (link in bio)

Or call/text me: Sean Mulligan, Broker/Owner, 646-946-1472

Lead values are industry estimates, not guarantees. All commissions and fees are negotiable. ARC agents are independent contractors; no income is guaranteed — results depend on individual effort and market conditions.


Sean Mulligan
Cell: 646-946-1472
President/Broker of Record
ARC Real Estate
www.arcrealestate.org

06/11/2026

🚨 The NJ “Exit Tax” — Explained So It Actually Makes Sense

Selling your NJ home and moving out of state? Here’s what nobody tells you until closing day.

First, the good news: it’s NOT an extra tax. It’s the same income tax you’d owe on your profit anyway — NJ just collects it UP FRONT at closing instead of waiting for you to file at the end of the year. Why? Because once you’re in Florida, NJ doesn’t trust you to send the check. 😅

Here’s how the math works — meet Bob:

🏠 Bob bought his home in 2010 for $300,000
💰 He sells in 2026 for $600,000
📈 His profit = $300,000

At closing, NJ withholds the HIGHER of:
👉 10.75% of his profit = $32,250
👉 2% of the sale price = $12,000

So NJ holds back $32,250 from Bob’s check at the closing table.

But here’s the part everyone misses: when Bob files his final NJ tax return, his ACTUAL tax bill is calculated at normal rates — often way less than what was withheld. The difference comes back to him as a refund. 💵

Think of it like a security deposit on your way out the door. You get the extra back — you just have to file for it.

⚠️ Bonus tip: If it’s your primary home and your profit falls under the federal exclusion ($250K single / $500K married), you may owe NOTHING at closing. One form makes the difference.

Moral of the story: talk to your accountant BEFORE you list, not after. Plan for it and it’s a non-event. Get surprised by it and it stings.

Thinking of selling? I walk my sellers through all of this before we ever hit the market.

📲 Sean Mulligan | ARC Real Estate
☎️ 646-946-1472
🌐 www.arcrealestate.org

General info only, not tax advice — every situation is different, so always consult your tax professional.

NJRealEstate SellingYourHome NJExitTax JerseyShore BrickNJ TomsRiverNJ BayHeadNJ Mantoloking ARCRealEstate BetterCallMully

06/06/2026

The lowball offer feels clever — for about 5 seconds. 🏠

Then the seller takes it personal, digs in, and the whole thing stops being about price. Once you've insulted the person who owns the home, you're not negotiating anymore — you're rebuilding a bridge you just burned. 🔥

The buyers who tend to come out ahead aren't the ones who come in lowest. They're the ones who come in credible — real comps, a clean offer, and a number they can actually stand behind.

Thinking about buying around Point Pleasant or the Jersey Shore? Let's talk strategy before you write the offer.

DM me. 📲
🎙️ Better Call Mully
Sean Mulligan, Broker — ARC Real Estate

06/06/2026

https://conta.cc/4e2MSVN

Email from ARC Real Estate 80/20 Split with a $12k Cap: Only $149 Annual ARC Fee (Prorated) and $49 E&O per Transaction, Excellent Training and Support     Your Advanced Real Estate Connection Hi, I w

06/05/2026

📢 NEW JERSEY HOME SELLERS — THE "MANSION TAX" RULES CHANGED. Here's what you need to know before you list. 👇

For almost 20 years it was simple: a flat 1% on any home over $1 million, and the BUYER paid it.

That's over. As of July 10, 2025, two big things flipped:
🔴 1. The SELLER pays now — not the buyer.
If you're selling a $1M+ home in NJ, this is YOUR closing cost now.
🔴 2. It's no longer a flat 1% — it's tiered, up to 3.5%:

$1M–$2M → 1%
$2M–$2.5M → 2%
$2.5M–$3M → 2.5%
$3M–$3.5M → 3%
Over $3.5M → 3.5%

⚠️ The trap most people miss: the rate applies to the ENTIRE sale price — not just the amount over the line. Sell at $2,000,000 and you owe ~$20,000. Sell at $2,010,000 and you jump a tier — now it's ~$40,200. Ten grand more in price, twenty grand more in tax.

That's why pricing near a tier line actually matters — and why this belongs on your net sheet BEFORE you list, not as a surprise at the closing table.
Thinking about selling a million-dollar-plus home in New Jersey? I run these numbers for my sellers up front so there are zero surprises.

📲 Send me a message or give me a call — let's build your real bottom line.
(Mansion tax info is general — consult your attorney or tax advisor for your specific situation.)

05/17/2026

https://conta.cc/4eS3Fx8

Email from ARC Real Estate 80/20 Split with a $12k Cap: Only $149 Annual ARC Fee (Prorated) and $49 E&O per Transaction, Excellent Training and Support     Your Advanced Real Estate Connection I'm Sea

05/09/2026

https://conta.cc/4tq76Pa

Email from ARC Real Estate 80/20 Split with a $12k Cap: Only $149 Annual ARC Fee (Prorated) and $49 E&O per Transaction, Excellent Training and Support     Your Advanced Real Estate Connection I'm Sea

05/05/2026

https://conta.cc/4nbEjvX

Email from ARC Real Estate 80/20 Split with a $12k Cap: Only $149 Annual ARC Fee (Prorated) and $49 E&O per Transaction, Excellent Training and Support     Your Advanced Real Estate Connection You're