Who Writes This Site
Program and regulatory figures verified September 25, 2026. Details change; confirm your scenario with us.
A lender's site about one problem: how a New Jersey homeowner buys the next house before the current one sells.
What this site is for
One question, worked properly. How does a New Jersey homeowner fund the next purchase before the current home sells, and what does the sale actually clear once the State has taken its share.
That second half is why this is a New Jersey site rather than a generic one. The Division of Taxation states that the seller is statutorily responsible for the Realty Transfer Fee and the Graduated Percent Fee, and the fee above $1,000,000 is graduated from 1% to 3.5% rather than a flat one percent on the buyer. A great deal of published New Jersey homebuying content still says otherwise.
Where our work stops
We originate loans. We do not write, review or advise on purchase contracts, and nothing here tells anyone what to put in an offer or how to handle attorney review. Your real estate agent and your closing attorney handle the contract and its dates. Your CPA handles the tax treatment. We handle the money.
How figures get on these pages
Every dollar amount and percentage traces to a primary source recorded with a verification date. The Realty Transfer Fee and Graduated Percent Fee schedules come from the New Jersey Division of Taxation's Realty Transfer Fee page, last updated 05/21/26 and read on September 24, 2026. Loan limits come from the FHFA county file. Agency rules come from the Fannie Mae Selling Guide, cited by section and date. Market values come from Zillow's published research series with the data month attached.
Talking to us
Call (480) 296-6513 or use the contact page. Our team reaches out shortly, with no obligation.
Start with the New Jersey guide or the three structures.
Frequently asked questions
Who runs this site?
Mike Certo, NMLS #260555, Branch Manager at Cornerstone First Mortgage, NMLS #173855. The site covers buy-before-you-sell financing for New Jersey homeowners, statewide across all 21 counties.
Is anything on this site legal or real estate advice?
No. It covers mortgage financing only. Contracts, attorney review and deadlines are handled by your real estate agent and your closing attorney, and tax treatment by your CPA or the New Jersey Division of Taxation.
Where do the transfer fee figures come from?
The New Jersey Division of Taxation's Realty Transfer Fee page, last updated 05/21/26 and read on September 24, 2026. That page sets out both the graduated per-$500 Realty Transfer Fee schedule and the Graduated Percent Fee bands, and states that the seller is statutorily responsible for both.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about financing, not a loan commitment and not legal, tax, or real estate advice. New Jersey's Realty Transfer Fee and Graduated Percent Fee are administered by the New Jersey Division of Taxation and exemptions depend on your facts; your closing attorney, your CPA, and your real estate agent each handle their own part. Loans are subject to borrower and property qualification.