New Jersey Realtor®—September October

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10 Hamilton Avenue Trenton, NJ 08611

Phone: 609-341-7100 njrealtor.com

Jarrod C. Grasso, RCE Chief Executive Officer

PUBLIC RELATIONS AND MARKETING DEPARTMENT

Colleen King Oliver Director of Public Relations & Marketing | editor@njrealtor.com

Erin McFeeters Content Coordinator

Dana Fiori Communications Coordinator

2020 OFFICERS

Angela Sicoli President

Jeffrey Jones President-Elect

Robert White First Vice President

Kathleen Morin Treasurer

ADVERTISING SALES

Laura Lemos | 973-822-9274 laura@boja.com

DESIGN

Rebecca Ryan McQuigg | Encompass Media Group rebecca@encompasspubs.com

New Jersey Realtors® provides legal and legislative updates as well as information on a variety of real estate related topics solely for the use of its members. Due to the wide range of issues affecting its members, NJ Realtors® publishes information concerning those issues that NJ Realtors®, in its sole discretion, deems the most important for its members.

The content and accuracy of all articles and/or advertisements by persons not employed by or agents of NJ Realtor® are the sole responsibility of their author. NJ Realtors® disclaims any liability or responsibility for their content or accuracy. Where such articles and/or advertisements contain legal advice or standards, NJ Realtors® recommends that NJ Realtors® seek legal counsel with regard to any specific situation to which they may seek to apply the article.

New Jersey Realtor ® , publication number 13260. Published bi-monthly each year. Member subscriptions allocated annually from annual dues: $3. Non-member annual subscription: $10. Known office of publication: 10 Hamilton Avenue, Trenton, NJ 08611. Periodicals postage paid at Trenton, NJ 08611 and at additional mailing offices.

POSTMASTER: Send address change to Editor, 10 Hamilton Avenue, Trenton, NJ 08611.

President's View: You’re Invited to the F.R.E.S.H. Summit

CEO's Desk: We’ll Miss You in December

Important Dates & Deadlines

Legislative Update: Advocating for a Responsible State Budget During a Pandemic Presale Renovations with the Best ROI

Sudoku puzzle solution:

You’re Invited to the

F R E S H SUMMIT free REALT OR® education starts here

BY ANGELA SICOLI

As the current health crisis continues into the fall months, New Jersey Realtors® made the difficult decision to cancel all upcoming in-person events such as Trenton Day, Realtor®-palooza, and the Women’s Conference. All of these events provide valuable education and networking opportunities and we are so disappointed that we cannot be together with our New Jersey Realtor® family.

In lieu of having these in-person events, I would like to invite you to a new, virtual event—the F.R.E.S.H. Summit: Free Realtor® Education Starts Here. It will be a month of virtual conferences, classes, and meetings—and you are all invited!

Throughout the month of October, virtual education sessions will be available for all members, with new events each and every week. The schedule is subject to change, but visit fresh.njrealtor.com for the most up-to-date information and details on registration. You’ll be able to earn continuing education credits, hear from elected officials, and talk with like-minded individuals about your business. It’s free and it’s for you.

Some highlights:

• Earn up to 5 continuing education credits in the sessions (including core, elective, and fair housing)

• Hear from New Jersey Realtors® Legal Counsel Barry Goodman, Esq. and representatives from the NJ Division

on Civil Rights on how to comply with the Fair Housing Act and the New Jersey Law Against Discrimination

• Learn from your leadership with an update on state issues and have your voice heard during the questionand-answer segment

• Find affordable lending options for your clients with Carmen Mercado of Freddie Mac

• Listen to your elected officials with several Realtors® Day in Trenton sessions throughout the month

• Oct. 8 will be dedicated to New Jersey Women: That’s Who We R, presented by New Jersey Realtors® and the Women’s Council of Realtors®—New Jersey. There will be more than 10 sessions and you will hear from industry leaders such as National Association of Realtors®’ Leslie Rouda Smith and Shannon McGahn, Women’s Council of Realtors®’ Brenda Lee Szlachta, and top industry speakers Katie Lance and Marki Lemons-Ryhal

• And more!

Going virtual for so many events has been hard on every industry and while we recognize that it may not be a first choice, we prioritize the health and safety of our membership and do not wish to contribute to the spread of the pandemic.

So join us for a month of free learning with your peers and colleagues, we are excited to serve you with this content. For more information visit fresh.njrealtor.com.

We’ll Miss You in December

It is with great disappointment that we announce the cancellation of the 2020 Realtors ® Triple Play Convention & Trade Expo, set to take place in Atlantic City on Dec. 7-10.

New Jersey Realtors ® has held a convention in Atlantic City for more than 100 years and we thank you for sticking with us for all those years of learning, growing, and building.

The decision to cancel was made following careful consideration by our Tri-state Convention Committee on a variety of issues including: preserving the health and safety of all our attendees, including our members, staff, sponsors, exhibitors, speakers and volunteers, the upward trend of COVID-19 cases across the country, restrictions in place in all three states, and the uncertainty of what social distancing and other safety precautions may be necessary in December.

Although we will not be meeting in person this year, New Jersey Realtors ® is working toward bringing virtual sessions to our members in December. We will be announcing details soon.

I look forward to being back in 2021—Dec. 6-9—and hope you will join us.

Stay safe and healthy.

Advocating for a Responsible State Budget During a Pandemic

BY BRUCE SHAPIRO

Every year, New Jersey Realtors® Government Affairs team advocates for a responsible state budget that protects homeownership and does not include any taxes or fees affecting the real estate industry. Traditionally, this involves meeting with members of the State Legislature, working with the governor’s office, and attending Senate and Assembly budget committee hearings. This year, New Jersey Realtors® is continuing its state budget advocacy efforts, but in a new way in response to COVID-19.

One of the biggest changes concerning the state budget is that the 2020 fiscal year budget was extended over two months. Under state law, the budget must be enacted by June 30 of every year or else the state runs out of spending money on July 1. In response to the COVID-19 pandemic, the State Legislature and the governor’s office worked together to extend the Fiscal Year 2021 deadline to September 30. The extension will provide the governor and the State Legislature additional time to review the COVID-19 impact on state revenue.

Due to the fact that the new budget for Fiscal Year 2021 will not be adopted until the end of September, the governor and State Legislature had to enact a temporary measure extending spending authority during the past three months. New Jersey Realtors® closely monitored and engaged in these proceedings to ensure there would be no negative impacts to the real estate industry or homeownership.

When Gov. Murphy unveiled his original budget proposal for Fiscal Year 2021 earlier this year, his budget proposal totaled $40.85 billion. This budget did not call for any tax or fee increases affecting real estate, such as an increase to the realty transfer fee (RTF), a seasonal rental tax, or a tax on commissions. At the time, the governor also called for additional state funding for lead service line replacement, a $577 million increase in school funding, a 3.5 percent

increase in direct property tax relief and $10 million in funding to promote shared services. New Jersey Realtors® will review the revised budget proposal for Fiscal Year 2021 to ascertain how these funding areas are affected. NJ Realtors® will also determine if there are any proposed tax or fee increases affecting real estate and homeownership.

Since the beginning of the year, there is an estimated shortfall of up to $10 billion in revenues between the current Fiscal Year 2020 and the pending Fiscal Year 2021 state budgets. Under the law that extended Fiscal Year 2020 to September 30, the governor is required to present a revised budget proposal for Fiscal Year 2021 by August 25.

In advance of Gov. Murphy presenting his revised budget proposal to the State Legislature, he called for federal funds from the federal government to help offset anticipated shortfalls in state revenue. As of late July, no additional federal funds have been approved by Congress. The governor also asked for and received additional borrowing authority from the State Legislature. Now, the State may borrow additional funds to offset revenue decreases due to the COVID-19 pandemic with approval of a newly formed Select Commission on Emergency COVID-19 Borrowing.

Moving forward, New Jersey Realtors® Government Affairs team will closely monitor and engage in the budget process to advocate for a responsible budget that does not contain any tax or fee increases affecting real estate. While the advocacy efforts of New Jersey Realtors® have had to adapt in response to COVID-19, they have continued to ensure the views of the real estate industry are heard loud and clear. These efforts will continue throughout the remainder of the budget process as well as on all issues affecting the real estate industry.

S1232 – Kean (R21)

Establishes loan program for firsttime homebuyers who move to areas with most abandoned properties; appropriates $5 million.

New Jersey Realtors® Position: STRONG SUPPORT

We strongly support this bill to revitalize areas with the largest amounts of vacant homes while also encouraging first-time homeownership.

Bill History: 2/3/2020 – Introduced in Senate and referred to Senate Community and Urban Affairs Committee.

NEW JERSEY LEGISLATIVE BILLS

S1295 – Turner (D15)

Authorizes public access to government records through government website.

New Jersey Realtors® Position: SUPPORT

We support this bill as it provides greater and easier access for certain public records to be accessed online without having to pay costs associated with the Open Public Records Act.

Bill History: 2/10/2020 – Introduced in Senate and referred to Senate State Government, Wagering, Tourism and Historic Preservation Committee.

S1896 – Cruz-Perez (D5), Beach (D6)

“Retrofitted Green Building Tax Credit Act.”

New Jersey Realtors® Position: MONITOR

We support this bill as it provides incentives to meet green building standards, rather than mandates that could make it more expensive to sell a property if added on at the time-of-sale.

Bill History: 2/24/2020 – Introduced in Senate and referred to Senate Environment and Energy Committee.

[$ 493,681.18]

as of August 13, 2020.

NOW OPEN APPLICATIONS

It’s that time of year again— Get started on your COE application

Applications for New Jersey Realtors® Circle of Excellence

Awards are now open. You can start your application today at coe.njrealtor.com. Completed applications and payments must be submitted, with verification material, to your local board by their close of business on Jan. 8, 2021

Earn one unit towards your award by investing a minimum of $100 to Realtors® Political Action Committee of New Jersey by Oct. 2.

Presale Renovations with the Best ROI

BY MICHELE LERNER

Oneof the most delicate, diplomatic moments for Realtors® to navigate can occur during their listing presentation, when it’s time to have the talk about a property’s condition. Very few sellers want to hear that their home needs a thorough cleaning or a fresh coat of paint, much less that they need to spend thousands on a property they’re about to leave. On the other end of the spectrum, a handful of sellers may have watched so much HGTV that they think they need to upgrade their entire house before putting it on the market.

What should be done and how much should be spent depends on the property, its location, and market conditions, which is why a Realtor®’s opinion is essential to presale preparations.

“You need to tour the listing to see what really needs to be done to get the most money without spending too much,” says Kevin Yento, a Realtor® with Coldwell Banker Realty in Bedminster and Bridgewater.

Professional cleaning and staging are the most important actions to take, says Yento. After that, a lot depends on the timing and goals of the homeowners.

“If they’re selling now and the market is hot, you just clean and paint,” says Yento. “If you’re thinking of selling next year and you’re more concerned about getting more money, then you can think about doing a little more.”

If the home you’re listing needs repairs that could be flagged on a home inspection, it probably makes sense to take care of those upfront.

Presentation

Professional cleaning and staging are the most important actions to take.

“Realtors® know many of the minor repairs that homeowners will need to make anyway after a home inspection, so it makes sense to do those first,” says Kathleen Kuhn, president and CEO of HouseMaster Home Inspections, a home inspection franchise brand in the U.S. and Canada, based in Somerset. “It may cost twice as much to take care of something after the home inspection to meet the buyers’ requests, so it’s better to do it first.”

Home Improvements and ROI

Remodeling projects are notorious for having a negative return on investment, especially for homeowners planning to sell their property. Renovating a home to live in brings the satisfaction of a new space that matches the homeowners’ lifestyle, so even if they don’t get a 100 percent return on their investment when they eventually sell, they at least have had the enjoyment of using their new space or features.

For sellers, whether a renovation is worthwhile depends on the sales price of the home, how quickly it sells and the cost of the project. Even if spending $10,000 on a home improvement doesn’t garner a $10,000 higher sales price, it could mean the difference between selling in a few days, a few months or not at all.

“The only project in our analysis of home improvements that has an ROI above 100 percent is a garage door replacement, which costs an average of $3,791 and adds an average of $4,031 in resale value,” says Max Anderson, director of product at Porch, a home services company based in Seattle.

In the New York, New Jersey and Pennsylvania region, Porch’s analysis found that the improvements with the highest ROI besides a garage door replacement include adding stone veneer, replacing siding, a minor kitchen remodel, a deck addition, replacing the windows and replacing the front door.

“The equation depends on how much something costs as well as what a buyer will pay for it,” says Anderson. “So, for example, a minor kitchen remodel will get an 80 percent ROI, while a bathroom renovation gets a 63 percent ROI. A homeowner may want to look at upgrading the kitchen a little rather than the bathroom if they don’t want to do both.”

Generally, Anderson says, big home improvements aren’t recommended before a sale.

“It’s best to focus on staging, inexpensive landscaping improvements and curb appeal,” he says. “After that, you may want your kitchen to look updated, but you don’t want to spend too much money on it.”

According to a recent study by Lending Tree, home sellers expect to spend an average of $10,000 upgrading their homes before listing it. The study found that the top projects homeowners have done or plan to do before selling include fresh interior paint (planned by 80 percent), a bathroom upgrade (72 percent), improving the landscape (72 percent), fresh exterior paint (67 percent), new kitchen appliances (65 percent) and replacing the floor or carpet (64 percent).

“I always suggest that sellers do the bare minimum that will bring them the biggest bang for the buck,” says Daren Sautter, a Realtor® with Long & Foster Real Estate in Cherry Hill. “If you do bigger projects, whatever you do may be wrong in the eyes of buyers.”

Exterior Improvements to Suggest

Encouraging homeowners to look at their property with the eyes of an investor can help them see what needs to be done and what doesn’t, says John T. Swartz, a Realtor® with RE/ MAX Community in Williamstown.

“Getting your house ready to sell is like getting ready for a date,” says Swartz. “You comb your hair, shower and put on a pressed shirt. Same thing with a house, you put flowers in pots, upgrade the front door light, power wash the house and clean the gutters.”

Best ROI

The only project in our analysis of home improvements that has an ROI above 100 percent is a garage door replacement.

Painting

Painting is by far the cheapest way to get the highest ROI and you can even use paint to get rid of odors in a house.

Yento recommends adding mulch or stones to the yard and washing the windows. “If the front door leaks, then it needs to be replaced, but otherwise I suggest painting it black,” Yento says.

Fix loose paving stones and walkways, suggests Kuhn, and check the porch, patio and deck.

“Anything that slopes towards the house can cause moisture and structural damage inside,” says Kuhn. “A shaky deck needs to be tightened because that could be a hazard and the buyers will want it fixed after an inspection.”

Replacing or repairing roof flashing can be an inexpensive repair that prevents roof leaks, Kuhn says.

Interior Improvements with Highest ROI

Inside, every recommendation should be made on a case-bycase basis but painting and taking out wallpaper usually make the biggest difference for the least amount of money, says Sautter.

“You can also change out the hardware in your kitchen and bathrooms to make them look a little more contemporary,” he says. “Painting everything a nice neutral color like Benjamin Moore ‘Edgecomb Gray’ with the moldings and trim painted white perks up older homes.”

Sautter recommends painting the walls of an unfinished basement and a garage white and the floors a soft grey, which gives buyers a sense that the space is usable.

Cleaning or replacing grout and caulking around sinks, tubs and showers can help a property look fresher without the expense of major upgrades, says Yento.

“Painting is by far the cheapest way to get the highest ROI and you can even use paint to get rid of odors in a house,” Yento says. “If a house has strong cooking odors, I tell the homeowners to stop cooking for two weeks or to move out. Buyers run away from a house that smells.”

Kuhn suggests replacing burned out light bulbs and replacing older light fixtures with inexpensive new ones.

“You can also add extra outlets and switch old outlets to new three-prong outlets at a cost of $100 or so per outlet,” Kuhn says. “Seeing a lot of extension cords and old outlets is a big turnoff to buyers.”

Kitchen improvements can be tricky, says Swartz. “An updated kitchen with stainless-steel appliances, granite or quartz counters and a tile backsplash can get $20,000 or $30,000 more than a house with an older kitchen, but you don’t want to overspend,” Swartz says. “Just paint the cabinets or reface them rather than replace them, change the trim and get a stainless-steel appliance package at Lowes that looks high end but isn’t too expensive.”

Changing the counters or the fixtures can be another way to upgrade the kitchen’s appearance without a complete overhaul, says Kuhn.

Presale Mistakes

Over improving and overspending are the biggest mistakes sellers make. “I think spending thousands to put in a blacktop to replace a crushed stone driveway is a big waste of money,” says Yento. “It also doesn’t make sense to replace a roof or an HVAC system as long as they work.”

Yento also says that sellers shouldn’t offer a credit to replace something upfront. He recommends waiting for the buyers to ask for a credit, particularly in a strong sellers’ market.

“Unless they’re hideous, I don’t recommend putting the money into replacing floors,” says Sautter. “People want hardwood or luxury vinyl tiles, but it may be the wrong color for someone’s taste.”

Do it yourself projects can also backfire. “One couple did a terrible job refinishing about 4,000 square feet of floors,” says Swartz. “They were proud of themselves, but the quality

Exterior Improvements

Add mulch or stones to the yard, paint the front door, power wash the house, and clean the gutters.

looked bad. In that case, they either need to bring in a contractor to spend money to fix it or lower the price.”

Selling ‘As-Is’

While sellers may be tempted to sell “as-is” and not bother with improvements, that decision always depends on market dynamics.

“If the going rate for a house is $515,000 and your house is worth about $470,000 but it would take $60,000 to get it in good shape then it may not be worth fixing,” says Swartz. “If you could spend $5,000 to $10,000 to get it marketable, then it would be worth doing.”

“RealVitalize is a partnership between Coldwell Banker and HomeAdvisor to connect the agent or seller with a HomeAdvisor consultant to determine the appropriate scope of the project and pricing,” says Sue Yannaccone, regional executive vice president of Coldwell Banker Realty for the Eastern Seaboard and Midwest regions. “We can look at what’s popular in different markets and then the contractors can work quickly and professionally to fix or replace features in the home.”

Postponing payment for the items means that sellers can avoid spending cash that they need for their next home purchase, says Yannaccone. RealVitalize can be used at any point during the transaction, including for post inspection repairs.

“It’s important for sellers to put themselves in their buyers’ minds,” says Yannaccone. “Buyers want to be able to move more quickly and don’t want to have to deal with some things. Think about where the buyers want to spend money and what they’d rather have done for them. For instance, maybe they prefer to replace the carpet with their own choice of color but having the garage door replaced is great because that’s about as exciting as replacing your tires.”

Kitchen Refresh

Paint the cabinets or reface them rather than replace them, change the trim and get a stainless-steel appliance package that looks high end but isn’t too expensive.

One option is to provide 3D renderings of potential upgrades to buyers that show what the space could look like and approximately how much the improvements would cost, says Sautter.

“You can offer a credit of $10,000 or $15,000 to buyers instead of doing the work yourself,” Sautter says.

Presale Renovation Specialists

Multiple companies and brokerages now offer a new way to prep a house for the market: coordinating and paying for renovations upfront, with the sellers reimbursing the company at the closing. For example, Curbio, Compass Concierge and RealVitalize all work with sellers to provide home improvement recommendations, contractors and financing.

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Take a Hike!

BY ERIN MCFEETERS

New Jersey is known for many things: fresh fruits and vegetables, easy commutes to Philly and NYC, and beautiful beaches. While hiking may not be the first thing to come to mind when you think of the Garden State, here are 14 trails that can’t be beat.

Stairway to Heaven

High Point State Park

Ramapo Mountain State Forest

Wyanokie High Point

Mount Tammany

Pyramid Mountain Natural Historic Area

Sourland Mountain Preserve

Delaware and Raritan Canal State Park

Goat Hill Overlook

Wells Mills County Park

Wharton State Forest

Parvin State Park

Maurice River Bluffs

Belleplain State Forest

Stairway to Heaven—Sussex County

A moderate difficulty trail in Vernon Township along part of the Appalachian Trail. This trail is rocky and steep but has awesome views. Fall is the best time to visit when the leaves are changing colors. Reviewers on alltrails.com recommend wearing hiking boots because of the rockiness and to take your time because it’s a challenge to navigate some parts.

Ramapo Mountain State Forest—Bergen and Passaic County

If you’re looking for a large variety of moderately challenging trails, travel up to Bergen and Passaic county to take a stab at one of the 19 moderate trails in Ramapo Mountain State Forest. The trails range from two to 10 miles and are between 216 and 1,092 feet above sea level. The forest is extremely hilly and is a sanctuary for wildlife—a great spot for birdwatchers. Some of the trails even have views of the NYC skyline.

Pyramid Mountain Natural Historic Area— Morris County

Along the trails of Pyramid Mountain Natural Historic Area, you can see the largest glacial erratic in the state, streams, and at the historic area’s highest point you can see the NYC skyline.

High Point State Park—Sussex County

There are 13 hiking trails for all nature lovers at High Point State Park, and it’s a popular destination for not only hiking but also camping, skiing, and angling. The park’s trails are of all difficulty levels—the more difficult the hike, the better the views. If you’re into photography the High Point via Appalachian Trail has an observation deck with panoramic views.

Wyanokie High Point—Passaic County

Not for the faint of heart, Wyanokie High Point is a rugged, challenging route that is over eight miles in length. It has an elevation of 1,827 feet and njhiking.com said it takes over five hours to complete, including photo and snack breaks. Put in the work for this hike and the payoff is a beautiful water view.

Mount Tammany—Warren County

Located near Pahaquarry, Mount Tammany is one of the top hiking spots in the state with incredible views of the Delaware Water Gap. The trail is only 3.8 miles, and it earns a moderate difficulty level for its rockiness and high elevation. Don’t forget your camera or smartphone, because hikethehudsonvalley.com says, “You want to scrabble up a beast of a mountain to see some gorgeous views,” they give Mount Tammany’s scenery a 4.5 out of five.

Sourland Mountain Preserve—Somerset County

Travel to the Hillsborough/Montgomery Township area to hike over the boardwalks and rock formations of the Sourland Mountain Preserve. The preserve has something for everyone if hiking isn’t your thing—mountain biking, birdwatching, bouldering, and horseback riding. However, new and seasoned hikers alike can find a trail at the Sourland Mountain Preserve with 11 trails ranging from easy to moderate difficulty levels and ranging from 1.4 to 6.1 miles.

Stairway to Heaven

High Point State Park

Mount Tammany

Sourland Mountain Preserve

Delaware and Raritan Canal State Park—Middlesex, Mercer, Burlington, Somerset and Hunterdon County

This unique state park is 70-miles long and crosses five counties. In the 70s, the area had many historic structures added to the National Register of Historic Places and was deemed a state park a year later. The main historic towpath runs from Bakers Basin Road in Trenton to New Brunswick and is great for both hiking and biking. Since the park extends over five counties, there are many trails to choose from and are of different difficulty levels.

Goat Hill Overlook—Hunterdon County

This one-mile hike is for newbies and great for families. There is a slight elevation gain and once you make it to the top of the hill you can see the Delaware River. The overlook is part of Washington Crossing State Park, so you can make a whole day out of the trip and visit the nearby town of Lambertville.

Wells Mills County Park

Wharton State Forest— Burlington County

Parvin State Park—Salem County

Over 200 kinds of flowering plants burst in the springtime in this state park located on the edge on the Pine Barrens. Take the shorter three-mile easy loop around the Parvin Lake or add on other trails to your route for something a little longer. During the summer months, visitors can swim in Parvin Lake, have a picnic lunch with a water view, and even reserve a campsite to enjoy all the park has to offer such as nature programs, boating, fishing, and more.

Wells Mills County Park—Ocean County

With over 900 acres of forest within the Pine Barrens, Wells Mills is the largest park in Ocean County. The main trail loop of almost eight miles is of moderate difficulty and features a lake surrounded by scenic views of the Pine Barrens. However, the park has 10 trails of varying lengths and different activity options. If you’re looking to make the trip a family affair, the three-story nature center in the park has a library, observation deck, and offers environmental programs regularly.

Batsto Lake Trail in the forest is an easier sand packed trail through the Pine Barrens and along Batsto Lake. With an elevation of 131 feet, this trail is good for all skill levels and your furry friend can join in on the fun. After the hike, visit Batsto Village’s many historic sites such as a general store, grist mill, mansion, and more.

Maurice River Bluffs—Cumberland County

This easy sandy trail is a stopover habitat for migrating songbirds, osprey, and bald eagles according to nature.org. The preserve is also home to some of the state’s largest contiguous wild rice marshes. During the winter and spring months sections of the path are closed due to bird mating season, so be sure to visit during the summer or fall. Visit the floating dock on the preservation for a view of two bald eagle nests and be sure to pack a lunch or a snack to enjoy one of the scenic picnic areas.

Belleplain State Forest—Cape May County

The main trail in the forest starts at Lake Nummy and is about seven miles long but is deemed easy because of the flat-packed sand. The State of New Jersey established Belleplain State Forest in the 1920s for recreation, wildlife management, timber production, and water conservation. In the 1930s a cranberry bog in the forest was converted into Lake Nummy, which is now popular for swimming, boating, and fishing.

Delaware and Raritan Canal State Park

Maurice River Bluffs

UpperTownshipFreehold

BY ERIN MCFEETERS

Dating back to the 1730s along County Route 539 in Monmouth County lies Upper Freehold Township. When the New Jersey State Legislature passed the Township Act of 1738, Upper Freehold was officially incorporated as a township within Monmouth County, but over the years portions of Upper Freehold were taken to form neighboring townships such as Millstone and Jackson.

Today, Garden State residents are likely more familiar with Upper Freehold by its towns such as Cream Ridge, Wrightsville, Imlaystown, Sharon, and parts of Stone Tavern.

“The township is a wonderful mix of homes and opportunities for people to enjoy conveniences to urban areas in an agricultural world setting,” said Sarah Bent who has worked for the Monmouth County Parks System for over two decades.

The township has a large variety of home types including large colonials and smaller ranch style, as well as new build communities throughout the area. Yearto-date the median sales price in Upper Freehold Township, including Cream Ridge, is $400,000 according to New Jersey Realtors®, and homes tend to stay on the market longer than the overall state, at 97 days year-to-date.

Driving through the township on a warm summer day, you’ll encounter a multitudinous amount of fruit and vegetable stands, acres of Jersey corn, and an abundance of horse farms. New Jersey’s preservation programs such as Green Acres and Farmland Preservation ensure that Upper Freehold remains an agricultural community for years to come.

“It has wonderful preserved open space,” says Bent. “The park system has over 2,000 acres of preserved property here and Green Acres and Farmland Preservation adds to that, so Upper Freehold is very good about open space and keeping its agricultural history.”

The township is home to Upper Freehold Historic Farmland Scenic Byway, a 24-mile country road where you can experience the agriculture and history of Upper Freehold. Right at the byway corridor, you can find two golf courses, Cream Ridge and Gambler Ridge, as well as Cream Ridge Winery. For history lovers, along the path are many sites of yesteryear such as the Hamlet of Imlaystown, the Old Yellow Meeting House, and Historic Walnford.

The Waln family lived at the Walnford property, along Crosswicks Creek, from 1772 until 1973. “The property was first developed in the 1730s by Samuel Rodgers who was an Allentown merchant,” said Bent. Once the Waln family purchased the property, they built the Georgian-style home on the property, which can be visited today. Even during the pandemic, you can walk around the property—

find groundskeeper Bent to let you in to take a peek around the home. It is furnished by items the Waln family left behind in the attic and basement.

In the Stone Tavern area of Upper Freehold is the Horse Park of New Jersey, a notfor-profit, 501(c), charitable, educational organization. Pre-pandemic, the park held events almost every weekend throughout the year in their indoor and outdoor facilities.

A stand out event, the Jersey Fresh International, is a three-day event held in May each year and helps determine United States’ and Canadian Olympic teams and the World Equestrian Games Teams.

Along Route 539 towards New Egypt, you’ll come across Rutgers University’s Fruit and Ornamental Research and Extension Center. The university center conducts research on the production of high-quality tree and small fruits, as well as research to protect fruit crops against hazards, while decreasing production costs and pesticide use, according to Rutgers Plant Biology department.

A little further down the road right at the edge of the township, stop by the retro style ice cream stand, TK’s. Lifelong residents of Upper Freehold, Taffy and Kenny Horner, opened the joint to bring families of the sprawling township together.

Hidden Rurality

BY PAMELA BABCOCK

They may be off your radar, but from a community deep in the southern farmlands to a Bavarian-themed village in the northern part of the state, here are a few scenic spots in rural parts of the Garden State that have plenty to offer.

as soaps and quilts. Among the many farms is the 63-acre Hill Creek Farms, which has more than 17,000 apple trees, plus an orchard of plums, Asian pears, and nectarines. Visitors can pick their own and children can enjoy barrel train rides.

Located in Harrison Township in Gloucester County, Mullica Hill’s annual “Lights on Main” tree-lighting holiday ceremony draws thousands of people each year. In late March, as a symbol of resilience during the pandemic, community leaders decided to light the massive tree to foster a sense of community and help residents see that there’s a “light at the end of the tunnel,” Settar says.

Mullica Hill

Mullica Hill has deep historical roots and everything from farm-to-table restaurants to an Amish market and specialty boutiques. In 1991, the entire historic district was placed on the National Register of Historic Places.

“Mullica Hill is truly a Norman Rockwell town with a charming walkable downtown, outstanding schools, beautiful recreational areas and quick access to major routes,” notes Pat Settar, CRS, ABR, broker-associate and Realtor® with Berkshire Hathaway Home Services Fox & Roach Realtors® in Mullica Hill.

Settar has called Mullica Hill home for 30 years and says the town’s big draws are the farmers’ markets and familyrun William Heritage Winery. Eateries in the area include everything from barbecue to seafood. One popular spot is the blueplate, a farm-to-table restaurant. Marino’s of Mullica Hill serves up pizzas featuring everything from peaches to asparagus, depending on what’s in season. There are plenty of antique shops on or near Main Street as well as stores offering artisan and handmade items such

Mullica Hill is off Exit 2 on the Turnpike and convenient to several other major routes, such as Center City Philadelphia which is a 30-minute drive. There’s a new Inspira Medical Center and Rowan University is about 10 minutes away. Housing stock is predominantly development style-homes, although there are some historic properties.

High Bridge Borough

This small and peaceful community is located on the South Branch of the Raritan River in Hunterdon County. Realtor® Lauren Hamlin of Coldwell Banker Residential Brokerage in Clinton bought her first home in High Bridge a decade ago.

Courtesy of @highbridgehillsgolf

Courtesy of Harrison Twp. Recreation

“The love and excitement I have for this town is contagious,” says Hamlin, who adds that many buyers looking in surrounding towns often “end up being drawn back to the charm and community feel that High Bridge exudes.”

One reason is all the restaurants, shops, parks and trails. HighRail Brewing Company offers small batch beer and hard seltzer, while popular eateries include Casa Maya for Sonoran-style Mexican food, Scouts Coffee Bar + Mercantile, and Circa Restaurant, which has drawn widespread acclaim.

High Bridge is located near I-78 and Routes 22 and 31, providing easy access for those who commute by car. Public transportation is available by way of the NJ Transit Raritan Valley Line, and a Trans-Bridge Lines bus station is just minutes away.

Nature enthusiasts can enjoy the Columbia Trail, the Ken Lockwood Gorge Wildlife Management Area, and Lake Solitude Dam and Waterfall. History buffs can stroll the Taylor Steelworkers Historic Greenway, while golfers can enjoy the High Bridge Hills Golf Club which offers discounts to residents. Pre-pandemic, annual events have included Movies in the Commons, a Pooch Parade, and even a Soap Box Derby.

Buyers can find turn-of-the-century homes as well as newer homes, both small and large, Hamlin says. Last year, Hamlin and her husband bought their first investment property in town—a two-bedroom, one-bath yellow bungalow in the sought-after Northern HunterdonVoorhees Regional School District that was completely hidden by overgrown trees.

She says the joy the couple felt bringing the home back to life “was only topped by the gratitude and excitement felt by neighbors and townspeople for helping to improve High Bridge. This small town has become part of me. I care deeply for the residents here and am so excited by the growth and rejuvenation we’ve been seeing.”

Sparta

Sparta Township in rural Sussex County features rolling hills, numerous lakes, and inviting residential developments. Lynn Garafola, GRI, CRS, CLHMS, team leader of Realty Executives Exceptional Realtors® in Sparta, has been selling homes in Sparta for nearly three decades. She says in the past couple of years, people have been rediscovering Sparta.

A big draw is Lake Mohawk, a private manmade lake community dating back to the mid-1920s with a quaint, alpine-themed downtown. The Lake Mohawk White Deer Plaza and Boardwalk are on the National Register of Historic Places and feature several restaurants, including the popular Kroghs Restaurant & Brew Pub and St. Moritz Grill & Bar, as well as a candy and confections shop, pet boutique, and more. Homes on Lake Mohawk include everything from smaller Craftsman-style homes to sprawling custom lakefront homes.

The surrounding areas of Sparta have newer homes on bigger lots. Garafola says a 20 to 25-year-old, 3,000-squarefoot Colonial with four bedrooms, 2.5 baths and a full basement on an acre or acre and a half might go for “around $500,000 to $600,000.”

Big boons include Atlantic Health’s Sparta Health & Wellness Center, while Newton Medical Center and big box retailers are just 10 minutes away. There’s bus service into Manhattan from several locations, while those who prefer the train typically drive to Dover or Mt. Arlington. Sparta Township is also close to several major routes.

“I actually once had clients where the wife commuted south to Novartis in East Hanover and the husband commuted north into Westchester County, New York. They chose Sparta to be in the middle,” Garafola notes. Others have a primary home about 30 miles away and a second “getaway home” on Lake Mohawk.

Popular outdoor areas include Station Park and White Lake Park, which has a trail system and is a popular place for organized sports.

Courtesy of Ray Addas Photography

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To learn more about the requirements, visit MilitaryRelocationPro.org.

TIPS

for Selling a Unique Home

BY DANA FIORI

Not every buyer is into the “cookie-cutter” home, but what happens when you have an eclectic home that won’t sell? If your client has a home that is out of the ordinary and challenging to sell, don’t panic. While the house may not be everyone’s cup of tea, there is a potential buyer out there. Here are some tips on how to attract these buyers and sell that one-of-a-kind home.

Tip 1: Use HighQuality Photography/ Videography

While listing photos are always an essential part of selling a home, when the house you are trying to sell is a little out of the ordinary, pictures do speak a thousand words. Make sure your listing photos are of the highest quality and you capture the best features of the room. For example, if the kitchen has a refrigerator that camouflages into the cabinets, make that a focal point of the photo and spotlight the kitchen’s uniqueness.

Tip 2: Target Potential Buyers

When it comes to selling a home that is out of the ordinary, it helps to target specific buyers you know would be interested. If you are selling a modern home with no backyard, a big family with lots of children probably wouldn’t be interested in the house. Think of what the home has to offer and who it would benefit. When you narrow down the target market, you will have a better understanding of how to sell and who is most likely to buy.

Tip 3: Tell the Story

Every home has a story, especially a unique one. When listing a quirky house, tell the story of it and why it is unique. Was it built in the 1800s by a person of power or designed by a prestigious architect? Did one family live in it for generations?

Let potential buyers know why the house is different and how they can benefit from living there. Question the seller and get as much information as possible, so when prospective buyers ask questions, you are ready to share.

Tip 4: Stage it Well

One of the most critical aspects of selling a home is staging. A well-staged home is crucial for listing photos as well as in-person tours. While home staging is something necessary for every home, it is especially essential for a unique one.

If you are struggling with staging, consider hiring a professional home stager. They will be able to work with any peculiar features and turn it into what potential buyers will envision. Creating a space that feels comfortable and like home as soon as they step in the door is what you want.

Tip 5: Highlight the Home’s Best Features

While many characteristics make a home unique, try to focus on the best ones in the house and take attention away from spaces that may be less desirable. If a home has tight corners or low ceilings, try to stage the home to show how to make those quirks work a little better. While showcasing the more awkward features, you can also highlight the uncommon ones.

“Home owners take pride in their special features,” says Tracy Freeman, Realtor® with Coldwell Banker. “I love to point them out to potential buyers and hear them say oh that is so cool.”

If you are selling a log cabin, focus on the level of comfort and warmth they

provide. Stage it with a rustic feel and make the home as appealing to target buyers as possible.

Tip 6: Marketing is Key

An out of the box home deserves out of the box marketing to go along with it. Even if you don’t consider yourself a master at marketing, there are many creative and simple ways to reach your target niche. Promoting the unusual features of the home will help to find like-minded buyers who are interested in them. Facebook is a powerful tool that can help you pinpoint your target demographic and provide analytics to show you how the listing is performing. Get creative with your unique listing by making a video, eye-catching graphics, or create captivating signage. While you should be creative and have fun with marketing the home, be sure the strategy is tactful and will benefit you and the seller in the long run.

Tip 7: Price It Right

Price is especially important when it comes to selling a unique one. Assessing the price of an out-ofthe-box home considers many circumstances: the age of the home, the architectural design, and the story behind it are all factors in finding a fair price for both the seller and buyer.

Home Staging Do’s and Don’ts

BY DANA FIORI

It’sno secret home staging is a huge component of selling a house. A properly staged home helps buyers picture themselves in it, inspires them, and can help make the house look more attractive.

“Other than pricing the home properly, home staging may be the second most important factor for creating buyer urgency,” says Denise Petti, a Realtor® from Ship Bottom who specializes in staging for her clients. “A tastefully staged room allows buyers to picture themselves in the space, offers an immediate sense of warmth and comfort, and provides creative inspiration for making a home truly their own.”

DO

Neutralize the Space

Even though bright colors are currently a popular trend, they’re not for everyone. When staging a room, especially a central place like the kitchen or living space, use calm colors such as white, gray, or beige. It’s easier for potential buyers to imagine a bright color they wish to bring into a room than trying to imagine what the room would look like without the bright color.

“I took a listing that had been on the market for three years without being sold,” says Mary Curato, Realtor® with Weichert Realtors®. “Using staging...I was able to sell the home in three months.”

De-Personalize and De-Clutter

Remove photos, trinkets—anything that may have significance to the seller. Buyers will have a harder time seeing themselves in a home full of family photos of the current owner. Instead, try replacing photos with artwork and decorative items. Remove clutter from the countertops, corners of the room, and closets. During a tour or an open house, potential buyers will go in closets and look at every corner of the home, so be sure that no mess could turn them off.

Stage Every Room

Even though it may not seem necessary to stage rooms like bathrooms or the basement, it could make a big difference. “Every room tells a story, even the bathroom. No buyer wants to see a vanity covered in a seller’s personal effects such

as hairbrushes, shaving cream, toothpaste, and dental floss,” says Petti. “One of the most satisfyingly staged rooms is the laundry room. Nothing says home sweet home quite like the smell of fresh fabric softener.”

Often, the kitchen and living areas are thought to be the most important rooms to be staged, but every room has a purpose and deserves to be tidied and looking its best for potential buyers.

Trust the Professionals

When you think of staging a home as a chore, it often becomes one, and it’s not as well done. Enjoy the process and let it spark your creativity. Collaborate with the seller and help them envision what would look best or attract buyers. If you feel like you’re in a creative rut, head over to Pinterest, look up some inspiration, or call in the help of a professional stager. Professional stagers are highly skilled with an eye for design. They are aware of the latest trends, what buyers are looking for in a home, and can take a blank canvas and turn it into an oasis. Staging experts are a fantastic addition to the team for you and the seller. There is no need to make this process stressful. Be there for your clients and help them see their home in a new light, the way a buyer will.

Let in the Light

It’s no surprise that a bright and clean home is more appealing than dark and dingy one. Open all the blinds and curtains and let in as much natural light as possible. Natural light increases serotonin, but it also gives the room a warmer, more comfortable feeling. If a room lacks windows, you can add mirrors to give the illusion of more light and brightness.

“Great staging equals great photography.”

DON’T

Leave a Room Empty

When it comes to staging, less is not always better, especially in the case of furniture.

“It is fairly common for a seller to make the mistake of believing that empty rooms are better than furnished rooms, assuming that the former approach creates a more spacious and blank canvas,” says Petti.

Petti says when a room is left as a blank canvas, buyers could feel overwhelmed and challenged by the space imagining how it is best utilized. If the room is already staged with furniture, it gives buyers ideas and inspiration for their designs.

Forget Curb Appeal

Essentially one of the most important aspects of showing a home is the curb appeal. It’s the first impression buyers receive of the home. A simple way to amplify curb appeal is to add flowers and plants, a new welcome mat outside the door, and clean up any sticks, debris, or weeds. A freshly mowed lawn and attractive outdoor appearance will draw potential buyers in and leave them wanting more.

Spend Too Much on Renovations

Although it may be tempting to knock down a wall to create an open floor plan or update the kitchen, it’s unnecessary. As mentioned in the Presale Renovations with the Best ROI article on page 8, remodeling projects usually have a poor return on investment. Potential buyers can envision the changes they want to make for themselves and making the change for them could hurt you in the long run. It is possible to make an outdated kitchen look appealing with a few minor, inexpensive touches, like a fresh coat of paint and a vase of flowers on the table. As long as the room is tidy and presentable, buyers can make future design plans for themselves.

Skimp on Photography

Before potential buyers know a home exists and inquire to see it in person, nine times out of 10, they look to the Internet for listings. Photos of staged homes are just as or more critical than when buyers look at the home in person.

“Great staging equals great photography,” says Petti, “which often is the impetus for a healthy bidding contest that leads to the highest and best offer scenario, sometimes within mere days of going live.”

Take time to ensure the listing photos are clear, show the room in its entirety, and there is lots of light.

Be Afraid to Ask for Help

If home staging isn’t you or your client’s forte, many fantastic professional stagers can provide their expertise and a helping hand. It’s okay to be overwhelmed by the idea of staging and unsure where to start or what to do; not everyone has an eye for design. Although professional stagers are an extra cost for the seller, it will be well worth the expense.

“Use calm colors such as white, gray, or beige.”

Education Foundation Scholarship Recipients

This summer New Jersey Realtors ® Educational Foundation awarded $53,700 in scholarships to 39 students pursuing a college education.

Since 1969, the NJ Realtors ® Educational Foundation has awarded scholarships to hundreds of deserving

students that are enrolled or will be enrolled in an undergraduate program. The selection process for these students included their academic achievements, financial need, interest in real estate endeavors, and contributions to family, school, and communities.

Makayla Andrews World of Hope & Unity Scholarship

In

Liesl Co

NJ

Gaurav Aggarwal Metro Centre Association of REALTORS®

Christian Alino NJ MLS Shane Anderson Tg Glazer Scholarship

Samantha Balsamo CORE Association of REALTORS®

Michael Beebe North Central Jersey Association of REALTORS® Alex DeCroce Award

Lucas Bruckmann

Robert F. Ferguson, Jr. Memorial

Samuel Chang

NEXUS Association of REALTORS®

Memory of Gertrude “Pat” Stefanik and Bill Thomas

REALTORS® Leadership Team Scholarship

Lauren Cunningham

Matthew D. and Lydia B. Moeller Scholarship

Alexander Daly

Gloucester Salem Counties Board of REALTORS®

In Memory of Rick Zammer

Michael Fisher Central New Jersey AREAA

Gabriella Giegerich

Greater Bergen REALTORS®

In Memory of Gene Azzalina

Alyssa Grasso

William J. Carlton Memorial

Bailey Griffin

Cape May County Board of REALTORS®

In Memory of Ruth McCormick

Sean Gumpper

Sussex County Board of REALTORS®

Cecilia Gutierrez

Cape May County MLS

Cannon Johnson

North Central Jersey Association of REALTORS®

Michael A. Campbell Award

Erin Kniffin

Greater Bergen REALTORS®

In Memory of Gene Azzalina

Jeremy Kronheimer

NJ REALTORS® Past President Scholarship

In Memory of Gene Azzalina

Matthew Lambert NJ REALTORS® Educational Foundation Trustee Scholarship

In Memory of Norman Lubeck

Jason Leonard

NJ MLS

Jack Lynch

NEXUS Association of REALTORS®

In Memory of Gertrude “Pat” Stefanik and Bill Thomas

Meghan Oddy

Sussex County Board of REALTORS®

Nikita Patton

Greater Bergen REALTORS®

In Memory of Gene Azzalina

Shreya Peshori

Nancy F. Reynolds

Azzuri Peterkin

Residential Real Estate Council NJ/DE Network

Lianne Quaynor

North Central Jersey Association of REALTORS® Dean Gallo Award

Brian David Ribeiro

NJ REALTORS® Staff Scholarship

Taliya Rogers

Sussex County Board of REALTORS®

Joseph Sabarese

Women’s Council of REALTORS® NJ

Lauren Savage

NEXUS Association of REALTORS®

In Memory of Armel Nutter & Cye Schwartz

Leah Schmidt

Stefanik Family Award

In Memory of Gertrude M “Pat” Stefanik

Asha Shetler

NEXUS Association of REALTORS®

In Memory of Armel Nutter & Cye Schwartz

Alivia Siedlecki

Monmouth Ocean Regional REALTORS®

Andrew Sklavounos

North Central Jersey Association of REALTORS® Edward A. Ward Award

Monisha Trousdale

Norman Lubeck Scholarship

Tara Marie Viafora

North Central Jersey Association of REALTORS®

In Memory of Norman Lubeck

Vikram Vijan

North Central Jersey Association of REALTORS®

In Memory of Wyatt Damst

Allow your clients to...

...DREAM BIG.

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