ACREX · CALDWELL, NJ
Sell your apartment building in northern New Jersey
Cap rates and price per unit, NJ seller costs and filings, and AcreX’s published sale fee.
Two Q3 2026 reports put northern NJ apartment pricing at $237,000–$261,000 per unit with cap rates of 6.1–6.2%. Your building’s price depends on its rent roll, rent-control status, condition and how much upside a buyer can underwrite.
The apartment market, Q3 2026
Matthews, Q3 2026 — Cap rate: 6.11%; Price per unit: $237K; Vacancy: 3.5%
Blauberg, 3Q26 — Cap rate: 6.2%; Price per unit: $261K; Vacancy: 6.0%
Sources: Matthews northern NJ multifamily Q3 2026 (Jersey City is the tightest submarket at 3.0% vacancy); Blauberg 3Q26 market report (average asking rent $2,256 per unit). The two sources measure differently. Checked November 2, 2026.
Costs and filings a NJ seller should plan for
Realty transfer fee: paid by the seller (NJ Division of Taxation).
Graduated Percent Fee on sales over $1M (1% to 3.5%), seller-paid since July 10, 2025: applies to Class 4A commercial property, not to a building that is solely apartments. Mixed-use buildings are usually classed 4A (Division of Taxation notice).
Bulk sale notice: the buyer files Form C-9600 with the signed contract at least 10 business days before closing. If the state finds tax owed by the seller, part of the proceeds is held in escrow (NJ bulk sale FAQ). Build it into the timeline.
Security deposits: the seller transfers each tenant’s deposit plus interest to the buyer and notifies tenants by registered or certified mail (N.J.S.A. 46:8-20).
Rent control: many NJ towns limit rent increases by ordinance. Buyers price it in, so have the ordinance and your rent history ready.
General information, not legal or tax advice. Confirm with your attorney and accountant.
What AcreX charges to sell
AcreX sale fee: 5% of the price up to $5M, 4% on the part from $5M to $10M and 3% above $10M; $10,000 minimum. Split 50/50 with the buyer’s broker. Examples: a $2M sale = $100,000; $4.5M = $225,000; $12M = $250,000 + $200,000 + $60,000 = $510,000. In New Jersey commissions are negotiable. Full schedule: AcreX fees and commission calculator.
No upfront fees.
Free written opinion of value or rent within 5 business days. It is a broker’s opinion, not an appraisal.
Reply within 2 business hours.
Jonathan Libock, principal broker, leads every listing.
Weekly owner report.
6-month listing agreement; cancel on 30 days’ notice after day 90.
Not ready to sell? Keep it and have it managed
AcreX manages apartment buildings directly: 6% of rent collected for 5–49 units and 4% for 50–99 units. Example: 24 units at the $2,256 average rent = $54,144 a month collected; fee $3,249 a month. See property management fees.
Is your lot worth more as a development site?
If approvals are going up near your building, the land may be worth more than the income. Check the NJ development pipeline map, Essex County developments and Bergen County developments.
Related: choosing a multifamily broker · NJ multifamily · free value estimate.
Multifamily brokerage by county: Essex · Bergen · Hudson · Morris · Passaic · Union.
Questions owners ask
How much is my apartment building worth in NJ?
Start from its net operating income and a market cap rate: Q3 2026 northern NJ averages were 6.11% (Matthews) and 6.2% (Blauberg), or $237,000–$261,000 per unit. Your rents, expenses, condition and rent-control status move the number. AcreX gives a free written opinion of value (not an appraisal).
What cap rate are NJ apartment buildings selling at?
About 6.1–6.2% on average in northern NJ in Q3 2026 (Matthews; Blauberg). Smaller and older buildings often trade at higher cap rates than new ones.
Does the NJ mansion tax apply to apartment buildings?
The seller-paid Graduated Percent Fee on sales over $1M applies to Class 4A commercial property but not to property that is solely an apartment building. Mixed-use buildings are usually classed 4A. Confirm the class on the town’s tax list with your attorney.
What does a broker charge to sell an apartment building?
AcreX charges 5% up to $5M, 4% on $5M–$10M and 3% above $10M, with a $10,000 minimum, split 50/50 with the buyer’s broker. In New Jersey commissions are negotiable.
Should I sell, or keep it and hire a property manager?
Compare the after-tax sale proceeds with the income you keep after management and repairs. AcreX manages apartments for 6% (5–49 units) or 4% (50–99 units) of rent collected.
More owner questions: AcreX FAQ.
About the broker
Jonathan Libock is the founder and principal broker of AcreX Commercial Real Estate in Caldwell, NJ. He has a decade of experience in commercial real estate, including time at DR Properties, a New York City development brokerage. He specializes in industrial and multifamily land development and also works on development sites in Southeast Florida. Licensed real estate broker in New Jersey (#1757237) and Florida (#BK3462244). AcreX Realty LLC, Licensed Real Estate Broker. Licensure does not imply endorsement.
AcreX Realty LLC is a licensed NJ commercial real estate broker with published fees, at 307 Bloomfield Ave, Caldwell, NJ 07006. General information, not legal or tax advice.