ACREX · CALDWELL, NJ
How to Sell Commercial Property in New Jersey
The steps, the NJ seller costs and filings, and what AcreX charges, for northern NJ owners.
This page is for owners of warehouses, retail buildings, offices, mixed-use and apartment buildings and land in Bergen, Essex, Hudson, Morris, Passaic and Union counties who are thinking about selling. It covers the steps, the New Jersey costs and filings a seller should plan for, and what AcreX charges.
How a commercial sale works, step by step
1. Opinion of value. Income properties are usually priced on net operating income and a market cap rate; owner-user buildings and land also trade on price per square foot or per acre. Start with What is my commercial property worth?
2. Documents. Deed, survey, block and lot, zoning, leases and rent roll, two to three years of operating expenses, tax bills, permits and any environmental reports.
3. Written listing agreement. In New Jersey a broker can only collect a commission under a written agreement (N.J.S.A. 25:1-16), so the fee, term and exclusivity are set before marketing starts.
4. Marketing. Offering memorandum, data room and outreach to investors, 1031 exchange buyers and owner-users.
5. Offers and contract. Compare price, deposit, due diligence period, financing and approval contingencies, and closing date, not just the headline number.
6. Due diligence and filings. The buyer inspects; your attorney handles the state filings below.
7. Closing. The deed is recorded and the transfer fees and any withholding are paid from the proceeds.
NJ costs and filings a seller should plan for
Realty transfer fee: paid by the seller (realty transfer fee).
Graduated Percent Fee: on sales over $1M, 1% to 3.5%, seller-paid since July 10, 2025. It 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).
Nonresident sellers: individuals, estates and trusts that live outside New Jersey make an estimated income tax payment at closing on Form GIT/REP-1, the greater of 2% of the consideration or the gain times the top state rate, unless an exemption or waiver applies (Division of Taxation).
Industrial sites: if the property is an industrial establishment under the Industrial Site Recovery Act (ISRA), the owner or operator must notify NJDEP within five days of signing the sale agreement and complete the ISRA process, or sign a Remediation Certification, before closing (NJDEP ISRA applicability). Find out early; it can set the timeline.
Many towns require a certificate of occupancy or inspection on a sale or a change of tenant. Check your town’s rules early.
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 $150,000 sale = $10,000 (the minimum); $1M = $50,000; $2M = $100,000; $7.5M = $250,000 + $100,000 = $350,000; $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.
Sell by property type
Sell by county
Essex · Bergen · Hudson · Morris · Passaic · Union
Questions owners ask
How do I sell commercial property in New Jersey?
Get a written opinion of value, gather the documents buyers ask for (leases, rent roll, expenses, survey, zoning, environmental reports), sign a written listing agreement, market the property to investors and owner-users, negotiate a contract, then work through due diligence, the state filings and closing.
Who pays the realty transfer fee on a commercial sale in NJ?
The seller pays the New Jersey realty transfer fee. Since July 10, 2025 the seller also pays the Graduated Percent Fee of 1% to 3.5% on sales over $1M of Class 4A commercial property (NJ Division of Taxation).
Do I need a bulk sale filing to sell commercial property in NJ?
Usually yes. The buyer files Form C-9600 with the signed contract at least 10 business days before closing, and if the state finds tax owed by the seller, part of the proceeds is held in escrow until it is cleared.
I don’t live in New Jersey. Is tax withheld when I sell?
Nonresident individuals, estates and trusts make an estimated New Jersey income tax payment at closing (Form GIT/REP-1): the greater of 2% of the sale price or the gain times the top state rate, unless an exemption or waiver applies. It is credited on your NJ return.
Can I sell commercial property without a broker?
Yes. Without one you handle pricing, marketing, buyer screening, negotiation and the closing timeline yourself, usually with an attorney. Many owners still ask a broker for a free opinion of value before deciding.
What does AcreX charge to sell commercial property?
5% of the price up to $5M, 4% on the part from $5M to $10M and 3% above $10M, with a $10,000 minimum, split 50/50 with the buyer’s broker. A $2M sale is $100,000. In New Jersey commissions are negotiable.
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.