ACREX · CALDWELL, NJ
Sell Your Land to a Developer in New Jersey
How developers price sites, the deals they offer, what is approved near you and what AcreX charges.
If a developer has called about your property, or you own land, a parking lot or an older building where something larger could be built, this page shows how developers price sites, the deal structures they offer, what is being approved near you and what AcreX charges.
What is being built near you
AcreX tracks multifamily projects from public planning and zoning board records. As of November 3, 2026 its map shows 700 projects with 88,434 units, including 25 completed projects, each linked to its source:
Bergen — Mapped projects: 220; Units: 18,615; Approved projects: 110
Hudson — Mapped projects: 204; Units: 39,597; Approved projects: 138
Essex — Mapped projects: 141; Units: 16,325; Approved projects: 85
Union — Mapped projects: 54; Units: 4,970; Approved projects: 38
Morris — Mapped projects: 49; Units: 6,415; Approved projects: 24
Passaic — Mapped projects: 31; Units: 2,337; Approved projects: 17
Source: the AcreX NJ development pipeline map, as of November 3, 2026, completed projects included. One additional project is in Middlesex County. Use the 1, 3 or 5 mile radius filter around your address.
How developers price land
They start from what can be built: units or square feet allowed by zoning, a redevelopment plan or an approval.
They subtract construction, approval, carrying and financing costs and their profit; what is left is what they can pay for the land.
Approvals already in hand, utilities at the street and no wetlands or flood issues usually make a site worth more, and faster to close.
Deal structures you will see
As-is: a shorter due diligence period, then closing. Faster and more certain.
Subject to approvals: the buyer applies for site plan or zoning approval before closing. It can support a higher price but takes longer and may not close; look at the deposit, extension payments and what happens if the board says no.
Ground lease or joint venture: you keep ownership and share in the income or profit. More upside, more risk and a much longer commitment.
Affordable housing and redevelopment
Under P.L.2024, c.2, New Jersey towns had to adopt fourth-round (2025–2035) housing element and fair share plans by June 30, 2025. Many plans zone specific sites for inclusionary housing, and redevelopment designations can change what is allowed. Check your town’s adopted plan and the board records on the map before you price your land.
Have these ready
Deed, survey, block and lot, zoning, approvals or resolutions, wetlands and flood maps, utilities and environmental reports. Former industrial or gas station sites may need environmental review; on an industrial establishment, the Industrial Site Recovery Act applies when a sale agreement is signed (NJDEP ISRA applicability).
What AcreX charges to sell land
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. Example: a $3M land sale = $150,000. 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.
Jonathan Libock, AcreX’s principal broker, specializes in industrial and multifamily land development.
More for land owners
Land brokerage by county: Essex · Bergen · Hudson · Morris · Passaic · Union
New developments by county: Essex · Bergen · Hudson · Morris · Passaic · Union
Questions owners ask
How do I sell my land to a developer in NJ?
Find out what can be built on it (zoning, redevelopment or affordable housing overlays, wetlands, flood zone, utilities), get a written opinion of value, then market it to developers active nearby and compare offers on price, deposit, approval contingencies and timeline.
What is my land worth to a developer?
Developers usually work backward from what they can build and sell or rent, minus construction and approval costs and their profit, so value depends heavily on what the zoning allows or what can be approved. Ask for a written opinion of value.
Should I sell my land as-is or subject to approvals?
As-is is faster and more certain. A contract subject to approvals lets the buyer seek zoning or site plan approval first, which can support a higher price but takes longer and may not close. Weigh the deposit, the timeline and what happens if approvals are denied.
Does New Jersey’s affordable housing law affect my land?
It can. Under the 2024 amendments to the Fair Housing Act (P.L.2024, c.2), towns had to adopt fourth-round (2025–2035) housing plans by June 30, 2025, and many rezoned sites for inclusionary housing. Check your town’s adopted plan.
What does AcreX charge to sell land?
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 $3M land sale is $150,000. 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.