The paperwork for selling a house without a realtor in New Jersey includes 14 required or recommended documents. Depending on your situation, you may also need to obtain or complete more than a dozen different pieces of paperwork.
Each piece of paperwork fits into one of three phases of the home-selling process: Preparing to list your home, handling offers and contracts, and closing the sale.
There's no sugar-coating what it takes to get through each phase of the paperwork. It's a demanding process fraught with pitfalls.
One in 10 for sale by owner (FSBO) sellers said understanding and performing the paperwork was the most difficult part of selling without a real estate agent.[1] In another survey, 36% of recent FSBO home sellers said they made legal mistakes because they didn't have an agent.[2]
Typically, a real estate agent would guide you through your paperwork from start to finish. If you want help without paying full commission, consider working with a top-ranked, low-commission realtor in New Jersey. They can sometimes save you around the same amount of money as selling FSBO.
Read on for details about the paperwork you need to sell your house without a realtor in New Jersey.
🚨 DISCLAIMER: This article doesn't contain legal advice. Real Estate Witch recommends you consult a real estate agent or attorney to navigate the paperwork required to sell a home in New Jersey.
Phase 1: Preparing to list your home
We recommend completing the following paperwork before you list your home for sale without a realtor in New Jersey.
You're not required to complete this paperwork during this phase of your sale, but doing so will make selling and marketing your property easier. It could also help you avoid future legal issues.
Comparative market analysis
What it is: A comparative market analysis (CMA) provides a home value estimate based on recent sales of comparable properties in your area. Use a CMA to help set a favorable list price for your house.
Where to get it: Real estate agents typically provide CMAs for the sellers they represent using property data from the multiple listing service (MLS), a realtor-operated database of homes for sale and that previously sold.
You can create a version of a CMA for yourself using free data from Zillow, but it will be limited compared to an agent-produced CMA. A real estate agent can typically access more data than you.
Many real estate agents will provide FSBO sellers a free CMA with the hope of gaining their business.
Don't ask for a CMA if you're planning to mislead an agent into thinking you need their services. But if you're open to using an agent, asking for a CMA can help you weigh the costs and benefits of hiring an agent. You’ll also feel confident that you’ve evaluated all your options.
Here's how to find a real estate agent.
Preliminary title report
What it is: A preliminary title report flags potential issues surrounding your home's title. The report should reveal liens, back taxes, or anything else that could complicate your sale.
Where to get it: A title company or your county assessor. It typically costs $653 in New Jersey.
Original sales contract
What it is: The original sales contract, aka the purchase agreement, shows the chain of ownership from the previous owner to you. The contract will usually include disclosures made by the previous seller and other information many buyers want to see.
Where to get it: Your records. If you can’t find your sales contract, ask the agent or broker who helped you buy your property (if you used one). Many agents keep copies for up to seven years.
Seller's net sheet
What it is: A seller’s net sheet estimates your earnings from a home sale. It's a courtesy document, not a required legal document. As an FSBO seller, it can help you determine if selling without a real estate agent makes financial sense versus selling with a low-commission realtor.
Where to get it: Real estate agents, brokers, and title companies usually provide a seller's net sheet.
You can also use our net sheet calculator to create your own rough estimate.
If you're selling without a realtor in New Jersey and don't already know your buyer, you'll likely use a flat fee MLS service to list your home on the multiple listing service (MLS). The MLS is a realtor-operated database buyers and agents use to find homes.
Using a flat fee MLS company in New Jersey means completing the paperwork to sign up. You'll also have to write your listing to post on the MLS.
💡You should know: Some flat fee MLS companies offer plans that include paperwork assistance, or offer paperwork help for an additional cost.
Additional paperwork you may need before you list
The following paperwork isn't required in New Jersey, but it could make your sale easier. Click a document name below to see details.
Plans and permits
What they are: This paperwork governs any work on your house that required a permit.
Where to get them: Your records. If you can't find your permits, ask the contractor who performed the job or your local government agency that oversees permitting.
Mortgage payoff statement
What it is: A mortgage payoff statement shows the amount needed to pay off your mortgage.
Where to get it: It's on some monthly mortgage statements. You can also request a payoff statement from your lender or mortgage servicer.
Certificate of compliance
What it is: A certificate of compliance is a legal document confirming your parcel of land exists and complies with state and local subdivision laws. This document isn’t required everywhere, so check your local laws.
Where to get it: Your local government agency that oversees real estate transactions.
Property survey
What it is: A property survey shows the legal borders of your property and the location of any easements.
Where to get it: Your records. If you can’t find your property survey, try your local tax assessor’s office or your county’s land records. You can also hire a local surveyor if necessary.
Homeowner association (HOA) covenants and agreements
What they are: These are the regulations your HOA sets (if you belong to one). HOA regulations typically cover pet policies, noise regulations, property alterations, and other relevant information. They also include HOA fees.
Where to get them: Your records. If you can't find the documents, ask your HOA management.
Receipts for improvements and repairs
What they are: These records show what upgrades and fixes you paid for. Receipts prove what you've done to your home and reassure potential buyers that you've been a good steward.
Where to get them: Your records. If you can't find your receipts, you may be able to get duplicates from the contractors or companies who did the work.
Records of servicing and warranties
What they are: This paperwork chronicles the servicing you've performed. The buyer will likely want to know how well you've kept up major appliances and your HVAC system.
Where to get them: Your records. If you can't find your records, you may be able to get duplicates from the contractors or companies who did the work.
Past utility bills
What they are: These are statements from your utility providers. Buyers will likely want to know the average bills for electricity, gas, water, and other utilities during each season.
Where to get them: Your records. If you can't find your utility bills, ask your utility companies.
Appraisal report
What it is: This report is an estimate of your house’s fair market value. It’s produced by a professional appraiser.
Loan providers typically require buyers to order an appraisal after they’ve made an offer. But you can get your own during this initial phase of the sale to help price your property. An appraisal costs between $208–$539 on average in New Jersey.
Where to get it: Search the U.S. government’s appraiser registry to find a certified appraiser near you.
Home inspection report
What it is: An inspection report contains the results of an inspector's evaluation of your property.
Buyers typically get an inspection after making an offer on a home, but you can get an inspection in advance to identify and potentially fix issues.
Where to get it: The International Association of Certified Home Inspectors and the American Society of Home Inspectors each maintain databases of qualified inspectors.
Certificate of occupancy
What it is: A certificate of occupancy confirms your home is up to code and safe to live in.
Where to get it: Check with your local department of permitting services.
Phase 2: Offer and contract paperwork
Sellers and buyers must fill out or obtain most of the following paperwork during the offer, negotiation, and contract part of the sale.
The offer and contract paperwork is complex and fluid. For instance, a buyer's purchase offer is usually just a starting point. The purchase price, buyer's agent commission, contingencies, concessions, and deadlines may change as you and the buyer negotiate. You'll have to put these updated terms on paper.
🚨 You’ll also need to verify the buyer’s financing to ensure they’re working with a reputable lender who can get them approved for a loan on time.
Two forms of ID
What they are: You'll need to share two valid pieces of ID to confirm you're you. A government agency should issue at least one.
Where to get them: Use your valid passport, driver's license, or other piece of New Jersey-issued ID.
Purchase offer
What it is: The purchase offer documents the buyer’s offer for your home. It includes the price and terms, such as contingencies and concessions.
Where to get it: The buyer will provide the initial purchase offer. When you get one from a potential buyer, you'll accept it, reject it, or make a counteroffer. If you want to negotiate on price or other terms, amend your counteroffers to the purchase offer.
Purchase agreement
What it is: The purchase agreement is the binding contract between the buyer and seller. It's essentially the final version of the purchase offer.
Where to get it: The buyer’s agent usually prepares the purchase agreement.
If the buyer isn't using an agent the seller may have to provide a purchase agreement. If you're one of the 38% of FSBO sellers who sell to a relative, friend, or neighbor, you might fall into this category.[3]
You can get a purchase agreement form for New Jersey via eForms.
» MORE: How to Sell a House to a Family Member
Seller disclosures
What they are: Sellers in New Jersey must disclose issues with their property on paper according to federal, state, and local laws.
- The Residential Lead-Based Paint Hazard Reduction Act of 1992 requires you to disclose information about lead-based paint if your home was built before 1978.
- New Jersey disclosure law requires you to share comprehensive information about your property with buyers.
- Local city and county laws may require other disclosures.
Where to get them: Give buyers the Environmental Protection Agency's Protect Your Family From Lead in Your Home pamphlet.
Fill out and share the Seller's Property Condition Disclosure Statement to comply with New Jersey state law.
Check with your city and county government to understand what local disclosures you need to make.
Home inspection report
What it is: This detailed document that includes the results of an inspector's evaluation of your property. The inspector uses text and photos to share their assessment of the condition and safety of the home, its systems, and its appliances.
Issues noted in the inspection report could trigger negotiations around repairs or the home's sale price, which could mean updating the purchase offer.
Buyers typically ask and pay for the home inspection and report once they have a purchase agreement. But again, sellers can get an inspection before listing their home to get an independent analysis of the home's condition and what issues might need to be addressed.
Where to get it: The buyer. The International Association of Certified Home Inspectors and the American Society of Home Inspectors also maintain databases of qualified inspectors.
Appraisal report
What it is: An estimate of the fair market value of your house produced by a professional appraiser. Lenders typically require a report before they approve a buyer's mortgage. They want to know the property's value equals the amount they’re loaning.
If the buyer's offer price exceeds the appraised value, the buyer must make up the difference in cash or convince you to lower the price.
Where to get it: The buyer.
Additional offer and contract process paperwork you may need
The following paperwork may be required for certain parties in New Jersey. Click a document name below to see details.
Government notices
What they are: The government provides these documents if your property is subject to government action like rezoning, annexation, or a change in tax assessment.
Where to get them: Your state or local government.
Litigation documents
What are they: These document any lawsuits involving the property.
Where to get them: From the party instigating the legal action or you or your attorney.
Water test documents
What they are: This paperwork outlines the results of the tests some cities and counties may require to certify water systems. Often, these tests cover septic system inspections and water quality.
Where to get them: Check with your local government.
Divorce decree
What it is: A divorce decree is documentation that the home is yours to sell after a divorce. If you owned your house jointly with your former spouse and now own it outright, you need official proof.
Where to get it: Your records. If you can't find your divorce records, check with your divorce attorney.
Phase 3: Closing paperwork
Sellers and buyers must complete the following paperwork during the closing process.
Both parties need to review and understand the paperwork before finalizing the deal. Discrepancies, misunderstandings, or other potential issues regarding the closing paperwork can cause a delay or even result in legal action.
Sellers in New Jersey need to hire a title company or an escrow agent to close a sale.
New Jersey doesn't require sellers to have an attorney, but we recommend considering one. An attorney can also draw up your sales contract and ensure you comply with local laws.
Attorneys in New Jersey typically cost between $92 and $427. You can find one via the New Jersey State Bar Association.
Property deed
What it is: The property deed is the legal document that confers ownership of the property. The property deed must be notarized and filed with your county recorder’s office or other local authority.
Where to get it: Your records. If you can’t find your copy of the deed, you can get a copy through your local recorder’s or assessor’s offices.
A real estate attorney or title search company can also secure the deed for an average of $653 in New Jersey.
Closing statement (aka settlement sheet)
What it is: This document contains the deal's costs and credits. It's essentially the final version of the seller’s net sheet.
Where to get it: Your title company, closing agent, or attorney.
Bill of sale
What it is: This is a receipt that confirms the transaction, which you'll share with the buyer. The bill of sale will include the final sale price and itemize the costs of the sale.
Where to get it: Your title company, closing agent, or attorney.
Property tax record
What it is: This record outlines the tax information for the property, including the tax rate, property assessment value, and any exemptions.
You'll need the property's tax record to determine what prorated property taxes you'll owe at closing and how much the buyer will have to pay moving forward.
Where to get it: Your county's assessor or the New Jersey Division of Taxation.
Additional closing paperwork you may need
The following paperwork is required for certain parties in New Jersey. Click a document name below to see details.
1099-S tax form
What it is: The 1099-S tax form shows the capital gains taxes you owe after your home’s sale, if any. It's only applicable if you’re selling your primary residence and earning a profit that’s less than $250,000 (single) or $500,000 (married).
Where to get it: The person or entity conducting the closing, usually the title company, closing agent, or attorney. You can also download and print the 1099-S form from the IRS website.
If you get a 1099-S form, you'll need to file it with the IRS.
Relevant wills, trusts, or power of attorney letters
What they are: These are the legal documents that passed ownership to you if you're selling an inherited property.
Where to get them: Your records. If you can't find the records, check with the attorney who manages the estate.
Where to find help with paperwork for selling without a realtor in New Jersey
We recommend seeking professional help to complete the paperwork required to sell a house without a realtor in New Jersey.
Getting assistance with the paperwork will help you avoid being among the 36% of recent FSBO home sellers who say they made legal mistakes during their sale because they didn't have a real estate agent.[2]
Consider these four options for assistance.
Low-commission realtor
Low-commission realtors are full-service agents who work for a reduced listing commission rate.
When you take into account all the costs of selling a house in New Jersey, selling with a discount agent can sometimes save you as much or more money than selling without an agent while still receiving professional services.
A recent survey found that FSBO sellers sold their homes for around 13% less than sellers who used an agent.[4]
💰 Sell for more and save on fees while still getting the support of a full-service realtor. Fill out this form to get matched with local agents who charge a 1.5% listing fee. It's free to see how much you can save.
Flat fee MLS company
Some flat fee MLS companies in New Jersey offer plans with paperwork support. You'll pay more than you would to just list on the MLS, but getting support could be a good value.
Flat fee MLS plans in New Jersey typically cost between $250–$600. Plans with paperwork support are usually at the higher end of the cost scale.
A flat fee MLS company may also offer paperwork support as an add-on to lower-cost plans.
Real estate attorney
You can hire an attorney to help with the purchase contract, title search, closing, and other parts of the process.
Attorneys in New Jersey typically cost between $92 and $427. You can find one via the New Jersey State Bar Association.
Transaction coordinator
You can hire a transaction coordinator to support parts of selling your home, including the paperwork.
⚡ Real Estate Witch can connect you with a transaction coordinator to manage your paperwork for a flat $3,000 fee.
Where to find paperwork for selling without a realtor
Find links to the paperwork for each phase of the sale process in each section of this article:
You can find paperwork through these channels as well:
- LawDepot and eForms offer free downloadable forms.
- US Legal combines the most popular state-specific real estate forms into a subscription package for a monthly fee of $39–$59.
- State realtor associations sometimes offer blank contracts and forms. Check the New Jersey Realtors.
- Check the New Jersey Division of Taxation for tax records, property surveys, and deeds.
FAQ about the paperwork for selling without a realtor
Who creates the contract when selling without a realtor in New Jersey?
Normally, the seller’s agent writes the contract.
But if you're selling without a realtor, you'll have to write it yourself or hire a real estate attorney, transaction coordinator, or flat fee MLS company in New Jersey with paperwork services.
Where can I find free paperwork for selling without a realtor?
Online resources offer some free paperwork for selling a house by owner in New Jersey.
However, most key documents usually cost money.
Why trust us
Our team conducted in-depth research on selling without a realtor in New Jersey and the paperwork involved in the process. Our research involved:
- Surveys of more than 1,000 home sellers, including for sale by owner (FSBO) sellers and those who considered selling FSBO but eventually sold with an agent
- Surveys and interviews of New Jersey real estate agents for on-the-ground insights into the home-selling process
- Original research from other trusted sources, such as the National Association of Realtors
As our primary sources update, we refresh the data in our series accordingly.
