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Transaction Coordination · New Jersey

Transaction Coordinator in Hunterdon County, NJ.

Precision Leverage Solutions coordinates real estate transactions in Hunterdon County for Keller Williams agents, from ratified contract through settlement. Transfer tax here runs on the Realty Transfer Fee, graduated and paid by the seller, deeds record through the Hunterdon County Clerk and Register of Deeds, Recording Section, and we handle the county and municipal steps that decide whether your file closes on time. Billed per file, no retainer.

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Hunterdon CountyEvery New Jersey county covered

At a glanceHunterdon County, NJ

Form RTF-1EEOver $1Mdeeds must have Form RTF-1EE annexed
Recording fee$40for the first page of a deed
PLS, per file$450contract to close, billed per file with no retainer

Figures from the sections below. Confirm with the issuing office before relying on one for a live file.

What we handle on a Hunterdon County file

Hunterdon County has 26 municipalities, and the Highlands Council places 15 of them, including Clinton Township and Tewksbury, in the Highlands Region, with 64,925 acres of the county in the Preservation Area. Files here are well and septic files as often as not, and Hunterdon is on the State's uranium list for private well testing. Some of the most consequential rules are hyper-local: Readington attaches a recorded deed restriction and a three year inspection cycle to every pump septic system, and Raritan Township refuses battery alarms as a substitute for hardwired smoke detectors. Every deed records at the Hall of Records at 71 Main Street in Flemington, where the county does not participate in the Homeless Trust Fund and a paper filing without the county cover sheet draws a $20 indexing charge. Once your deal is ratified, PLS builds and manages the file in KW Command, tracks every deadline and contingency, routes documents for signature, and coordinates with lender, title, attorneys, and the co-op agent. See the full transaction coordination service for the complete scope, and the New Jersey overview for statewide notes.

On every Hunterdon County fileFrom ratified contract through settlement
  • KW Command fileBuilds and manages the file in KW Command.
  • Every deadlineTracks every deadline and contingency.
  • SignaturesRoutes documents for signature.
  • Every partyCoordinates with lender, title, attorneys, and the co-op agent.

Transfer tax in Hunterdon County

New Jersey's Realty Transfer Fee is imposed on the seller and runs on two mutually exclusive schedules, which must never be blended. At total consideration of $350,000 or less it is $2.00 per $500 up to $150,000, $3.35 per $500 from $150,000 to $200,000, and $3.90 per $500 from $200,000 to $350,000. Above $350,000 a different schedule applies to the whole amount: $2.90 per $500 up to $150,000, $4.25 per $500 to $200,000, $4.80 per $500 to $550,000, $5.30 per $500 to $850,000, $5.80 per $500 to $1,000,000, and $6.05 per $500 above that. Reduced schedules exist for senior, blind, disabled, and low and moderate income sellers, and a notarized Form RTF-1 must be annexed to the deed to claim one. Consideration over $1,000,000 also triggers the Graduated Percent Fee that replaced the old 1 percent mansion tax on July 10, 2025 under P.L. 2025 c. 69: 1 percent above $1,000,000, 2 percent above $2,000,000, 2.5 percent above $2,500,000, 3 percent above $3,000,000, and 3.5 percent above $3,500,000, charged as a straight percentage of the entire consideration rather than as brackets. Liability for it shifted from the buyer to the seller, and the Division of Taxation is explicit that the operative date is when the deed is submitted for recording, not the closing date. Form RTF-1EE must be annexed to every deed over $1,000,000 and to every commercial transfer. There is no separate Hunterdon County transfer tax.

Realty Transfer FeePer $500 of consideration, sales over $350,000
  1. $2.90to $150K
  2. $4.25to $200K
  3. $4.80to $550K
  4. $5.30to $850K
  5. $5.80to $1M
  6. $6.05over $1M

Seller pays. At $350,000 or less a separate, lower schedule applies, as described here.

Graduated Percent FeeShare of the entire consideration, deeds over $1M
  1. 1%$1M+
  2. 2%$2M+
  3. 2.5%$2.5M+
  4. 3%$3M+
  5. 3.5%$3.5M+

Seller pays, on deeds submitted for recording on or after July 10, 2025.

Recording a deed in Hunterdon County

The Hunterdon County Clerk and Register of Deeds, Recording Section sits at Hall of Records, 71 Main Street, P.O. Box 2900, Flemington, New Jersey 08822, 908-788-1221. The current recording fee is $40 for the first page of a deed, plus $10 for each additional page. The Clerk's posted schedule, which states the fees took effect July 21, 2003, lists a corrective deed at $40 plus $10 per page, mortgages at $30 plus $10 per page, and discharges, modifications, subordinations, postponements, releases, and assignments of mortgage at $40 plus $10 per page, with $10 for each book and page after the first one listed. Any document is $6 for each name after the first five. A notice of settlement is $20, or $40 for a contract and commitment. The Clerk states that Hunterdon County does not participate in the Homeless Trust Fund. The Clerk's Office is open to the public weekdays 8:00 to 4:00. Electronic filing is available through e-filing service providers the Clerk has partnered with, and every deed is abstracted for the tax assessor of the municipality where the property sits.

Recording officeWhere the deed goes
  • OfficeHunterdon County Clerk and Register of Deeds, Recording Section
  • AddressHall of Records, 71 Main Street, P.O. Box 2900, Flemington, New Jersey 08822
  • Phone908-788-1221
  • Deed recording fee$40 for the first page of a deed, plus $10 for each additional page
Paperwork named hereWhat this office looks for
  • GIT/REP-3
  • RTF-1
  • RTF-1EE
  • Cover sheet
  • Data Recording Page

When each one applies is explained in the requirements below.

Since May 1, 2017, every paper land recording must be accompanied by the Hunterdon County Recording Data Page, the county specific cover sheet, which for a deed requires block, lot, municipality, consideration, and the grantee's mailing address and must not be detached. The Clerk counts the cover sheet in the recording fee for documents with booking and paging fees, and a paper filing without one draws a $20 indexing charge under N.J.S.A. 46:26A-5. E-filers must not send a paper cover sheet, because an electronic synopsis is created during e-recording. The deed itself is examined for form, dates, signatures, acknowledgment, and location of property, and it must carry the GIT/REP form: Form GIT/REP-3 states that if it is not completed in its entirety, or the original is not submitted with the deed, the county clerk will not record it. Form RTF-1 must accompany any deed claiming a Realty Transfer Fee exemption, and Form RTF-1EE every deed over $1,000,000.

Recording fees and transfer tax rates for every county we coordinate in are collected side by side on our recording fee and transfer tax reference.

What actually holds up a closing here

01

Fifteen Hunterdon towns are in the Highlands, half the land in the Preservation Area

The Highlands Council places 15 Hunterdon municipalities in the Highlands Region: Alexandria, Bethlehem, Bloomsbury, Califon, the Town of Clinton, Clinton Township, Glen Gardner, Hampton, High Bridge, Holland, Lebanon Borough, Lebanon Township, Milford, Tewksbury, and Union. Of the 128,910 acres involved, 64,925 lie in the Preservation Area and 63,985 in the Planning Area. The Highlands Act, P.L. 2004 c. 120, lists seventeen exemptions at N.J.S.A. 13:20-28. Exemption 5 covers any improvement to a single family dwelling in existence on the date the Act was enacted, including an addition, garage, shed, driveway, porch, deck, patio, swimming pool, or septic system, and Exemption 4 covers reconstruction within 125 percent of the footprint of the lawfully existing impervious surfaces, provided impervious surface does not grow by one quarter acre or more. A buyer unsure whether a project qualifies can obtain a Highlands Applicability Determination from NJDEP, which N.J.A.C. 7:38-10.2(b) prices at $100 for an individual applicant proposing development costing $100,000 or less and $750 for most other applicants. On a vacant lot or a planned expansion, confirm the property's Highlands status before the contingency dates run.

02

Readington pump septic systems come with a recorded deed restriction

Readington Township Board of Health Code Chapter 268, Article II, applies to any individual septic system with an automatically controlled, electrically operated pump. Section 268-3 requires inspection by a qualified professional within three years of installation and every three years after that, and section 268-9 requires a recorded deed restriction obligating the grantee to keep that schedule. Section 268-11 gives the owner an affirmative obligation to notify prospective purchasers of the deed restriction before transfer of title, section 268-10 requires a copy of the recorded deed to be filed with the Secretary of the Board of Health within 30 days of recording, and section 268-6 sets a penalty of up to $5,000 per occurrence for missing inspection or certification filings. Ask at listing intake whether the system has a pump, and pull the last inspection certification before the buyer's attorney asks.

03

A cesspool has to be replaced when the property transfers

Under N.J.A.C. 7:9A-3.16, effective June 2, 2012, every cesspool, privy, outhouse, latrine, or pit toilet that is part of a real property transfer must be abandoned and replaced with a system, with narrow exceptions for a non-malfunctioning cesspool in listed transfers such as conveyances between family members and transfers by an executor distributing an estate. A Septic Systems in Hunterdon County presentation posted by Raritan Township makes the same point, that cesspools must be replaced at the time of property transfer, and notes that the rule sets a protocol for inspecting systems during a realty transfer. It also separates a repair, meaning in-kind replacement of components with no expansion, from an alteration, meaning a new system on a property that already has a septic system or cesspool, which is the category a cesspool replacement falls into. Order the septic inspection at the start of the inspection period so a cesspool finding is allocated in the contract rather than at the closing table.

04

Raritan Township will not accept battery alarms in place of hardwired ones

Raritan Township Code section 249-4C(2) prices the certificate by lead time before the change of occupancy: $55 when the request arrives more than 10 business days ahead, $100 at four to 10 business days, and $160 at fewer than four, with a $55 reinspection fee for every failed inspection. The Department of Fire Safety Services states that the certificate is not transferable and that a new application is required if the change of occupancy does not occur within 90 days. It asks for applications a couple of weeks before closing and prefers one week to process. Two inspection points trip sellers: battery operated smoke detectors are not permitted in place of hardwired detectors, which must be maintained at the level required by the structure's latest certificate of occupancy, and detectors must be at least 36 inches from ceiling fans.

05

Hunterdon is a uranium county under the Private Well Testing Act

The New Jersey Private Well Testing Act, implemented at N.J.A.C. 7:9E, applies to any property whose potable supply is a private well. NJDEP states the sale may not occur until testing has taken place and both buyer and seller have received and reviewed the results, and both must certify in writing at closing that they have done so. Neither the Act nor the regulations assign who pays, so allocate it in the contract. Arsenic and gross alpha particle activity are required on every sample statewide under N.J.A.C. 7:9E-2.1(a), so neither is a Hunterdon distinction. What is county specific is uranium: N.J.A.C. 7:9E-2.1(c) requires uranium analysis on samples collected in Hunterdon County, so a generic panel is not enough. Validity is the trap on a delayed closing: results are good for one year from sample collection, except coliform results (total, fecal, or E. coli), which are valid only six months.

06

A Flemington rental purchase needs a new landlord registration and lead-safe timing

Flemington Borough Code section 9-4.3h requires a new landlord registration statement to be filed with the Borough Clerk whenever the landlord of a dwelling unit changes. The annual fee is $25 per rented unit under section 9-4.12a, renewals are due each March 1, a late payment more than 30 days past due adds $25 per unit, and section 9-4.14 allows a fine of up to $2,500. Rental units also need a lead-based paint inspection every three years or at tenant turnover, whichever is earlier, under section 9-5.1b, and section 9-5.5 requires the owner to notify the Borough Clerk at least 20 days before a scheduled change in occupancy. A lead-safe certification is valid two years under section 9-5.10. Separately, section 9-3.3 requires the owner to obtain the smoke, carbon monoxide, and fire extinguisher certificate before any dwelling unit is sold, leased, or otherwise changes occupancy.

Pricing

Transaction coordination in New Jersey is billed per file, not as a monthly retainer. Contract to close is $450 per transaction, and the full rate card including dual agency, unrepresented party (FSBO or URB), and listing management is published on our pricing page. No fixed overhead, no minimum volume.

Contract to close$450per transaction, billed per file
Listing management$175per listing, from the published rate card
Retainer$0no fixed overhead, no minimum volume

Where these figures come from

The county-level figures on this page come from the official sources listed below. Municipal fees and deadlines come from each municipality's own published schedules and ordinances, which are revised more often than they are archived. We publish what we could verify and leave out what we could not. Fees and ordinances change; if you are relying on a figure here for a live file, confirm it with the issuing office, and tell us if you find a discrepancy so we can correct the page.

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FAQ

Hunterdon County questions.

Do you provide transaction coordination in Hunterdon County, NJ?

Yes. Precision Leverage Solutions works exclusively with Keller Williams agents and coordinates transactions throughout Hunterdon County and the rest of New Jersey, from the ratified contract through settlement. We also serve KW agents in Pennsylvania and Delaware. Pricing is per file with no retainer.

What is the realty transfer tax in Hunterdon County?

New Jersey's Realty Transfer Fee is imposed on the seller and runs on two mutually exclusive schedules, which must never be blended. At total consideration of $350,000 or less it is $2.00 per $500 up to $150,000, $3.35 per $500 from $150,000 to $200,000, and $3.90 per $500 from $200,000 to $350,000. Above $350,000 a different schedule applies to the whole amount: $2.90 per $500 up to $150,000, $4.25 per $500 to $200,000, $4.80 per $500 to $550,000, $5.30 per $500 to $850,000, $5.80 per $500 to $1,000,000, and $6.05 per $500 above that. Reduced schedules exist for senior, blind, disabled, and low and moderate income sellers, and a notarized Form RTF-1 must be annexed to the deed to claim one. Consideration over $1,000,000 also triggers the Graduated Percent Fee that replaced the old 1 percent mansion tax on July 10, 2025 under P.L. 2025 c. 69: 1 percent above $1,000,000, 2 percent above $2,000,000, 2.5 percent above $2,500,000, 3 percent above $3,000,000, and 3.5 percent above $3,500,000, charged as a straight percentage of the entire consideration rather than as brackets. Liability for it shifted from the buyer to the seller, and the Division of Taxation is explicit that the operative date is when the deed is submitted for recording, not the closing date. Form RTF-1EE must be annexed to every deed over $1,000,000 and to every commercial transfer. There is no separate Hunterdon County transfer tax.

How much does it cost to record a deed in Hunterdon County?

$40 for the first page of a deed, plus $10 for each additional page, through the Hunterdon County Clerk and Register of Deeds, Recording Section. The Clerk's posted schedule, which states the fees took effect July 21, 2003, lists a corrective deed at $40 plus $10 per page, mortgages at $30 plus $10 per page, and discharges, modifications, subordinations, postponements, releases, and assignments of mortgage at $40 plus $10 per page, with $10 for each book and page after the first one listed. Any document is $6 for each name after the first five. A notice of settlement is $20, or $40 for a contract and commitment. The Clerk states that Hunterdon County does not participate in the Homeless Trust Fund. The Clerk's Office is open to the public weekdays 8:00 to 4:00. Electronic filing is available through e-filing service providers the Clerk has partnered with, and every deed is abstracted for the tax assessor of the municipality where the property sits.

How much does a transaction coordinator cost in Hunterdon County?

Contract-to-close coordination is $450 per transaction in New Jersey. Dual agency, unrepresented party coordination (FSBO or URB), multi-unit transactions, and listing management are each priced separately and published in full on our pricing page. There are no monthly fees, retainers, or minimum volume requirements.

Does the Highlands Act affect a Hunterdon buyer who wants to add on, rebuild, or build?

The Highlands Council places 15 Hunterdon municipalities in the Highlands Region: Alexandria, Bethlehem, Bloomsbury, Califon, the Town of Clinton, Clinton Township, Glen Gardner, Hampton, High Bridge, Holland, Lebanon Borough, Lebanon Township, Milford, Tewksbury, and Union. Of the 128,910 acres involved, 64,925 lie in the Preservation Area and 63,985 in the Planning Area. The Highlands Act, P.L. 2004 c. 120, lists seventeen exemptions at N.J.S.A. 13:20-28. Exemption 5 covers any improvement to a single family dwelling in existence on the date the Act was enacted, including an addition, garage, shed, driveway, porch, deck, patio, swimming pool, or septic system, and Exemption 4 covers reconstruction within 125 percent of the footprint of the lawfully existing impervious surfaces, provided impervious surface does not grow by one quarter acre or more. A buyer unsure whether a project qualifies can obtain a Highlands Applicability Determination from NJDEP, which N.J.A.C. 7:38-10.2(b) prices at $100 for an individual applicant proposing development costing $100,000 or less and $750 for most other applicants. On a vacant lot or a planned expansion, confirm the property's Highlands status before the contingency dates run.

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