Leonia NJ Seller Net Sheet: What You Actually Walk Away With

The Selleck Group | KW City Views Realty

Scott Selleck · Broker Sales Associate · Request an appointment at meet.sellecksellsnj.com

Leonia Seller Insight

Serving Bergen and Hudson Counties · SRES®, e-PRO® · Licensed since 1993. Over 500 transactions closed.

If I sell my Leonia home, how much will I actually walk away with? Your price minus a short list of costs. At a $952,500 example price, the sourced lines (transfer fee and a tax proration credit) leave about $944,451, before the two borough inspection fees, your negotiated commission, attorney fee and mortgage payoff. Example only, not a quote or prediction.

The state transfer fee alone is $9,024 at that price, and it is the one line the state sets for you. Every other line can be pinned down before you list. Here is the net sheet, line by line, with each estimate tied to its source and a blank worksheet at the end for your own numbers.

The Numbers Behind the Net

Sources: NJMLS data pulled by Scott Selleck, sold September 13 to October 13, 2026, active as of October 13, 2026; NJ Division of Taxation (Realty Transfer Fee schedule, Graduated Percent Fee notice, 2025 tax rates). Read October 13, 2026.

• Leonia single-family sales, NJMLS, sold September 13 to October 13, 2026, active as of October 13, 2026: 4, with 10 active. The sample is too small for a reliable median, so this post uses an example price.
• NJ Realty Transfer Fee on $952,500 (seller-paid): $9,024
• Graduated Percent Fee at $952,500 (applies only over $1,000,000, seller-paid): $0
• Leonia 2025 general tax rate, per $100 of assessed value: 3.609

Key Takeaways

• Leonia had 4 single-family sales from September 13 to October 13, 2026, and 10 active as of October 13, per NJMLS data pulled by Scott Selleck. The sample is too small for a reliable median, so this post uses $952,500 as an example price, not as a value for your house.
• The seller pays New Jersey's Realty Transfer Fee. Using the NJ Division of Taxation graduated schedule, the fee on $952,500 is $9,024.
• The fee formerly called the mansion tax is now the seller's, not the buyer's. Under P.L. 2025, c. 69, the Graduated Percent Fee is imposed on the seller for deeds recorded on or after July 10, 2025. It applies only above $1,000,000.
• Leonia requires two separate resale inspections, a Certificate of Continued Occupancy (CRO) and a smoke alarm and carbon monoxide alarm certificate, each with its own fee, per the Leonia Building Department.
• Commission is a line you negotiate, not a number set by law. So are attorney fees. Your mortgage payoff comes from your servicer's written payoff letter.

Start With a Realistic Price, Not a Hopeful One

Every line on a net sheet starts from the price, so the price has to be grounded. In the 30 days from September 13 to October 13, 2026, Leonia had 4 single-family sales and 10 active listings, per NJMLS data pulled by Scott Selleck. The sample is too small for a reliable median, so a town-wide figure cannot stand in for your price.

This post uses $952,500 as an example price only. For your own sheet, start with a home valuation built on the recent sales near your street, then run the numbers at two or three prices. A valuation is a market opinion, not an appraisal.

The State Line: New Jersey's Realty Transfer Fee

The seller pays it, it is due when the deed is recorded, and the rate climbs with the price. The NJ Division of Taxation schedule for a total sale price over $350,000 charges a set amount for each $500 of price, by bracket.

Example only, not a quote or prediction. The math on $952,500:

• First $150,000: 300 units of $500 at $2.90, $870
• $150,000 to $200,000: 100 units at $4.25, $425
• $200,000 to $550,000: 700 units at $4.80, $3,360
• $550,000 to $850,000: 600 units at $5.30, $3,180
• $850,000 to $952,500: 205 units at $5.80, $1,189
• Total Realty Transfer Fee: $9,024

Note: Rates are the standard-transaction schedule for total consideration over $350,000, per the NJ Division of Taxation Realty Transfer Fee FAQ, read October 13, 2026. Above $1,000,000 the rate is $6.05 per $500. Some sellers qualify for a partial exemption by filing Form RTF-1. The qualifying categories are listed on that page. Your attorney confirms the final figure.

Above $1,000,000, a second state fee applies. The Graduated Percent Fee is 1% of the total price between $1,000,000 and $2,000,000, with higher percentages above that. The NJ Division of Taxation notice dated July 2, 2025 says it is "legally imposed on the grantor instead of the grantee," meaning the seller, for deeds recorded on or after July 10, 2025. Example only, not a quote or prediction: on a $1,050,000 sale, that fee would be $10,500, paid by the seller on top of the transfer fee. At the $952,500 example, it does not apply.

Leonia's Two Resale Inspections

Leonia asks for two certificates before a one- or two-family home, condo, co-op or townhouse changes hands. The Leonia Building Department notes that since March 4, 2025, sellers need both the CRO and a Certificate of Smoke Alarm and Carbon Monoxide Alarm Compliance, with "two different fee schedules and two different inspections." The fire extinguisher requirement was removed.

Each inspection carries its own borough fee, and the fee can depend on how far ahead you book. Ask the Building Department for the current fee schedule when you apply.

The CRO inspection also looks for work done without permits, handrails on interior and exterior stairs, loose porch boards, open holes in walls or ceilings, and sidewalks with tripping hazards. Those repairs are the real cost risk, not the fee. I walk the house with that checklist before we list. Our guide to the NJ smoke and CO certificate for home sellers covers the timing.

Property Taxes: A Credit or a Charge at Closing

You owe property tax through the day you sell, and your attorney settles the difference with the buyer. New Jersey taxes are paid in quarterly installments due February 1, May 1, August 1 and November 1, per the NJ Division of Local Government Services guide. If you have paid ahead, the buyer credits you. If you are behind, the unpaid amount comes out of your proceeds.

Your bill is your assessed value times the general rate. For 2025, Leonia's general rate was 3.609 per $100 of assessed value and its effective rate was 2.199%, per the NJ Division of Taxation 2025 rate table. The 2026 rate may differ, so this example uses 2025 as a stand-in.

Example only, not a quote or prediction. Assumptions: an assessment of $580,000 (roughly what Leonia's 2025 effective and general rates imply for a $952,500 market value), a closing on December 15, and the fourth-quarter installment already paid on November 1.

• Annual tax: $580,000 times 3.609 per $100 is about $20,932.
• Daily tax: $20,932 divided by 365 is about $57.35.
• Credit to you for the 17 days from closing through December 31: about $975.

Your attorney may use a different day count or closing-day convention. Pull your actual bill and assessment from the Leonia tax collector and assessor before you rely on the number.

The Lines You Negotiate or Request in Writing

These are the biggest numbers on the sheet, and none of them come from a public rate table.

• Commission. Broker compensation in New Jersey is fully negotiable and is not set by law. Write the amount from your listing agreement on your sheet, and run it at the price you expect, not the list price.
• Attorney fee. In New Jersey, sellers commonly retain a New Jersey real estate attorney for attorney review, the deed and the closing. Ask for a written flat-fee quote and what it includes.
• Mortgage payoff. Your balance is not your payoff. Order a written payoff letter from your servicer. It adds interest through the payoff date. A home equity line needs its own payoff and a request to close it. Our guide on selling your Leonia home with a mortgage still attached walks through it.

Oil Tanks and Other Closing-Adjacent Costs

The borough's resale requirements do not include an oil tank sweep. It usually comes up as a buyer's inspection request on older homes. A sweep is a scan of the yard for a buried tank. If one turns up, removal or closure is a separate job with its own quote. I would rather know before the listing than during attorney review, which is why I wrote about the Leonia oil tank problem as a pre-listing decision.

Leave room on the sheet for the smaller items that land near closing:

• Repairs or credits agreed after the buyer's inspection or the CRO inspection
• Settlement and recording charges on your attorney's closing statement
• Final utility readings and moving costs
• If you are a New Jersey nonresident at closing, an estimated income tax payment of at least 2% of the sale price unless an exemption applies, per the NJ Division of Taxation. Example only, not a quote or prediction: 2% of $952,500 is $19,050. Residents file Form GIT/REP-3 instead.

Federal and state income tax on any gain is a separate question for your tax advisor. Our guide to capital gains tax on your Bergen County home sale covers the basics.

A Worked Example at a $952,500 Price

Example only, not a quote, an appraisal or a prediction. Assumptions: a $952,500 contract price, no transfer fee exemption, both borough inspections passed on the first visit, the tax proration above, and no oil tank.

• Sale price: $952,500 (example price)
• NJ Realty Transfer Fee: subtract $9,024 (NJ Division of Taxation rate schedule)
• Graduated Percent Fee: $0, price not over $1,000,000 (NJ Division of Taxation, July 2, 2025 notice)
• Leonia CRO and smoke and CO certificate fees: subtract the current borough fees (Leonia Building Department)
• Property tax proration: add about $975 (NJ Division of Taxation 2025 general rate, example assessment)
• Subtotal of the sourced lines: about $944,451 before the two borough inspection fees (calculated)
• Commission: your negotiated amount (your listing agreement)
• Attorney fee: your written quote (your attorney)
• Mortgage and equity line payoff: your payoff letters (your servicer and lender)
• Oil tank sweep, repairs, other charges: your quotes (contractors and your attorney)

Note: Example only, not a quote, an appraisal or a prediction. The subtotal is before commission, attorney fee, mortgage payoff, repairs and income tax. Your price, assessment, closing date and contract terms will change every line.

Your Leonia Net Sheet

Fill in your own numbers. Write each one from the document named in parentheses, not from memory.

• Expected sale price (your valuation or accepted offer): $________
• Commission, negotiable (your listing agreement): subtract $________
• NJ Realty Transfer Fee (NJ Division of Taxation schedule above): subtract $________
• Graduated Percent Fee, only over $1,000,000, seller-paid (NJ Division of Taxation): subtract $________
• Attorney fee (your attorney's written quote): subtract $________
• Mortgage payoff, with interest to payoff date (servicer payoff letter): subtract $________
• Home equity line payoff (lender payoff letter): subtract $________
• Property tax proration (Leonia tax bill and your attorney): add or subtract $________
• CRO and smoke and CO certificate fees (Leonia Building Department): subtract $________
• Repairs or credits (your contract and inspection results): subtract $________
• Oil tank sweep or tank work, if any (contractor quote): subtract $________
• Other settlement charges (your attorney's closing statement): subtract $________
• Estimated net before income tax (your total): $________

Note: This sheet is an estimate for planning, not legal or tax advice. Your attorney's closing statement is the final word on every line.

I have worked this corridor since I was licensed in 1993, and my verified career record shows over 500 transactions closed. My story explains how I came to it. The net sheet is the first thing I build with a seller, before we talk about a list price.

The Three Pillars Behind Every Good Decision

Every real estate decision sits where timing, lifestyle, and finances meet. Start with the first and work through all three.

Timing and Strategy

Your closing date moves the tax proration and your payoff interest, and a late inspection request moves the borough fees. Pick the date with the numbers in front of you.

Lifestyle and Location Fit

Know where you are going before you sign. The net figure decides what you can do next, whether that is staying in Bergen County or leaving New Jersey.

Financing and Cash-Flow

Order the payoff letter early, get the attorney quote in writing, and run the sheet at two or three prices. Confirm the final figures with your real estate attorney and tax advisor.

Frequently Asked Questions

What does a Leonia owner actually net after selling?

The sale price minus commission, the state transfer fee, attorney fee, mortgage payoff and closing items. At a $952,500 example, the transfer fee is $9,024, and the two borough inspection fees come off as well. Example only, not a quote or prediction. Your negotiated commission and payoff are the largest variables.

Who pays the realty transfer fee when I sell in Leonia?

The seller. The NJ Division of Taxation states that the fee is imposed on the seller for recording the deed. On $952,500 it is $9,024 under the standard schedule. Your attorney confirms whether any partial exemption applies.

Do I pay the mansion tax when I sell my Leonia home?

Only if the price is over $1,000,000, and if it is, the seller now pays. Since July 10, 2025, the Graduated Percent Fee is imposed on the seller under P.L. 2025, c. 69. It starts at 1% of the full price.

What inspections does Leonia require before I sell?

Two. Leonia requires a CRO inspection and a smoke alarm and carbon monoxide alarm certificate, each with its own fee. Check the Leonia Building Department page before you set a closing date.

Is the real estate commission in Leonia a set percentage?

No. Broker compensation in New Jersey is fully negotiable and is not set by law or by any board or association of REALTORS®. Write the amount from your listing agreement on your net sheet.

How are property taxes split when I sell in Leonia?

By closing date. You owe tax through the day you sell. The buyer credits you for any days you prepaid, or the unpaid amount comes out of your proceeds. Your attorney calculates the proration from your actual tax bill.

Want to see this net sheet on your own Leonia address? Start with a home valuation (a market opinion, not an appraisal), take the Seven-Question Assessment (7 questions, about 90 seconds), or Request an appointment and we will run the actual numbers together.

For more on each town, see the Community Guides and the full library at SelleckSellsNJ.com.

Have a quick question first? Ask my AI assistant on Delphi. It is an AI trained on my material, not a person.

Scott Selleck
Broker Sales Associate | The Selleck Group | KW City Views Realty
Seniors Real Estate Specialist® (SRES®) | e-PRO® | Licensed since 1993. Over 500 transactions closed.
NJ Real Estate Broker Sales Associate License #9236275.
2200 Fletcher Avenue, Suite 502, Fort Lee, NJ 07024
Cell: (201) 970-3960 | Office: (201) 592-8900
Email: [email protected]
Website: SelleckSellsNJ.com
Request an appointment: meet.sellecksellsnj.com
AI assistant: https://www.delphi.co/scottselleck
My story: coverstory.sellecksellsnj.com | Verified career record: record.sellecksellsnj.com

NJ Real Estate Broker Sales Associate License #9236275. Licensure does not imply endorsement. Keller Williams City Views Realty. Each office is independently owned and operated. Broker compensation in New Jersey is fully negotiable and is not set by law or by any board or association of REALTORS®. This article is general information only and is not legal, tax, or financial advice. Confirm your own costs with your real estate attorney, tax advisor, or lender. Equal Housing Opportunity.

This net sheet is an estimate based on the stated assumptions and public sources read on October 11 and October 13, 2026. It is not legal or tax advice, and it is not a quote, prediction, or promise of any price, cost, or net proceeds. Your attorney's closing statement controls.

Top 5 Sources

• NJMLS data pulled by Scott Selleck, sold September 13 to October 13, 2026, active as of October 13, 2026. Scott Selleck NJMLS Matrix pull, by town, condo and single-family, read October 13, 2026. Not publicly available.
• New Jersey Division of Taxation, Realty Transfer Fee page and Realty Transfer Fee FAQ (rate schedule for consideration over $350,000), read October 13, 2026. Realty Transfer Fee · RTF FAQ
• New Jersey Division of Taxation, "Amendments to Graduated Percent Fee on Realty Transfers Over $1 Million," July 2, 2025 (P.L. 2025, c. 69), read October 13, 2026. notice (PDF)
• New Jersey Division of Taxation, 2025 General and Effective Tax Rates (Leonia Boro: general 3.609, effective 2.199), read October 13, 2026. 2025 tax rates (PDF)
• Borough of Leonia Building Department, CRO and Certificate of Smoke Alarm and Carbon Monoxide Alarm Compliance requirements page, read October 11, 2026. leonianj.gov

Also cited: NJ Division of Local Government Services, guide to tax installment dates, and NJ Division of Taxation, nonresident seller estimated tax requirement, both linked above.

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Equal Housing Opportunity | The Selleck Group | KW City Views Realty