The Callaway Henderson Sotheby’s International Realty NJ Buyer’s Guide YOUR HOME PURCHASE JOURNEY
Local Experts • Global Network • Remarkable Agents
2025 Unrivaled Results Our average sold listing price is
17%
#1
REAL ESTATE BROKERAGE IN MERCER COUNTY
#1
MARKET SHARE
higher than our next closest competitor in Mercer County *
based on dollar volume
in Princeton, Pennington Borough, Hopewell Borough & Township, Montgomery Township, and Stockton Borough**
We closed
We proudly claim
We participated in
$40,863,000 outside of the MLS creating opportunities for buyers and providing privacy some sellers prefer Our sales volume in Bucks County, PA was up
15% outpacing the market, which was up 11% overall
1,042,477 video views of our listings on real estate websites, YouTube, and social media (up 133% vs. 2024)
4
of the top 5 agents in Princeton, 5/8 in Mercer County, 5/8 in Montgomery Township, 2/3 in Delaware Township, and the #1 agent in Lambertville***
★★★★★
5
average star rating Of the 224 client reviews received post-closing, 99.6% were 5/5 stars We proudly supported
50+/local nonprofit organizations, making $90,000+/in charitable contributions
94% (16/17) of closed sales > $3,000,000 in Mercer County
201 referrals placed and received in London, Lisbon, Limoges Italy and Costa Rica; N.Y.C, Sarasota, San Diego, the Jersey Shore & more We represented sellers of properties sold for as low as
$70,000 and as high as
$5,390,000 Million-dollar marketing at every price point!
*Out of the Top 30 brokerage firms in Mercer County based on residential dollar volume or units sold. **Based on dollar volume. ***Based on dollar volume or units sold. Source: Bright MLS, GSMLS, and TrendGraphix data for 1/1/25 - 12/31/25 and firm knowledge, as of January 2026. Each office is independently owned and operated.
$ 100 million
$ 213.1 million
$ 426.4 million
Source: TrendGraphix 1/1/25 - 12/31/25, as of 1/12/26.
$ 238.0 million
$ 200 million
Top 5 brokerages listed below
$ 244.6 million
$ 300 million
Callaway Henderson Sotheby’s International Realty • $ 488.3 million
$ 400 million
2025 MLS-Listed Sales in Mercer County
Luxury is an Experience, Not a Price Point INTIMATE LOCAL KNOWLEDGE POWERFUL GLOBAL NETWORK REMARKABLE AGENTS BEST-IN-CLASS TECHNOLOGY
The Local Market Leader Callaway Henderson Sotheby’s International Realty is central New Jersey’s premier real estate firm, distinguished by a rich heritage and unwavering commitment to exceptional service. Our deeply rooted local expertise and involvement in the communities we serve uniquely complements the powerful global network of Sotheby’s International Realty.® At Callaway Henderson Sotheby’s International Realty, we believe luxury is an experience, not a price point, and the real estate experience we provide to each and every client is unrivaled. The Henderson family legacy dates back to 1953 when John T. Henderson Sr. opened his first office in the picturesque college town of Princeton, New Jersey. In 1974, Pete Callaway founded N.T. Callaway Real Estate, opening his first office in Princeton as well. Over the next several decades, the two time-honored family businesses grew and prospered, strategically adding offices to serve surrounding communities throughout Mercer, Somerset, and Hunterdon Counties before combining forces in January 2012 to form Callaway Henderson Sotheby’s International Realty. This profound legacy was further strengthened in 2026 by our combination with ONE Sotheby’s International Realty, a leading brokerage within the Sotheby’s International Realty network. Together, we have created a stronger connection between the luxury real estate markets of New Jersey and Florida’s East Coast while expanding opportunities for our clients through enhanced marketing, broader exposure, and the global reach of one of the world’s most respected real estate brands. Real estate is our passion. And we’re good at it. We are more than 100 full-time agents and 140+ licensees, united across multiple offices throughout Central New Jersey. We are licensed in two states and belong to four MLS systems. We live in more than 25 different municipalities throughout the Greater Princeton Area. Real estate is our passion. And we’re good at it. We invite you to visit one of our offices or contact one of our extraordinary agents today to learn more about homes in our historic area. Located equidistant to New York City and Philadelphia, with all the benefits of proximity to these major metropolitan cities, our local towns are destinations unto themselves — culturally vibrant, architecturally rich, and filled with recreational and lifestyle amenities. With a proud Princeton legacy, a powerful global brand, and an expanded regional connection through ONE Sotheby’s International Realty, Callaway Henderson Sotheby’s International Realty continues to offer the very best of local expertise, trusted service, and elevated real estate representation.
The Extraordinary Heritage of Sotheby’s OUR BRAND, YOUR ADVANTAGE Launched in 1976 from the same passion for excellence that drives the world’s most preeminent auction house, Sotheby’s International Realty harnesses the worldwide recognition and prestige of the Sotheby’s brand. Auctioneers since 1744, Sotheby’s has a centuries-long tradition of marketing the world’s most cherished possessions to discerning clients around the globe. Our unmatched reputation gives our listings the best-inclass exposure they deserve and assures buyers they are working with experts they can trust. A TRULY GLOBAL NETWORK Sotheby’s International Realty is an exclusive affiliation of more than 25,000 sales associates in 1,100 offices in 84 countries and territories worldwide, generating more than $150 billion in annual sales (USD). A global referral system connects the powerful network to facilitate thousands of referral connections among affiliates each and every year. SOTHEBYSREALTY.COM The Sotheby’s International Realty website is a premier online destination for real estate, attracting more consumers to search, view, and inquire than any other luxury real estate site. Showcasing vibrant, full-screen photography, high-definition video, and 3D virtual reality tours, sothebysrealty.com markets homes to a global audience of discerning buyers using the latest technology. Millions of viewers immerse themselves in Sotheby’s International Realty’s collection of extraordinary listings, searchable not only by location and price point but also by lifestyle.
callawayhenderson.com The mobile-responsive callawayhenderson.com website, built on the Webby Award-winning design of sothebysrealty.com, offers an unparalleled online user experience and serves as the preferred place where consumers can search for real estate listings in and around our local communities, as well as for nationally and internationally listed properties. With hundreds of thousands of pageviews per year, our website traffic proves that consumers enjoy our compelling, media-rich user experience and trust callawayhenderson.com as their online real estate resource. — Access to the most accurate and up-to-date real estate listings anywhere in the world — Translated in 15 languages and currencies — Large, rich images to showcase our professional, high-resolution photography, HD video, 3D tours, floor plans, and other innovative marketing assets — Ability to create a user account and save customized searches
Our Competitive Advantage: Why Work With Us? Best Local Agents Callaway Henderson Sotheby’s International Realty agents are the best in the business with a well-deserved reputation for professionalism, expertise, integrity, and service that fosters trusted, long-term relationships with their clients. Not only does our #1 market share mean that we’re sourcing more local listings than any other firm, but we are a close-knit and collaborative group, working together to share market knowledge, pricing insights, and professional connections that help you in your property search, at the negotiating table, and in resolving any issues that may arise during inspections and beyond. — Top agents from the #1 firm in Mercer County source more listing volume than any other brokerage — Our agents know the market because they are the market
Collaborative & Connected Network Our buyer clients have a huge advantage being connected to a collaborative group of top-producing local agents. Our agents meet regularly and actively post to Yapmo, a powerful internal communications channel, to share market knowledge, including office exclusive and pre-MLS opportunities, recent sales that aren’t yet public, and practical anecdotes of current market dynamics. Beyond our local offices, our connections with Sotheby’s International Realty® affiliates around the world provide us with insight into broader market trends and potential opportunities, wherever you may be looking to buy. — Company-wide monthly meetings and individual office meetings in between — 24/7 internal communication via Yapmo
Expanded Search Power Through the Callaway Henderson Sotheby’s International Realty network, your agent will have knowledge of office exclusive or pre-MLS listings before they are accessible on public search sites (fully compliant with MLS rules). Even MLS-listed properties are presented in a more timely, targeted, and collaborative manner via RealScout, an industry leading search tool utilized by our agents and buyer clients. Not only does our dominant market share ensure that our agents are “in the know” about the vast majority of office exclusive or pre-MLS opportunities, but our collaborative practices, tools and technology ensure that this knowledge is shared most efficiently and effectively to benefit our buyer clients. — Yapmo provides up-to-the minute, advanced notice of new listings and access to exclusive listings — RealScout offers an industry leading, collaborative tool with state-of-the-art, A.I.-enhanced features and market intelligence to maximize buyer empowerment in the search process
RealScout: a full-featured, A.I.-enhanced collaborative search tool for agents and buyer clients Save your custom search criteria
View new listings that match your specifications
Collaborate and share listings with your agent
MICHAEL AGENT
I really like this home. Can we set up a showing?
$2,450,000 4 Beds 3 Baths 19 GREENHOUSE DR PRINCETON, NJ 08540
$950,000 42 EGLANTINE AVE PENNINGTON, NJ 08534
Beautiful home! I'll reach out to the listing agent to set up an appointment.
Thanks, sounds good.
$950,000 4 Beds 2 Baths 42 EGLANTINE AVE PENNINGTON, NJ 08534
The Benefits of Callaway Henderson SIR Buyer Representation
Phase 1 | Initial Buyer Consultation • Assess wants and needs • Review general market conditions • Discuss budget and help obtain mortgage pre-approval YOUR CALLAWAY HENDERSON SIR AGENT'S ADDED VALUE • Review Representation: Go over fiduciary duties and applicable paperwork, including compensation options • Understand Wants and Needs: Identify and discuss wants and needs for the buyer’s new home • Financial Review: Provide names of mortgage advisors for pre-approval and assist with understanding budget considerations, including down payment and closing costs • Market Education: Provide an overview of market conditions and how they impact the purchase process • Strategy Development: Custom tailor a search strategy based on the buyer’s timeline, market conditions, and inventory • Communication Plan: Establish preferred methods and frequency of communication to ensure the buyer is kept informed at every step
Phase 2 | Property Introductions • Research homes for sale • View homes of interest • Evaluate wants and needs in coordination with budget YOUR CALLAWAY HENDERSON SIR AGENT'S ADDED VALUE • Set up buyer on appropriate search platform with customized criteria (RealScout/MLS) • Alert buyer to company inventory as soon as it’s known (including pre-MLS/office exclusive opportunities) • Schedule Showings: Coordinate with sellers’ agents to visit properties that match the buyer’s criteria • Feature Assessment: Help assess the condition of homes and discuss potential benefits or challenges in relation to wants and needs • Local Area Information: Supply requested data about the neighborhood, including schools, amenities, and local attractions • Record Feedback: Identify and evaluate the buyer’s likes and dislikes to refine future searches
Phase 3 | Contracts & Negotiations • Prepare an offer based on comparative market research, personal budget, contingencies, if applicable, and any additional strategies • Draft an offer to purchase in contract form • Engage in negotiations in an attempt to reach mutually acceptable terms • Upon agreement, amend contract of sale for attorney distribution YOUR CALLAWAY HENDERSON SIR AGENT'S ADDED VALUE • Offer Strategy: Provide guidance on creating an appropriate offer that attempts to create a ‘win-win’ scenario that appeals to the interests of the seller, while satisfying the interests of the buyer • Document Preparation: Draft and review offer documents to best ensure accuracy and protection of buyer’s intentions • Negotiation: Communicate with the listing agent to discuss price, conditions, and terms • Contingency Planning: Discuss and include applicable contingencies like home inspections, appraisal, and financing, as appropriate • Offer Submission: Submit the offer and manage any counter-offer scenarios in writing
Phase 4 | Under Contract • Inspections, inspections, inspections! • Financing and appraisal • Facilitate additional miscellaneous contractual elements if/when applicable YOUR CALLAWAY HENDERSON SIR AGENT'S ADDED VALUE • Facilitate information gathering on items such as zoning, permits, title, etc. • Help arrange and attend home inspections • Assist with inspection issues, logistics, and follow up; provide names of applicable vendors as needed • Assist with negotiations for repairs or credits for issues that may arise • Assist with transaction coordination to ensure compliance with various contract timelines and terms • Provide comparable properties for mortgage appraisal, if necessary
Phase 5 | Getting to the Closing Table • Clear to close • Final walk-through • Transfer of utilities YOUR CALLAWAY HENDERSON SIR AGENT'S ADDED VALUE • Attend final walk-through: Facilitate ensuring the property’s condition is as agreed upon, including any post-inspection repairs or any new issues • Closing Coordination: Liaise with the attorney, title company, lender, and listing agent • Confirm that insurance has been obtained and utilities/other services are set to transfer upon closing
Phase 6 | Beyond the Transaction YOUR CALLAWAY HENDERSON SIR AGENT'S ADDED VALUE Continue to serve as a resource and trusted advisor beyond the scope of the transaction
The Buying Process: An Overview • Select your Callaway Henderson Sotheby’s International Realty (CHSIR) buyer’s agent based on qualifications, experience, and personal fit. • Obtain a mortgage pre-approval, determine your budget and the area(s) where you would like to live. Your CHSIR agent can provide you with contact information for mortgage lenders. • View properties according to budget, needs, and wants. Your CHSIR agent can run property searches for you and share homes that meet your criteria—either through the MLS or RealScout, our full-featured collaborative search tool for agents and buyer clients. If you are conducting your search virtually, see if there is someone you know and trust who can view properties on your behalf. If not, your CHSIR agent can utilize technology and other tools to best accommodate your needs, with additional paperwork to consider.
• Attorney searches title, obtains survey and title insurance (costs associated with each). • Work with your lender to obtain mortgage financing (ongoing). • After the conclusion of attorney review, a home inspection should be scheduled as soon as possible. Home inspections can include engineering, pest, radon, well, septic, sewer line, chimney, asbestos, lead paint, mold, underground tank, pool, and more (as applicable). • Additional deposit due (held by the determined escrow agent). • Discuss any inspection issues with your attorney; (s)he may negotiate repairs and/or credits, as appropriate/applicable. • Apply for homeowner’s insurance.
• Identify your favorite property and do your homework to determine how much to offer (i.e., review comparables). • Make and negotiate an offer, sign contracts, and provide the initial deposit (if applicable). Deposit check should be made payable to the determined escrow agent, typically the buyer’s attorney.
• Finalize mortgage financing. • Get final figures from attorney, mortgage company, and title company. Coordinate funds due at closing. • Call/go online to coordinate utilities to establish service in your name.
• Ask your agent for a list of several local real estate attorneys and inspection companies.
• Walk through property on the day of closing or at a mutually agreed upon time.
• Begin attorney review (approx. 3 business days), during which time miscellaneous changes may be proposed/made to the contract by your attorney (and the seller’s attorney).
• Attend the closing, get your keys, and enjoy your new home!
The Buying Process: In Greater Detail The Search You’re ready to look for a home. A Callaway Henderson Sotheby’s International Realty agent can give you personal and professional attention to optimize your search and help you find a home that meets your needs and budget. Our local expertise and powerful network of connections maximize your likelihood for success in finding the right home at the right price within your desired timeframe. We carefully listen as you describe the home
and the community that will match your desired lifestyle. RealScout provides a full-featured collaborative search tool for you and your agent. We are able to save you both time and energy as we share our in-depth knowledge of the market and familiarity with the inventory of available homes so that you can select those that best meet your wants and needs.
Making an Offer You have found the home that matches your needs and desires. Making an offer involves much more than simply naming the price you are willing to pay for the property. Your offer should include the following: price, deposit amount, financing terms, closing date, inclusions/exclusions, inspections, and any other contingencies (i.e., sale of current residence) Financing Terms: If you require a mortgage in order to purchase the home, your offer will specify the amount and terms of such financing, accompanied by a pre-approval letter. A cash offer should be accompanied by proof of funds. Closing Date: This is an important date to establish between the buyer and the seller. It can but doesn't necessarily coincide with the target date of occupancy, Inclusions and Exclusions: All property, fixtures, appliances, and/or furnishings that are included or excluded from the sale should be clearly identified. Offer and Acceptance: Once your offer has been accepted and both parties have signed and received copies of the contract, the Attorney Review period begins.
Attorney Review: The buyer and seller may choose to have an attorney study the contract. The attorneys must complete their review of the contract and propose any changes within 3 business days. The contract will be considered legally binding after 3 business days, unless either attorney reviews and disapproves of the contract or agrees in writing to extend the attorney review period. As the contract is not considered binding until the attorney review period is concluded, the seller may continue to entertain other offers. It should be noted that real estate contracts may contain many different and varying terms. Callaway Henderson SIR does not provide legal advice. You should consult with an attorney who will advise you on the specific terms of your contract and your legal rights. The buyer is advised to personally verify all pertinent information that would be of concern prior to signing a contract, such as taxes, square footage, property size, maintenance, or permits. Your agent will be happy to assist as you obtain information to help confirm these details.
The Inspection Process It is important to know as much as you possibly can about the house you are purchasing. If possible, schedule your home inspections when you are able to be present. This will allow you to learn more about your prospective new home, its present condition, and the repairs and maintenance necessary to protect your investment for the future. We recommend that you retain the services of licensed professionals to perform your inspections. Some of the most common types of inspections typically conducted include: General/Engineering: This typically covers the major general elements of the home, including heating and cooling systems, plumbing, and electric for the main structure and outbuildings. Pests: Commonly referred to as the termite inspection, this should cover all wood-destroying insects. Visual inspection will be made of the home and outbuildings. Your report should certify noninfestation and/or describe any existing damage and recommend treatment. Radon: Radon is an odorless and invisible radioactive gas naturally released from rocks, soil, and water. Radon can get into homes or buildings through small cracks or holes and build up to higher levels. Over time, breathing in high radon levels can cause lung cancer. In most cases, if elevated levels of radon are found, a mitigation system can be installed to correct the situation. For more information: epa.gov/radon Mold: Air tests can be performed to determine the presence of mold that is airborne and/or not otherwise visible. Well/Water: If there is a well on the property, laboratory analysis of the water will assure you of its quality and potability. Tests can also be performed to determine the integrity and capacity of the well.
Septic/Sewer Line: If a home’s sanitary sewage is serviced by a private septic system, a septic specialist should be enlisted to perform an inspection to determine its condition and whether it is functioning properly. Plumbing scans of public sewer lines are sometimes conducted as part of the inspection process as well. Chimney: A video inspection and evaluation of a home’s chimneys can help ensure proper ventilation and prevent fire hazards associated with the use of fireplaces and heating appliances. Asbestos: Asbestos has been used in a variety of building construction materials. Fibers released into the air can present a health hazard. Any asbestos work must be performed by a licensed contractor and an air test should be conducted to ascertain effectiveness. For more information: epa.gov/asbestos Lead Paint: Paint chips and dust from deteriorating lead paint are toxic and can cause lead poisoning when the particles are inhaled or ingested. For homes built prior to 1978, the buyer and seller must be presented with a lead disclosure booklet and sign an acknowledgment that they have received it. For more information: epa.gov/lead Underground Tanks: In-ground fuel tanks are subject to testing for leakage and soil contamination. A tank scan can be completed in order to locate an underground storage tank (UST) that may be unknown to the seller. Miscellaneous: Certain properties may warrant additional inspections or evaluations, which may include pools, tennis courts, elevators, solar or geothermal systems, soil tests, and more.
Understanding Brokerage Compensation BROKERAGE COMMISSION Similar to a Listing Agreement, buyers will enter into a contract between themselves and their agent for representation and professional services. Known as a Buyer Agency Agreement, this also confirms the compensation paid for the buyer's agent and brokerage services. It should be noted that the amount a brokerage charges is not fixed by law; the commission amount is negotiable, although brokerages individually may set minimum fees. COMPENSATION DIVISION The commission paid for buy-side representation is not exclusively paid to the agent; it is shared with the brokerage. Compensation covers not only the brokerage’s business operations and expenses, including Errors and Omissions insurance and membership in industry organizations, but it is also used to compensate agents for their time and services and to offset their necessary business expenses associated with licensed activities.
Who Pays the Buyer’s Broker Commission? SELLER-PAID BROKERAGE COMMISSION When a property is listed for sale, the seller signs a Listing Agreement to authorize compensation to the listing broker. In most cases, the Listing Agreement also includes a cooperating commission amount to be paid to the broker representing the buyer. If the amount of commission offered is less than the minimum fees required by the buyer's broker, a Buyer Agency Agreement can identify how the buyer’s broker will be paid for representing the buyer. The Buyer Agency Agreement may include a provision that the buyer can request the seller to pay the commission due to the buyer's broker in the purchase agreement, which usually allows the commission to be incorporated into the sale price and financed, if accepted. In that case, the commission will be paid out of escrow from the seller's proceeds. BUYER-PAID BROKERAGE COMMISSION A Buyer Agency Agreement can provide, among other things, that the buyer will pay the commission to the buyer’s broker—or the difference between the amount the buyer and buyer’s broker have agreed to and the amount that a seller is offering. Such an arrangement can include your agent searching for properties that are not in the MLS and may be For Sale by Owner, off-market, or office exclusives (i.e., “pocket listings”), as the Buyer Agency Agreement covers the payment due to your agent for representing you.
Buyer’s Estimated Closing Costs* LENDER Application Fee .......................................................................................................................................................... $350 - $500 Appraisal (Conventional or FHA Loan) .......................................................................... $350 - $500 Credit Report Fee .................................................................................................................................................. $35 - $50 Conventional Tax Service Fee (N/A for FHA) .................................................... $90 - 150 Warehouse Fee .......................................................................................................................................................... $100 Attorney Review Fee ........................................................................................................................................ $150 - $300 (may be levied by lender) Mortgage Interest ................................................................................................................................................. From date of closing to the end of the month .............................................................................................. (often more economical to close at month-end) Mortgage Origination ..................................................................................................................................... Origination point, or part (may be collected on application .............................................................................................. with remainder at settlement, negotiable) Mortgage Fee and Points ........................................................................................................................ 1% - 4% of mortgage amount (discuss with lender) 3RD PARTY CHARGES (NON LENDER) Attorney Fees ............................................................................................................................................................... $1,200 - $2,500 (or hourly fee) Ask attorney if there .............................................................................................. are any other administrative fees or charges. Title Search ...................................................................................................................................................................... $1,000 - $2,000 Title Insurance Quote .................................................................................................................................... $300 + 1/2 % of sale price .............................................................................................. (ex: $500,000 sale: $300 + $2,500 = $2,800 + fees) Property Survey ....................................................................................................................................................... $350 - $1,000 (additional charges for corner markers) Recording Fee (filed in county courthouse) ......................................................... $250 - $500 Flood Insurance ....................................................................................................................................................... Check with insurance agent to determine need. .............................................................................................. If required, one year’s premium paid in full Flood Certification (not always required) ................................................................ $25 Lender’s Insurance ............................................................................................................................................ At least for the amount of the mortgage .............................................................................................. (depends on location and protection) Inspections (including but not limited to): • General/Engineering ..................................................................................................................... $500 and up • Pest/Insect Infestation ............................................................................................................. $100 and up • Radon ........................................................................................................................................................................ $200 and up • Water/Well Testing ............................................................................................................................. $900 and up (can be paid by the seller) • Septic ......................................................................................................................................................................... $800 and up • Public Sewer Line Scan ............................................................................................................. $300 and up • Chimneys ............................................................................................................................................................ $200 and up (per flue) • Underground Tank Scan .......................................................................................................... $250 and up • Pool ................................................................................................................................................................................ $500 and up Overnight Charges (per overnight) ...................................................................................... $25 Copying Charges .................................................................................................................................................... Variable ESCROWS/PREPAIDS 12 months of homeowner’s insurance is quoted, but paid directly to insurance company prior to closing 2-3 months of homeowner’s insurance (based on above) 3-4 months of real estate taxes 1-30 days of mortgage interest, depending on closing date MISCELLANEOUS FEES TO DETERMINE BEFORE MAKING AN OFFER Condo Fees/ Association Dues ................................................................................................... Varies Capital Contribution ........................................................................................................................................ Varies (one-time charge payable to association) Tax, Water and Sewer Bill Adjustments ........................................................................ Varies Reimbursement for Prepaid Fuel Charges .............................................................. Varies Conveyance by Broker ................................................................................................................................. Varies Notary ........................................................................................................................................................................................ No charge by notary in our office Buyer Broker Commission .................................................................................................................. Negotiable (per Buyer Agency Agreement) *The information provided herein was gathered as a “ballpark” only and subject to errors, omissions, and changes. These numbers are meant to be used as guidelines only, and additional fees may apply. Please consult your vendors, attorney, lender, or financial advisor for specifics as costs and requirements vary by provider and your particular situation may require additional costs that are not listed.
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