2015 Sep 23rd

The Weekly Wednesday Wrap-Up – Hoboken Residential Sales and Activity for the Week of September 23rd, 2015

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As of September 23, 2015:

  • 169 active Hoboken listings
  • 145 Condo & Co-op listings, compared to 133 last week
  • 16 Single-family listings, compared to 19 last week
  • 8 Multi-family listings, compared to 9 last week

This Week’s Residential Property Sales & Activity:

  • 18 DABOs (Deposit Accepted By Owner and Under Contract) vs 9 last week
  • 24 Sold vs 19 last week
  • 39 New listings vs. 43 last week
  • 6 Price changes vs. 13 last week
  • 1 expired listing vs. 1 last week

Studio & 1-Bedroom Properties

47 Active listings

14 New listings

4 Price changes


  • 410 Jefferson St., 1R listed Sept 9 for $349K;
  • 74 Garden St., 3S listed Sept 10 for $429K;
  • 129 Willow Ave., 3L listed Sept 8 for $439K;
  • 636 5th St., 306 listed Sept 2 for $465K;
  • 223 Bloomfield St., 3C listed Sept 10 for $495K;
  • 412 Washington St., 3E listed Sept 9 for $495K;

13 Sold

  • 203 Washington St., 304 listed Aug 14 for $240K; sold for $285K;
  • 509 Monroe St., 3L listed Jun 11 for $300K: reduced Aug 3 to $289K; sold for $295K;
  • 330 Madison St., 8 listed April 7 for $319K; sold for $319K;
  • 647 Garden St., 1W listed Jun 3 for $320K; sold for $320K;
  • 226 Jefferson St., 3S listed Jun 16 for $335K; sold for $321K;
  • 218 Jefferson St., 4 listed Jul 22 for $369K; sold for $374K;
  • 218 Madison St., 1N listed Jul 9 for $465K; reduced Sept 22 to $459K; sold for $459K;
  • 800 Jackson St., 405 listed Jun 2 for $485K; sold for $512K;
  • 612 Adams St., 7 listed Jul 7 for $479K; sold for $520K;
  • 1500 Washington St., 6V listed Jun 25 for $575K; sold for $565K;
  • 1500 Washington St., 10C listed Jun 10 for $699K; sold for $685K;
  • 1450 Washington St., 1101 listed Jun 29 for $780K; reduced Jul 24 to $749K; sold for $749K;
  • 1100 Maxwell Ln., 416 listed Jul 9 for $850K; sold for $850K;

2-Bedroom Properties

74 Active listings

22 New listings

1 Price change


  • 1114 Hudson St., 4 listed Aug 20 for $470K;
  • 1009 Willow Ave., listed Sept 14 for $480K;
  • 551 Observer Hghwy., 6A listed Sept 8 for $499K;
  • 210 Jackson St., 2 listed Sept 15 for $600K;
  • 117 Madison St., 1 listed Sept 19 for $649K;
  • 1123 Washington St., 2 listed May 6 for $865K; reduced Sept 9 to $829K;
  • 99 Park Ave., 2B listed Sept 19 for $949K;
9 Sold
  • 70 Park Ave., 3L listed May 27 for $450K; sold for $445K;
  • 213 14th St., 2L/2E listed May 8 for $489K; increased Jun 2 to $495K; sold for $515K;
  • 700 1st St., 2J listed Jun 23 for $649K; sold for $625K;
  • 610 Newark St., 7 A listed Jun 18 for $695K; reduced Jul 1 to $680K; sold for $675K;
  • 219-221 Grand St., 3B listed Jun 5 for $749K; sold for $720K;
  • 1500 Washington St., 5Q listed May 28 for $998K; sold for $990K;
  • 615 Adams St., 2E listed April 30 for $1.10M; sold for $995K;
  • 1500 Hudson St., 9J listed Jun 13 for $1.50M; sold for $1.360M;
  • 1125 Maxwell Ln., 800 listed Oct 16 for $2.650M; sold for $2.612M;

3-Bedroom & Larger Properties

24 Active listings

3 New listings

1 Price change

8 Multi-Family Active listings

16 Single-Family Active listings


  • 400 Jefferson St., 5 listed May 15 for $429K;
  • 25 Willow Terr., listed Jul 8 for $925K; reduced Sept 11 to $899K;
  • 101 Willow Terr., listed Aug 26 for $1.010M;
  • 604 Madison St., listed Aug 31 for $1.50M;
  • 207 Bloomfield St., listed Sept 1 for $1.685M;

2 Sold


Posted by Nathan Turoff | Currently No Comments »

2015 Sep 21st

You Can’t Outsmart Your Agent when Buying a Hoboken Condo.

Buyers are often totally clueless about the realities of the Hoboken real estate market. It’s my job as a Realtor to try to educate and guide them, but sometimes people don’t want to listen. They think they know better, even though they are often first time home-buyers, and I’ve been doing this every day for 12 years. Let me give you a recent example.

I had a very busy open house weekend a few weeks ago – over 50 visitors. It was a new listing and the week following the open house the sellers had almost a dozen offers on the property. One of them was from a buyer who came to my open house without an agent. He decided to make an offer, which I was more than happy to write and present to the sellers, but from the onset I knew it was way too low to be competitive. In situations such as this, I am working as a “dual disclosed agent”, and our Realtors code of ethics (as well as my own personal standards of conduct) require me to be fair to both parties. As the listing agent I am not at liberty to give the buyer any inside scoop on what he would need to offer to win the bid. I offered advice and suggested that his offer might not be high enough in a multiple bid situation to win, but I’m not allowed to tell the buyer what others have bid (even though I know what it would take and were I to help him win the bid, I would double my commission.) His offer was not accepted.

I called him to tell him he did not get this property but told him that I’d be delighted to help him find another. He replied “oh, I only work with sellers’ agents directly”. I asked, just out of curiosity, why is that? He said he thought that by working with the sellers’ agent, that agent would be willing to cut his or her commission so he would have a better chance of getting the deal.

Successful agents in today’s market have no need to cut their commission! Zero. None. I do the best I can for my seller (which is my fiduciary obligation) to obtain the highest price for the seller, most down payment and best terms possible and sell something else to the buyer, rather than reduce my compensation.

Not only that, it’s not at all uncommon for sellers to ask an agent if they would be willing to discount their commission should they bring their own buyer. After all, the seller is the person paying the commission, not the buyer. If an agent has already agreed to reduce their commission to obtain the listing, does the buyer really think the agent will reduce it further to help him? The agent will make more money selling the listing to one buyer, and selling a different property to the buyer.

Buyers who deal directly with listing agents are foregoing their right to have a buyer’s agent represent them, offer advice and negotiate on their behalf. They are in fact engaging the sellers’ agent, the person who’s primary fiduciary obligation is to the seller, to represent them.

Honestly, when buyers tell agents that they prefer to deal directly with listing agents, agents laugh at them afterwards. Buyers who think they are going to game the system and outsmart an agent are not very smart themselves.

Posted by Lori Turoff | Currently 5 Comments »

2015 Sep 18th

The Hoboken & Downtown JC Open House Google Map for Saturday, September 19th & Sunday, September 20th, 2015

The Original and Best Open House Google Map!

Courtesy of the Turoff Realty Team

No need to register! No form to fill out!

Just click on the map below to see every Open House in Hoboken this weekend:


Click HERE to see the Downtown Jersey City Open House Map

When you look at the maps, place markers are color coded:

  • Studios & 1BRs are red
  • 2BRs are green
  • 3BRs & Bigger are yellow
  • New listings are marked with a Push Pin icon (in the same color scheme.)

Click the “Address”, “Price” “Bed” or “Details” columns to sort the list of open houses in ascending or descending order.

Click on the location marker for:

Posted by Nathan Turoff | Currently No Comments »

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