Selling a high-end home in Paramus is about more than a great view and a good address. You want top-market offers, a smooth closing, and no surprises in your net proceeds. This guide gives you a simple, step-by-step checklist tailored to Paramus, with what to prep, what to expect, and how to position your property for premium results. Let’s dive in.
Understand the Paramus luxury market
Paramus attracts buyers for its retail convenience and easy NYC access. The area’s multi-mall hub, including Garden State Plaza, is a real draw for many shoppers and commuters.
What counts as luxury in 07652
“Luxury” is local. National research places the entry point for luxury near the top 10 percent of listings, about $1.3 million in 2025, but thresholds in Bergen County are often higher. Treat homes at or above the local 90th percentile as luxury and validate with a precise CMA. See context from a recent analysis on shifting luxury benchmarks here.
Why presentation matters more at the top
Higher-priced homes usually take longer to sell than mid-range properties. That makes strategic prep, staging, and media essential to stand out and justify your price.
Plan your net proceeds early
New NJ transfer fees over $1M
As of July 10, 2025, New Jersey added a supplemental, graduated transfer fee paid by sellers on sales over $1,000,000. Tiers start around 1 percent from $1 million to $2 million and increase at higher brackets. This is on top of the standard Realty Transfer Fee. Confirm your exact cost with your title attorney based on your sale price and recording date. Review the state association’s guidance here.
Other seller costs to budget
Common closing costs include broker commissions, attorney and title fees, payoff of loans, municipal taxes and liens, and transfer fees. Even with recent commission changes, sellers often still account for buyer-broker compensation in the overall pricing strategy. For context on today’s commission landscape, see this overview from Kiplinger.
Get legal and technical items ready
Disclosures you must provide
New Jersey is buyer-beware in general, but you must disclose known material defects. Most sellers use the New Jersey Realtors Seller’s Property Condition Disclosure Statement. If your home was built before 1978, you must comply with federal lead-based paint disclosure rules and provide required pamphlets. Learn more from LegalClarity and the EPA’s lead guidance. New Jersey also requires disclosure of radon tests and treatment results when applicable, so keep your reports handy. See the statute here.
Permits, liens, and municipal items
Ask your title team to pull municipal liens and confirm taxes and utilities are current. If you completed renovations, gather permits and approvals to give buyers confidence. For local tax questions, visit the Paramus Tax Collector’s page here.
Prep your property for top offers
High-impact fixes buyers notice
- Fresh neutral paint and repaired trim.
- Tuned and serviced systems: HVAC, hot water, pool equipment.
- Exterior attention: roof and gutter repairs, professional power washing, refined landscaping.
- Kitchens and baths: focus on clean, updated finishes rather than full remodels.
- Call out energy features like high-efficiency systems or EV charging.
Staging, media, and first impressions
Professional staging and premium visuals lift perceived value and can reduce time on market. Industry research shows staging often boosts interest and offers. See a summary of staging outcomes here. Pair staging with top-tier photography, twilight shots, drone, 3D tours, and a lifestyle-driven video to showcase flow and finishes.
Showing strategy and privacy
Use appointment-only showings and request pre-approval letters or proof of funds for higher-priced tours. Consider a private broker open for qualified agents and curated showings for serious buyers.
Pricing, offers, and negotiation
Set a strategy that fits demand
Start with a CMA that focuses on closed sales in 07652. Price to capture your most likely buyer set. Overpricing often leads to longer days on market; underpricing can spark activity but may leave money on the table. Align the plan with your timing.
Review terms beyond price
When multiple offers arrive, set a fair review process and weigh financing strength, appraisal language, inspection scope and timeline, and closing date. Non-price terms can make one offer stronger than another. For a quick review of elements that affect offer strength, read this guide from Investopedia.
Understand escalation clauses
Escalation clauses automatically increase a buyer’s offer over a competing offer up to a cap. They can be useful but require documentation to verify a trigger and may reveal a buyer’s ceiling. Discuss if and how you want to use them with your agent and attorney.
Timeline and sample budget
Most luxury sellers plan 2 to 6 weeks for prep before photos, longer if permits or bigger repairs are needed. Staging and media typically take 1 to 2 weeks to schedule. Build a simple budget for staging, photography, 3D tours, and pre-listing inspections so you are ready before launch.
Quick checklist
- Verify your local luxury threshold with a CMA and closed comps in 07652.
- Calculate New Jersey transfer fees and standard closing costs with your attorney. See the state guidance on transfer fees here.
- Complete disclosures and gather lead and radon documents if relevant. Review federal lead rules via the EPA and NJ radon statute here.
- Order a pre-listing inspection if you want to reduce surprises and speed negotiations.
- Stage key rooms and invest in premium photography, drone, twilight shots, and 3D.
- Use appointment-only showings and request proof of funds for serious tours.
- Weigh non-price terms when reviewing offers and get legal guidance as needed.
Marketing that reaches luxury buyers
To maximize exposure, combine MLS distribution with targeted digital campaigns, premium video, and high-end print. The goal is to place your home in front of the right buyers across the NYC metro and beyond. High-production photography and video help you showcase lifestyle and details buyers expect at this level. For a look at premium visual standards, see this guide to luxury property media from Optica Photo.
Ready to sell in Paramus?
You deserve a listing plan that blends local mastery with global reach. If you want a media-led campaign, strategic pricing, and expert negotiation tailored to Bergen County luxury, connect with Taylor Lucyk to get started.
FAQs
What makes a Paramus home “luxury” today?
- In general, homes near the top 10 percent of the market qualify. Nationally that was about $1.3 million in 2025, but Bergen County thresholds are often higher, so confirm with a local CMA. See context here.
How do New Jersey transfer fees affect high-end sellers?
- As of July 10, 2025, sellers pay a supplemental graduated fee on sales over $1 million, plus the standard Realty Transfer Fee, which can materially change net proceeds; review details with your title attorney and see guidance here.
What disclosures are required when selling in New Jersey?
- You must disclose known material defects, use the standard NJ disclosure form, and follow federal lead rules for pre-1978 homes; keep any radon test or mitigation records available. Learn more from LegalClarity, the EPA, and NJ’s radon statute here.
Does staging really help luxury homes sell in Paramus?
- Yes, staging and premium visuals often reduce time on market and can increase offers by improving perceived value and online performance; see a research summary here.
Which offer terms matter most beyond price?
- Financing strength, appraisal language, inspection scope and timing, and closing date can be decisive; here’s an overview of what strengthens offers from Investopedia.
