Buying and Selling a Home in Warren County, NJ

What the housing is like

Warren County runs from the Delaware River east into the Highlands, and the housing follows the land:

• Historic town centers with older homes — Victorians, twins and early-1900s houses — often on public water and sewer.
• Farmhouses and homes on acreage, many with barns and outbuildings, especially in the more rural townships.
• Subdivisions from the 1970s through the 2000s near the main road corridors.
• Townhouse and condo communities near the larger towns.

Outside the town centers, private wells and septic systems are common.

What buyers should check

1. Water and sewer. Wells must be tested under the Private Well Testing Act before closing, and Warren County tests include uranium. Order a separate septic inspection where there's a septic system.
2. Farmland assessment and easements. If a property has reduced taxes because of farmland assessment, ask what happens if the use changes. Ask whether any part is under a preservation or conservation easement.
3. Flood zones near rivers and streams. Check the FEMA flood maps for the specific property, and ask about flood insurance before you're committed.
4. Highlands rules. If you're planning additions, a pole barn or new construction, check the Highlands designation for the parcel.
5. Older-home systems. In older housing stock, look at the electrical service, the heating system's age and fuel type, and any oil tanks — current or removed.

What sellers should know about pricing

Warren County comparable sales can be thin for unusual properties. A farmhouse on 12 acres may have only a handful of true comparables in a year. That's where an agent's judgment matters most.

I look at:

• Usable acreage, outbuildings and their condition
• Water and sewer type and system condition
• Commuting access to I-80, I-78 and Route 57
• Historic character versus needed updates

Preparation tip: Gather your records — septic pumping receipts, well work, roof and heating dates, and any survey. Buyers pay more for a house that comes with answers.