Take school rankings with a grain of salt. Do your research; absolutely agree with you there, but I actually think the 200th and 50th ranked schools more closely compare than with the 10th ranked school. Those top 10-15 schools have an entirely different culture. It’s not just the faculty, but also the support staff, the counselors, the administration.
OT: Looking for a house
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With regard to school rankings, two points: First, ranking systems aren't always particularly well thought out. What you want is for your kids to go to school with other kids whose parents hold the same values that you do. Probably the best indicator of overall district quality is mean SAT score. But you also want to look at class size, and if possible, talk to some folks who send their kids there. Second, school quality is probably normally distributed to a degree, and in any normal distribution, there will be more real distance between #5 and #15 than there is between #100 and #110, even though it's ten ranks in each case.
If you can't afford to be in a rich district, then shopping carefully is key. My kids went the HP public schools. Houses weren't that expensive, but being a bedroom community for RU meant that the parents were very concerned and active in the schools (sometimes too active). Also got great schools and a very diverse student body, which we wanted.
Good luck on this.
If you can't afford to be in a rich district, then shopping carefully is key. My kids went the HP public schools. Houses weren't that expensive, but being a bedroom community for RU meant that the parents were very concerned and active in the schools (sometimes too active). Also got great schools and a very diverse student body, which we wanted.
Good luck on this.
Yea, i always tell people not to bargain down the commission rate for this reason. The agents working with buyers might not be as enthusiastic about showing the 2% as they would be with 2.5%. More showings equals more offers. Penny wise, pound foolish
Like Middlesex, Piscataway is a middle-class town. Piscataway is much more diverse than Middlesex, for whatever that’s worth to you. It is a very large township area wise and some areas are more desirable than others. I went to PIscataway schools, as did my kids who are now seniors at RU. I have lived in Piscataway my entire life. I think the schools are okay, especially if you are at either end of the bell curve. Great youth football program and great high school program. Lots of clubs of various types for kids in middle and high schools. Taxes not too bad due to a fair amount of offices and commercially zoned properties. There is still undeveloped land and frankly I wish they’d slow development down. No real “town” or downtown here but there are several shopping centers and areas with a bit of commerce. Not a bad place to raise a family but probably not on par (in my opinion)with an area like Bridgewater, Hunterdon, Watchung, or other areas relatively near by. Lower cost of living, though.
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As mentioned by the other poster, Piscataway and South Plainfield are both "meh". Not awful, but there are better places nearby.
The big question is, what are you looking for in a town? Also, how long are you planning to stay? For a short time period or the long-haul where you will likely raise a family.
I've been teaching in Pway for 16 years. I can't disagree with much said, but I would like to emphasize the diversity. I find it fascinating that my students get along so well, and truly see racial harmony as the norm. I would also add that the curriculum is very progressive and ahead of most surrounding districts. Kids who transfer in from elsewhere tend to be behind us and are surprised by our pace.
Better is in the eye of the beholder.
We spent 2005-12 living in what would be considered by many one of the best towns in New Jersey-Rumson. Blue Ribbon schools, fantastic real estate market, close to the beach.
We found the place to be soulless, and lacked any semblance of community or a town. There were some nice people and families, but there was a total lack of community spirit. A bunch of self-absorbed Wall Streeters too busy trying to keep up with each other or keep their asses out of bankruptcy when things got bad in 2008. Odd that we lived there for twelve years and we did not know any of our neighbors. Our next door neighbor had moved out in 2010, and we had no idea. I had dutifully cleared their sidewalk of snow for years we lived there, and never got a thank you. My clearing the sidewalk had two purposes-being a nice neighbor and giving my kids a clear walkway to their bus stop--but still, do you think they could have thanked their neighbor for doing a good deed?
We found the schools to be just OK. They could not provide a math class for our oldest son who was very advanced, and we moved both kids to private schools. Now both are in magnet public high schools, and we are glad we made the investment in sending them to a school that was focused on learning math and science.
We happily left last summer to move to Wall. The sense of community and community pride here is refreshing. Within three weeks, we knew our neighbors better than we knew our "neighbors" in Rumson.
From what @phs73rc77gsm83 said about Piscataway and others said about Middlesex, they sound like great COMMUNITIES to live in and raise a family.
I find it huge. Culture to see everyone happy to see everyone succeed or culture to have a top 10% to go to the most prestigious school.
Hmmmmmm
Don't know much about Rumson, but any bedroom community has a risk from feeling fragmented, especially since I assume many residents are not in town all year. It all depends on how the residential developments and retail sections are designed. That type of planning can make or break a town.
I live in a quintessential bedroom community town, very school-focused, top-5 incomes in the state and keeping the residents connected is a priority and challenge. We have wonderful organizations and schedule large community events, but we current don't have a downtown (retail or community). However, we are in the process of building a new town hall with a library that will create an outstanding "town center". Also, a long awaited "downtown" retail project is moving forward that will cover the retail needs.
But I agree, a town needs something/s to tie it all together. What this is can vary from place to place, but it needs to be something.
No retail in Rumson, no center of town.
None in Wall, either, which is much like Piscataway. Wall is 36 square miles. There is (or was) a County (now private) airport. Lots of office space and industry. Town is divided into 3 major sections by fire districts, but they did a good job with municipal complex including a large branch of the count library, and a bike path that can get you through large parts of the town.
Double edge sword....the higher the commission, the harder your buying broker will try to convince you that you're getting a great deal on your purchase.
I heard its a nice place and there is also school there which are good. Before you move there its better for you to take a small trip there to view if possible.
First take school rankings and examine the reasons for-Last week the Star Ledger reported how Westfield scored low on new state rankings but has always been ranked very high nationally.
As for Middlesex, from experience would say its a good cheaper alternative to some of the pricier towns to the West/in the mountains such as Bridgewater (Lived in Bridgewater 50 years, worked out in Middlesex/border from 1988-2000 and 2008-2011. Work out in Green Brook now, live in North Plainfield).
The people I know (one in development) and have known seemed to have liked living there (though the students were inferior/less destined than in Bridgewater.
Houses much more expensive (for the most part) to the west. Bernards and Bridgewater have the lowest tax rate in area(mils) but the houses and acreage are larger (esp in mountains above 202-206.
Pre 2000s when I worked out near/in Middlesex the town was packed with young families.-used to say these were more hot young women there than Miami Beach. . When I returned to that gym in 2009 it was highly latino.
My current gym in Green Brook (RetroFitness is 1/3 white, 1/3 black and 1/3 Latino. Lots of illegals and some inner city types though all seem to get along..
I live in North Plainfield now and though there are many nice people it's become full of illegal immigrants along with more traditional "inner city" problems. The town supposedly cleans the roads twice a week (and we have alt side parking) yet theres trash everywhere. Little "upper class" values. Old next door neighbor was a an alcoholic druggie hooker and theres evidence of bad gangs and guns (called in one set of gunshots)
As for Middlesex, from experience would say its a good cheaper alternative to some of the pricier towns to the West/in the mountains such as Bridgewater (Lived in Bridgewater 50 years, worked out in Middlesex/border from 1988-2000 and 2008-2011. Work out in Green Brook now, live in North Plainfield).
The people I know (one in development) and have known seemed to have liked living there (though the students were inferior/less destined than in Bridgewater.
Houses much more expensive (for the most part) to the west. Bernards and Bridgewater have the lowest tax rate in area(mils) but the houses and acreage are larger (esp in mountains above 202-206.
Pre 2000s when I worked out near/in Middlesex the town was packed with young families.-used to say these were more hot young women there than Miami Beach. . When I returned to that gym in 2009 it was highly latino.
My current gym in Green Brook (RetroFitness is 1/3 white, 1/3 black and 1/3 Latino. Lots of illegals and some inner city types though all seem to get along..
I live in North Plainfield now and though there are many nice people it's become full of illegal immigrants along with more traditional "inner city" problems. The town supposedly cleans the roads twice a week (and we have alt side parking) yet theres trash everywhere. Little "upper class" values. Old next door neighbor was a an alcoholic druggie hooker and theres evidence of bad gangs and guns (called in one set of gunshots)
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One thing you might consider trying is a town that "allows" students to attend school elsewhere. For instance in Green brook (next to Middlesex at minimum athletes may play for/attend? Watchung Hills. Borough of Raritan students may attend school in other towns such as Bound Brook (one reason why BB ad a state champs hoops team ~5ish years ago).
Green Brook doesn’t “allow” students to attend Watchung Hills, it is their high school. Watchung Hills is regional.
I grew up in Middlesex, moved out after 30+ years when starting a family. It is a very small towny, close knit community. Families stay in town for generations. Good sports programs, good bars and restaurants, pretty much everything you need retail wise. Close to trains in Dunellen and Bound Brook.
Not sure how schools are now, but lower enrollment due to town size. I graduated with a class of less than one hundred. It’s increased since but it’s not a large school system.
I grew up in Middlesex, moved out after 30+ years when starting a family. It is a very small towny, close knit community. Families stay in town for generations. Good sports programs, good bars and restaurants, pretty much everything you need retail wise. Close to trains in Dunellen and Bound Brook.
Not sure how schools are now, but lower enrollment due to town size. I graduated with a class of less than one hundred. It’s increased since but it’s not a large school system.
As a Realtor I wholeheartedly agree with this sentiment.
What’s your take on the new phenomenon of buyers reaching out to listing agents directly. Sucks for you as a buying agent, but if someone reaches out to you as a listing agent, you don’t split commission, right? So is it all a wash?
I’m only Year 2, more-or-less, mainly as a buyer’s agent. I rely on referrals, leads generated in-house via our listings, and doing Open Houses for my broker’s listings, tonget most of my buyers. 2 weekends ago I enlisted 5 new buyers doing back-to-back OH’s Sat and Sun forca property in The Heights. 5 of about 40 total visits which, if I do once a month, I’m rolling in the dough. So...I can’t get too upset about what you’re asking, honestly, as it will pay off for me when I have my own listings.
Personally, I'd avoid Jackson. The town is very aggressively over developing. Combine that with the "dormitories" that are starting to pop up near the border with Lakewood and that town will be significantly different in 10-15 years. If you like that area check out Howell instead.
There is a big difference in Pway and SP in the areas closer to the Plainfield side than the RU side. I would imagine that is reflected in prices.
Right, I guess it's out of your control and it's a trend likely to continue to bloom. Your business will grow as you grow your contacts and that's all that you have control over.
I can speak to this. I was born and raised in Middlesex Borough, and still have some friends that live there and are raising their families there.
It's an ok town if your budget is less than $400k. I hear it has gone downhill in the past few decades and is not the same as it was when I was growing up in the 80's-90's. The population then was mostly working Italians with a sprinkling of other people. Now I hear it is half hispanic and half everyone else, not that there is anything wrong with that but that may not be for everyone. They are going through a demographic shift as we speak. Also, there weren't many professionals there then and there are probably less now. Even my friends parents back then who had money had family businesses, ran a restaurant, or did some kind of trade. None of my friends parents were professionals like attorneys, CPA's, architects, professors... people who value education, and that shows in the values their kids pick up... who will be hanging out with your kids. Not as much value is placed on education. There are also a lot of multi-generational "townies" that live in Middlesex, that never left.
The center of town is where the Texas Weiner is on Rt 28, and that strip mall across the street that used to be anchored with an A&P and Sheppards years ago, with mom and pop shops in between. Now the anchors there are a dollar-store and a hispanic food market... and that tells me a lot.
The best part of town is the Hazelwood school area. I grew up on Beechwood Ave, probably the nicest street in town and it's still nice around there. But when your kids meet up with the other half of town in Mauger Middle School it will be a bit of a shock.. it was for me even back then.
I wouldn't move back there now, and the people I know that did only did so because of budget issues. I mean, it's not a bad town but you can do better in the area for a little more money. Personally, I would take less of a house and property to live in Bridgewater or Green Brook which is right next door.
Hope that helps.
It's an ok town if your budget is less than $400k. I hear it has gone downhill in the past few decades and is not the same as it was when I was growing up in the 80's-90's. The population then was mostly working Italians with a sprinkling of other people. Now I hear it is half hispanic and half everyone else, not that there is anything wrong with that but that may not be for everyone. They are going through a demographic shift as we speak. Also, there weren't many professionals there then and there are probably less now. Even my friends parents back then who had money had family businesses, ran a restaurant, or did some kind of trade. None of my friends parents were professionals like attorneys, CPA's, architects, professors... people who value education, and that shows in the values their kids pick up... who will be hanging out with your kids. Not as much value is placed on education. There are also a lot of multi-generational "townies" that live in Middlesex, that never left.
The center of town is where the Texas Weiner is on Rt 28, and that strip mall across the street that used to be anchored with an A&P and Sheppards years ago, with mom and pop shops in between. Now the anchors there are a dollar-store and a hispanic food market... and that tells me a lot.
The best part of town is the Hazelwood school area. I grew up on Beechwood Ave, probably the nicest street in town and it's still nice around there. But when your kids meet up with the other half of town in Mauger Middle School it will be a bit of a shock.. it was for me even back then.
I wouldn't move back there now, and the people I know that did only did so because of budget issues. I mean, it's not a bad town but you can do better in the area for a little more money. Personally, I would take less of a house and property to live in Bridgewater or Green Brook which is right next door.
Hope that helps.
the "buyer's agent" thing is the most brilliantly devised scam in business history.
and yes, paying someone $15,000 to walk through a house with you and point out which is the living room and which is the dining room is a great deal, as long as you think someone else is paying for it.
people don't care one bit how much of someone else's money they waste.
in the age of Zillow and the internet, i wonder how many buyers would employ a buyer's agent if they paid out of their own pocket, and if so, how much they'd be willing to pay once they see it as their money they're paying, not someone elses..
what's really insane, is that some buyers will even hire a buyer's agent to look at other homes in the same neighborhood they already live in. (as if they didn't already know the best streets and the school system and where the parks are).
no seller is "happy" to pay a beyond ridiculous sum to a buyer's agent who doesn't even represent them in any way.
it's basically extortion money they have to pay or get blackballed.
I can safely say as somebody who left a school in a fairly high crime area near Southeast DC and came to a Top 40 school in NJ, saying to not put emphasis on schools may not be the best advice. The idea is to combine a good (and more important, SAFE) school with quality involvement in the home.
Not sure there's a vast difference in a school ranked 50th and one ranked 90th. But the resources in one ranked 15th and one ranked 200th, as well as learning environment can be rather stark. The SAT scores and raw data may be more useful than, say, NJ Monthly's ratings (no offense to anybody at that fine publication). But the reputation of having good schools can always be a good thing whenever you guys go to sell.
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I grew up in Bound Brook and work right near Middlesex. I live out in Hunterdon county (Readington). Middlesex isn't a bad town, some nice restaurants, shops in town along 28, the schools are ok. To me it feels like any number of other small towns scattered around NJ.
I guess I'd have to ask, what kind of budget are you on for the house? Do you want a big yard? Does diversity matter to you? I personally think you'll get a better bang for your $ if you look at the 22 and 202 areas further west. Bridgewater, Somerville, Branchburg and Readington.
We had 2 realtors when we bought our current house last year. The first we fired after we found out that he sat on an offer for a house that we really liked. The second was great - Al Gabrielski out of Martinsville. My wife was buried in Zillow and GSMLS daily. As soon as she saw something that we might like, she'd call our realtor and visit it ASAP. If it was good, we'd go back when I got home from work.
I guess what I'm getting at is that you want an agent but stay on top of things yourself. Look at listings daily, keep a spreadsheet of houses with their price, location, taxes, pros and cons. It is a huge purchase, make sure you do it right.
Soooooo, what you are saying is that you have no clue as to what you are talking about, correct? Maybe the most uninformed post I have ever read...just saying
Can't just leave it at that...If you are a seller and you have agreed to a 5-6% commission to your listing broker...IF an agent other than your listing broker brings in the offer, your listing broker splits it with the "buyers" agent. Seller does not pay extra and neither does buyer. The buyer only agreed with the broker they are working with to work with them exclusive. It changes exactly nothing to what buyer or seller pays out in commission.
The difference is...A buyer can work directly with a listing agent. But make no mistake, friendly and as helpful the listing agent will be to the buyer, they are OBLIGATED to get the best deal possible for the seller. If a buyer contracts with a buyer agent, they are OBLIGATED to work on the buyers behalf and get them the best deal possible. IF, the buyers agent is also the sellers agent, it ha to be disclosed to both and that the agent will no longer be able to supersede in negotiations for either of them.
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anon_0k9zlfz6lz9oy
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100% agree. It's the couples who will only consider a top 20 school by nj monthly or niche.com or bestschools.com and treat a #75 ranked school by those sites as being a step child that are idiots and miss out on opportunities imo
So your argument is to do all the work yourself & let the listing agent double his commission?