Residential sales
Single-family homes, townhomes, and age-restricted communities across Hillsborough, Montgomery, and Branchburg. Pricing strategy grounded in twelve months of comparable closed sales — not Zillow estimates, not neighbour gossip.
The homes of Hillsborough, found and forward-looking.
Fourteen years walking the cul-de-sacs off Beekman Lane, the wooded lots near Amsterdam Drive, and the new construction around Roycefield Road. Coldwell Banker Realty listings priced right, shown well, and sold with the paperwork in order — for buyers, sellers, and landlords alike.
Begin
01 — About
A Realtor® who knows the township, lot line by lot.
Julie DiLiberto is a licensed New Jersey Realtor® affiliated with Coldwell Banker Realty, working almost entirely within a ten-mile radius of Hillsborough Township. That narrow focus is the point — she can tell you which septic fields flooded in 2021, which streets feed into the most-requested elementary schools, and where the new sewer line is planned to run.
I’d rather know every cul-de-sac in one township than pretend I cover the whole state. Hillsborough is a big little place — and the details are where deals live or die.
Before real estate, Julie spent a decade in residential lending. That means she reads a contract the way a loan officer reads one — she spots the appraisal gap before the buyer falls in love with the house, and she knows which contingencies actually protect a seller in a softening market.
She works with a small number of clients at a time so that phone calls get returned the same day and offers get written the same evening. The office is in Hillsborough; the kitchen table is in Hillsborough; the listings are, almost without exception, in Hillsborough.
14Years in market
210+Closed transactions
98%List-to-sale ratio
02 — Practice
Four ways to work together.
Every engagement starts with a thirty-minute consultation — usually at the kitchen table of the home in question, or over coffee at the Dunkin’ on Route 206. From there, the scope narrows to one of four practices below.
Rentals & leasing
Investor-owned single-family rentals and the townhome complexes along Triangle Road. Julie handles tenant placement, lease drafting under New Jersey law, and renewal negotiation — most leases close within fourteen days of listing.
Home valuation
A comparative market analysis grounded in closed sales within the last ninety days, adjusted for lot size, condition, and the specific Hillsborough micro-market. Free for homeowners considering a spring listing; written, not verbal.
Advisory & strategy
For homeowners weighing a renovation-then-sell sequence, a 1031 exchange, or a move-out-of-state timeline. Hourly guidance, written memos, and a flat-fee advisory package for pre-listing preparation six to twelve months ahead.
03 — Process
How a listing actually moves.
Real estate is mostly invisible work — the photographs are five percent of it. The other ninety-five percent is pricing, paperwork, and the people you call when the inspection turns up something.
-
i.
Pricing & preparation
A walk-through, a written comparative market analysis, and a short list of pre-listing fixes that actually return their cost. Paint, decluttering, and a deep clean outperform nearly any renovation at this price point.
Week 1–2 -
ii.
Photography & copy
Professional stills, drone where the lot warrants it, and listing copy written in plain English — not the phrase “mint condition” three times in a paragraph. Coldwell Banker syndicates to Zillow, Realtor.com, and the NJ MLS within twenty-four hours.
Week 2 -
iii.
Showings & open house
Brokered showings by appointment, a Saturday open house the first weekend, and a private broker-only preview for the Hillsborough-area agents most likely to have the right buyer already in their phone.
Week 3–4 -
iv.
Offer review
Every offer reviewed in writing, side by side — price, terms, financing, contingencies, and the buyer’s lender. Julie calls the buyer’s agent on every offer to verify the pre-approval is real and not a screenshot.
Week 4+ -
v.
Inspection & closing
Home inspection, attorney review under New Jersey’s three-day attorney review period, appraisal, and a clean closing. Julie attends every closing in person — the title company, the buyer, and the seller all in one room.
Week 6–10
04 — Commission
One number, up front.
Total commission on a typical Hillsborough residential sale is 5% of the final sale price, split between the listing broker and the buyer’s broker. That figure is negotiable and is set in the listing agreement — never discovered at the closing table.
For properties below $400,000 or for sale-by-owner transitions, Julie offers a flat-fee listing package at $4,500 paid at closing. Advisory hours are billed separately at $250 per hour with a one-hour minimum.
05 — Recent work
A few recent Hillsborough listings.
Sold and under-contract properties from the last twelve months across Hillsborough Township, Montgomery, and Branchburg. Names withheld for the new owners’ privacy; the prices and timelines are real.
06 — Begin
Request a listing or valuation.
Tell Julie a little about the property and what you’re considering — a spring sale, a rental pivot, a valuation for an estate. She replies to every form within one business day, usually the same evening.
Let’s talk about the house.
The first conversation is always free, always by phone or in person, and never starts with a sales pitch. If the timing isn’t right, Julie will tell you — and tell you when it might be.
OfficeColdwell Banker Realty, Hillsborough Township, NJ 08844
Service areaHillsborough, Montgomery, Branchburg, Somerville, Bridgewater
HoursBy appointment · Monday–Saturday
ReplyWithin one business day