Irma Brainard, NJ Realtor

10/14/2026

Selling in Essex County? Montclair, Bloomfield and West Orange each have their own inspection before closing, with different fees and timelines.

Bloomfield wants your application at least 30 days before closing. Montclair needs at least 10 days and a letter from an electrician. West Orange's CCO covers more than 20 items.

Here's a side-by-side breakdown:

Montclair, Bloomfield and West Orange each have their own resale inspection. Here's what sellers need, what it costs and when to apply.

10/13/2026

Randolph: big parks, a lake beach at Randolph Park and quick highway access. 🌳

My new Randolph guide covers what the township requires before you sell (inspections are Monday mornings only, so book early!), property taxes, schools, commuting and the Freedom Festival every July. 🎆

agentirmasells.com/randolph-nj-real-estate

Selling or buying in Randolph, NJ? A local guide to the township's resale inspection, property taxes, schools, commuting to NYC and more from Irma Brainard of Weichert Realtors.

10/10/2026

I just added five new town guides to my website: Montclair, West Orange, Bloomfield, Jersey City and Lyndhurst.

Each one covers what the town requires before you sell (and what it costs), property taxes, getting to NYC, local links and a favorite local event. West Orange is a personal one for me, since I lived there for more than ten years.

See all nine guides here:

North Jersey town guides for Montclair, Jersey City, West Orange, Denville and more: resale rules, taxes and commuting, from Realtor Irma Brainard.

10/08/2026

The Great Denville Duck Race is one of my favorite days of the year. 🦆

If you're thinking about Denville, my new local guide covers it all: the township's resale inspection, property taxes, schools, the train station right in town and more.

agentirmasells.com/denville-nj-real-estate

10/07/2026

Most buyers see your home online long before they ever walk through the door.

So before any listing goes live, I walk the home through a buyer's eyes, bring in professional photos, write a description with real local details, and double-check every fact. My years as a costume designer for Broadway, TV and film taught me that presentation is everything, and that goes for houses too.

My full pre-market checklist: https://agentirmasells.com/post/smart-sellers-checklist-real-estate-success

Thinking of selling this fall or next spring? Let's talk.

Selling in Rockaway Borough or Morris County? Here's the pre-market checklist I use so your listing photographs well, reads clearly, and gets found by buyers online from day one.

10/06/2026

I don't just sell homes in Rockaway Borough. I live here. 🏡

So I put together a free local guide with what sellers and buyers actually need to know:
✅ What the borough requires before you close (and the fees)
✅ Property taxes compared with nearby towns
✅ Schools, the bus to NYC and local links
✅ My favorite town tradition, the Dark Lake Spooktacular 🎃

Read it here: agentirmasells.com/rockaway-borough-nj-real-estate

10/05/2026

Thinking about downsizing but not sure where to start? You're not alone.

The moves that go smoothest happen in phases: figure out what you really need, sort and declutter, get your current home ready, then time the sale and the purchase so you're not rushed.

My step-by-step plan: https://agentirmasells.com/post/downsizing-in-rockaway-borough-nj

If you're starting to think about it, I'm happy to talk it through over coffee. No pressure.

Thinking about downsizing in Rockaway Borough, NJ? A step-by-step plan for choosing a smaller home, preparing your current one, and timing the sale and purchase with less stress.

10/02/2026

First-time buyers, this one's for you.

There are more homes for sale in Morris County than a year ago, but the well-priced ones still go under contract fast. Knowing when to come in strong, and when to walk away, can save you real money and a lot of stress.

What I tell every first-time buyer I work with: https://agentirmasells.com/post/first-time-buyers-rockaway-nj-when-to-offer-strong

Know someone buying their first home? Tag them or share this.

More homes are for sale in Morris County, but well-priced ones still go fast. How first-time buyers in Rockaway Borough can tell when to make a strong offer and when to wait.

09/30/2026

Your home has been on the market a few weeks and showings have slowed. Time to cut the price?

Not so fast. Few showings usually point to photos, exposure or showing access. Showings but no offers usually point to price or condition. Fix the right problem first and you may not need that price cut at all.

My full breakdown for Rockaway Borough sellers: https://agentirmasells.com/post/lower-rockaway-borough-asking-price-or-change-strategy

Know someone whose listing is stuck? Feel free to share.

Is your Rockaway Borough home sitting? Before you cut the price, find out whether the real problem is price, presentation, or showing access, and fix the right one first.

09/28/2026

The question I hear most from move-up buyers: should I sell first or buy first?

There's no one right answer. Selling first gives you a clear budget and no double mortgage. Buying first means you're not rushed into your next home, but you may carry two for a while. Rent-backs and bridge loans can help either way.

Here's how I walk my clients through the decision: https://agentirmasells.com/post/sell-first-or-buy-first-in-rockaway-borough

Which would you choose? Tell me in the comments.

Should you sell before you buy in Rockaway Borough, NJ? Compare the real risks of each path, plus how bridge loans, rent-backs, and sale contingencies work in a tight market.