The Courtney Orlando Group | COMPASS
Find the right home in New Jersey, and buy it with confidence.
Whether it's your first home, a move up, or a relocation from New York City, Courtney Orlando and her team guide you from pre-approval to keys. Lifelong New Jersey roots, more than 1,500 transactions since 2002, and the full reach of Compass are working for you.
Ready to tour a home? Call 732.921.1825
1,500+
Successful transactions closed
2002
Selling New Jersey homes since
#1 Agent
At her former brokerage, four consecutive years
Top 0.5%
Platinum Club, sales associates worldwide
Buyer representation
A trusted advisor on your side of the table.
Buying a home is one of the biggest decisions you'll make, and in a competitive market the details matter. You need someone who knows the towns, reads the data honestly, and negotiates for you, not for the seller.
Courtney has lived in New Jersey her whole life. She knows how commute times, school districts, and property taxes change from one town to the next, and she'll tell you what she'd want to know if she were buying. Her clients have called her a dream maker and a therapist. She just calls it doing what she loves.
Her philosophy is simple: personal service you can depend on, from the first conversation through closing and beyond.
Why buyers choose us
Local precision. Global reach.
Local knowledge, town by town
From Morristown and Summit to Bridgewater, Hillsborough, and the Somerset Hills, we help you compare neighborhoods, commutes, schools, and property taxes so you choose the right town, not just the right house.
The Compass network
Compass agents share listings early and often. That network can give you a look at coming-soon and off-market homes when sellers choose a quieter launch.
Honest pricing guidance
Before you write an offer, we review comparable sales and current competition so you know what the home is worth and how hard to push.
Strong negotiation
Price is only one part of a winning offer. We structure deposit, contingencies, and timing to make your offer stand out while protecting you.
New listing alerts
Set your criteria once and get notified as soon as matching homes hit the market, so you can see the best ones first.
Start to finish support
Our transaction coordinator manages inspections, attorney review, appraisal, and closing deadlines and keeps you updated at every step.
The home buying process
Eight steps from pre-approval to keys.
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Step 1
Check your credit
Pull your free reports at annualcreditreport.com and fix any errors early. A stronger score can mean a better rate.
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Step 2
Get pre-approved
Talk with two or three lenders and compare rates and fees. A pre-approval letter tells sellers you're ready, and we can recommend trusted local lenders.
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Step 3
Set your budget
Plan for the down payment, closing costs, inspections, and property taxes, which vary widely from town to town in New Jersey.
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Step 4
Define your must-haves
Bedrooms, baths, yard, commute, schools, and neighborhood. We'll help you separate the must-haves from the nice-to-haves.
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Step 5
Tour and compare
We set up showings, point out what photos don't show, and give you an honest read on value and condition.
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Step 6
Make a strong offer
We price your offer from comparable sales and today's competition, then negotiate terms that protect you.
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Step 7
Attorney review, inspections, and appraisal
In New Jersey, a signed contract enters a three-business-day attorney review period. Inspections and the appraisal follow, and we guide you through any negotiations they raise.
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Step 8
Close and move in
Final walk-through, closing table, keys. We stay in touch long after you've unpacked.
Buying in New Jersey
What's different about buying here.
New Jersey has a few steps buyers in other states don't see. We'll walk you through each one so nothing catches you off guard.
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Attorney review
Most New Jersey contracts prepared by agents include a three-business-day attorney review period, when either side's attorney can request changes or cancel.
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Property taxes
New Jersey property taxes vary a lot between neighboring towns. We'll show you the actual tax history for every home you consider.
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Radon testing
Radon is common in parts of North and Central Jersey. A radon test is a standard part of most home inspections here.
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Oil tank sweeps
Many older New Jersey homes were heated with oil. A tank sweep checks for a buried tank before you commit.
Mortgage basics
Choosing the right loan.
Your lender will explain the details, but it helps to know the three main types before you start comparing offers.
Fixed-rate
The same rate and payment for the life of the loan, typically 15 or 30 years. A good fit if you plan to stay a long time.
Adjustable-rate (ARM)
A lower fixed rate for an initial period, often 5 to 7 years, then adjusts on a set schedule. Can make sense if you expect to move or refinance.
Interest-only
Lower payments early on because you pay only interest at first. Less common, and best discussed carefully with your lender.
General information only. Talk with a licensed lender about your situation.
Search homes for sale
Start looking today.
From first-time buyers
“Courtney brings years of industry knowledge, experience, professionalism and a 24/7 work ethic that makes her the best in the business. As first time homebuyers, she helped us find our dream home, helped us manage the entire process from start to finish and always had our best interests at heart. Five stars all day!!!”
Brandon S. Harp
Your team
The team that will help you find home.
Courtney Orlando
REALTOR®, Sales Associate & Team Leader
Where we help buyers
Central & Northern New Jersey
Explore homes for sale in the towns we know best. Tap a town to see current listings, or call us about anywhere in Somerset, Morris, Hunterdon, Union, and nearby counties.
Buyer questions
Before you buy
How much do I need for a down payment?
It depends on the loan. Some programs allow as little as 3 to 3.5 percent down, while 20 percent down avoids private mortgage insurance on a conventional loan. A lender can show you the options that fit your budget.
What closing costs should I expect in New Jersey?
Buyers typically pay lender fees, title insurance, attorney fees, prepaid taxes and insurance, and recording fees. Your lender's Loan Estimate lists them, and we'll review it with you.
Do I need an attorney to buy a home in New Jersey?
It isn't required in every case, but most New Jersey buyers hire a real estate attorney to handle attorney review and closing. We can refer attorneys our clients trust.
Should I get pre-approved before I start looking?
Yes. A pre-approval tells you what you can spend and shows sellers you're a serious buyer. In a competitive market, many sellers won't consider an offer without one.
Can you help me relocate from New York City?
Yes. We regularly help buyers coming from New York City and Philadelphia compare towns, commutes, and schools, and we can set up virtual tours if you can't visit right away.
Let's find your home
Take the next step with confidence.
Whether you're ready to tour this weekend or just starting to plan, start with a no-obligation conversation. We'll talk through your budget, timing, and the towns that fit how you want to live.
Call or text Courtney
732.921.1825Office
COMPASS
67 East Place, 1776 on the Green
Morristown, NJ 07960
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