Title Wise
The New Jersey Real Estate News You Can Use

Greetings!


On this day, we at Counsellors Title take the moments to remember those who lost their lives in the attacks upon our nation. We can never forget our freedom has been bought with a price. As the market dynamics are adjusting to the higher inventories and higher prices, Asbury Park appears to embrace a new surge in property development, especially with the coming Netflix studios. And finally, Old Bridge is the most recent town to be hit with higher real estate surcharges due to the rise in educational costs.


Please feel free to email me at ralph@counsellorstitle.com if you have any questions or would like to follow up on any of this edition's articles.


Ralph Aponte

Founder & President

732.914.1400


Feel free to book a call to discover how we can serve your needs.



Remembering 9/11: A Testament to the Price of Freedom

by: Ralph Aponte


On September 11, 2001, our nation was forever changed. What began as an ordinary morning quickly became one of the darkest days in American history, when nearly 3,000 lives were lost in the terrorist attacks on the World Trade Center, the Pentagon, and aboard Flight 93.


As we pause to remember, we honor not only those who perished but also the families who continue to bear the weight of loss, and the first responders who answered the call with unwavering courage. Their sacrifice reminds us that freedom is never free—it is secured and preserved through vigilance, unity, and often, great cost.


America has always been a nation built upon the foundation of freedom. That freedom has served as a lighthouse to the world, offering hope to nations seeking liberty and standing as a challenge to those who would oppress or diminish it. But such light also attracts opposition, as we were reminded on that tragic day.


More than two decades later, the lessons of 9/11 still call us to remember—never to forget. To remain strong, to safeguard the freedoms entrusted to us, and to honor the legacy of those who sacrificed so much.


At Counsellors Title Agency, we join our neighbors, clients, and community in solemn remembrance. May this day remind us all that freedom’s blessings are best preserved when we stand together—with faith, vigilance, and gratitude.


We remember. We honor. We will never forget.



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Asbury Park - The New Hamptons

By: Anthony DiMaio


Recently the website realtor.com published an article discussing the possibility of Asbury Park becoming a luxury market. The criteria for this suggestion is born out of the shift in the real estate landscape, and savvy title insurance professionals are taking notice. Asbury Park, New Jersey—once known primarily as a college party destination—is emerging as a serious alternative to the Hamptons for affluent buyers seeking coastal properties. This transformation presents both opportunities and considerations for title insurance providers.


The luxury coastal real estate playbook is being rewritten, and Asbury Park, New Jersey is leading the charge. For real estate professionals, this transformation represents a significant opportunity to capitalize on a market that’s attracting high-net-worth clients seeking alternatives to oversaturated traditional luxury destinations.


The Numbers That Matter

The market metrics are impossible to ignore. Asbury Park’s median home price has surged from $349,000 in July 2016 to $789,000 today—a staggering 126.1% appreciation that dramatically outperforms the Hamptons’ 66.7% increase over the same period.


“Asbury Park is experiencing a surge in luxury development, drawing in wealthier buyers and investors, especially from New York City,” confirms Hannah Jones, senior economic research analyst at Realtor.com.


For agents working this market, these numbers translate to higher commission potential and access to a more affluent client base than many anticipated just five years ago.


Proximity and Convenience

The “three-hour-each-way” Hamptons commute is losing its appeal. Asbury Park offers Manhattan clients ocean access without the grueling travel time, making it an attractive proposition for both weekend getaways and permanent relocations.


Market Entry Point

Even at current price levels, Asbury Park represents significant value compared to Hamptons alternatives. While $8 million penthouses might seem steep, they’re considerably more accessible than $50+ million Hamptons estates.


Infrastructure Development

The upcoming Netflix studio headquarters, scheduled for completion by 2028, positions the area as “Hollywood East”—a compelling selling point for entertainment industry clients and investors.


The Luxury Development Landscape

The market’s sophistication is exemplified by projects like Lido Asbury Park, which recently broke New Jersey records with a $7.6 million triplex penthouse sale—the highest single condo transaction in state history.


Ideal Client Profiles:

  • Finance professionals seeking shorter commutes to beach properties
  • Entertainment industry executives (especially with Netflix proximity)
  • Empty nesters from wealthy suburban communities
  • Real estate investors targeting emerging luxury markets


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Old Bridge: Another Jersey Town Paying More

by Anthony DiMaio


Old Bridge homeowners are facing nearly a 10% increase in their property tax bills this year, and township officials say the schools are largely to blame.


The Township Council held a meeting Aug. 12 after fielding weeks of calls and letters from residents upset over the spike. For a home assessed at the township average of $157,373, the total property tax bill rose about $900 to $9,950. The largest factor, officials said, was the school tax levy, which jumped 13.87% and added more than $728 to the average bill. The median household income in the town was about $106,900 in 2023, according to the latest U.S. Census data.


Old Bridge School District Faces Difficult Choices

Old Bridge Public School officials say they’ve been forced into difficult decisions of their own — weighing steep tax hikes against deep cuts to programs and services.


Before approving their $185 million budget for the 2025-26 school year in May, school officials warned they were staring at an $18 million deficit fueled by state aid reductions. Since New Jersey revised its school funding formula in 2018, the district has lost millions in aid, forcing the district to sell property, close an elementary school and eliminate about 85 staff positions.


“There’s nothing left. We’ve been able to plug holes with reserves, but there are no more reserves,” board member Marjorie Jodrey said at the district’s May budget hearing. 


Rising Costs and Reduced State Aid

Rising expenses including salaries, benefits, energy and transportation have only deepened the gap, alongside this year’s 3% cut in state aid, the board said.


Old Bridge will receive about $23.6 million in state funding for the upcoming school year — $730,000 less than last year, according to state Department of Education figures.



Without raising taxes, the district’s shortfall could have forced drastic cuts — including eliminating full-day kindergarten, closing schools, reducing elementary art programs and scaling back security coverage, officials said.


To help close this year’s gap, the district applied for the state’s Tax Levy Incentive Aid program, which provides additional funding to districts that increase their local tax levy. The application was approved earlier this month.


Statewide Funding Formula Impact

New Jersey’s school funding law, fully implemented for the first time last year, was intended to shift aid from districts deemed “overfunded” to those historically underfunded. But the Old Bridge Board of Education argues the formula unfairly penalizes their community, leaving them little choice but to raise the school tax levy. Student enrollment in Old Bridge has steadily declined over the past six years to about 8,000 across its 14 public schools — a drop officials say is another factor affecting funding. Across New Jersey, districts grappling with steep aid cuts have resorted to similar drastic measures, from raising local taxes to implementing significant program reductions.



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Don’t Keep Counsellors Title’s Service a Secret!


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Thank you for trusting Counsellors Title—we’re honored to have been part of your journey!


About Counsellors Title Agency

We are an award-winning agency and one of New Jersey's leading title insurance businesses, based in Toms River. Counsellors is known for its team of knowledgeable service professionals recognized for its exceptional title, settlement and escrow services, for all 21 New Jersey counties. Its glitch-free signature service provides confidence to home buyers, sellers, and industry professionals. The knowledge base of its staff has processed over $17 billion in orders and established itself as a pillar of trust and benchmark of excellence within the real estate community.

NJ Scenes
Life Quotes
Counsellors Title is initiating this feature of Title Wise called Life Quotes.
Oftentimes we are so busy doing that we forget the reason(s) why. Life Quotes are those mental speed bumps that we will occasionally come across and insert, just to rehearse the important things in life.
A.S.A.P. Attorney Settlement Assistance Program
Our real estate secretarial services are able to assist you in every aspect of the sale, purchase, refinance or loan closing process. We will directly communicate with all the parties involved in the transaction and coordinate and obtain all the items necessary to bring the matter to closing.

Our A.S.A.P. services can be individually customized to fit your needs. These services include:
  • Documentation Preparation
  • Disbursement of Funds
  • Attendance at Closing
  • HUD Preparation
  • Post-Closing Matters
Our Commitment to Excellence
Counsellors Title Agency wants to thank you for the opportunity to work with you and your clients to grow your business. Please feel free to click the link above or here to leave us a review on Google. We appreciate your business.
Careers @ Counsellors
Sales: Leading NJ title insurance agency seeks experienced licensed salespersons to help expand its market share throughout the entire state. Benefits include health insurance, 401k with an employer match, flexible spending account, expense account, & marketing support. Send resumes by fax: 732-914-8898 or ralph@counsellorstitle.com
Free Online Title Insurance Calculator
Counsellors Title Agency announced its updated Title Calculator for New Jersey home purchases & refinances at: Title Calculator

Loan officers, real estate agents and home buyers can find out how much title insurance will cost for purchases made in New Jersey.

Easy-To-Use Functionality
This online tool includes many of the endorsements involved in calculating the cost of a title policy in New Jersey. CTA's Title Calculator is a great tool for real estate salespersons, loan officers, attorneys and those who are buying or refinancing their home.

It calculates the cost of title insurance based upon the purchase price of the home, the loan amount, and the various endorsements that can accompany the loan. The calculator provides the user the scalability of selecting the various endorsements involved in the transaction.
Handy Guide to Real Estate Sources
Here are some of the most widely used governmental websites for the real estate industry.


I look forward to being of service to you, providing you with outstanding real-time information and some humor to make doing business a pleasure.

Sincerely,
Ralph
Ralph Aponte
Counsellors Title
Counsellors Title Agency, Inc. specializes in providing title insurance, title search services and loan closing services serving attorneys, Realtors, banks and various mortgage companies throughout the State of New Jersey. CTA offers full search and insurance capabilities within all 21 counties of New Jersey for commercial, residential and new construction purchases in our Toms River, Freehold, Chatham, and Union locations.
CTA is equipped with the latest digital technologies to ensure a complete and timely transaction.
Mr. Ralph Aponte

Our Office: 504 Hooper Avenue,
Toms River, NJ 08753
Phone Number: (732) 914-1400
Fax: 732-914-8898

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