LBI Real Estate Buyer Agency

Nathan Colmer | The Van Dyk Group

C: 609.290.4293 | O: 609.492.1511







Long Beach Island Real Estate Buyers

Information for Long Beach Island Real Estate Buyers including setting up listing alerts, searching LBI real estate homes and the different forms of ownership for Long Beach Island Real Estate Buyers.

Buying a Home in the LBI NJ Real Estate Market


Long Beach Island Real Estate Buyers | Van Dyk Group Buyers | Nathan Colmer

You can click here to search all homes for sale in the LBI real estate market, On my website,you can sign up for daily listing alerts to notify you when new listings that match your criteria come on the market.

 I am available anytime to show you any listings you would like to see and I typically can set up listings with only 20 minutes of notice. When we see houses in person, I will explain the neighborhood, its background and the positives and negatives to each area.

When you have selected a property, I will create a CMA (Comparative Market Analysis) so you can see what similar properties have sold for in the past 3 months. This is very similar to what is done by appraisals for mortgage companies and goes a long way to supporting a proper offer.

Long Beach Island Real Estate Legal Forms and Types of Representation

CIS Form

The Consumer Information Statement or “C.I.S” form is intended to explain the general nature of our business relationship and inform you of your rights. This form briefly describes the role of each real estate agent, their relationships and responsibilities and the role of an attorney. It is required by NJ Real Estate Law that this form be signed prior to closing. It is important to note that signing this form in no way binds you to anything or anyone. Your signature is only an indication that you have received it.

Buyer Agency

Buyer agency refers to the relationship between The Van Dyk Group, myself and my client (you). In short, The Van Dyk Group and me as your agent have been hired to represent you in a real estate transaction and will act in your best interest. This particular form of agency refers only to listings that are not represented by The Van Dyk Group. When a  listing is being represented by an agent of The Van Dyk Group and I show the property to you, the agency relationship changes to “Dual Disclosed Agency” .

Seller Agency

Seller agency refers to the agency and the agent who are representing the seller and their interest. A seller's agent will work to get the best price and terms for their client and does not represent the interests of a buyer in the LBI real estate market. If the same agent represents both the buyer and seller, this is called "dual agency" on Long Beach Island.

Dual Agency

Disclosed Dual Agency occurs when both the seller and the buyer are represented by The Van Dyk Group. The same agent may be representing both buyer and seller or a different agent of The Van Dyk Group may be representing each side in the transaction. In either case, the agency relationship is the same. It is important to understand that in either case, privacy is stressed and no information will be made known that would put you in an unfavorable standing in the transaction.

 Ownership Costs on Long Beach Island

The following are a list of estimated costs associated with ownership on LBI:

  • Taxes– LBI taxes run from around $1,500 for a condo up to $20,000+ for a large     oceanfront estate. Most people are surprised to find that taxes are comparatively     inexpensive to a primary residence with an average home being about $4,000/ year.
  • Water/Sewer-In all towns except Beach Haven, water and sewer are not metered and billing twice a year. Typically, water and sewer bills are about $400/ year.
  • Insurance– Typically, all homes are required to have homeowners insurance and flood insurance. Flood insurance is a state regulated industry so flood insurance costs are more or less fixed depending on your premium, deductible, etc.  Homeowners insurance depends on the amount and type of coverage you feel comfortable with. If you are considering a townhouse or condo, a blanket insurance policy may be required for the property and homeowners insurance for your belongings. The Van Dyk Group has a large in-house insurance department that can help answer any questions you have, even if you chose not to write your insurance with us.
  • “House Bills” Phone, cable, Internet, electricity, etc are provided by a number of    different companies. I have provided a list that shows you the companies and their contact information.



Real Estate Tip

The LBI real estate market is highly competitive. It is important to understand how you are represented in a transaction, especially if the same agency or the same agent is representing both buyer and seller. In such a case you may not be privy to all the information available and the agent has to represent the interests of BOTH the buyer and the seller.


 Closing Steps and Help in the LBI Real Estate Market

 Home Inspection-A home inspection is highly recommended and is performed by a licensed home inspector. He or She will conduct a through inspection of the house and point out any safety concerns or issues with the house.

Survey-A survey must be performed prior to closing. The survey is required for a CO and shows the town that there are no encroachments on adjoining properties. In most cases, the buyer is responsible for providing the survey.

Appraisal-If a mortgage is required for the purchase, an appraisal will be ordered by the bank and paid for by the buyer. Currently, some banks require two appraisals for properties over $1,000,000 on LBI.

Certificate of Occupancy (CO)-The town will perform a CO inspection and issue the certificate prior to closing. This shows that basic safety requirements are met.

 Walkthrough-This is typically done right before closing. The intention is to make sure the property is in good condition, any repairs have been completed and the house is as it was represented. If there are any issues, we will take photos of them and discuss a solution at closing.

Settlement-This is the actual signing of documents and transfer of funds. This can be handled in the office of the buyer’s attorney or can be done entirely by mail. 

 Local Contractors-From time to time, you may need to make improvements on your property. I work closing with a local contractor who can handle all of your needs. His contact information is attached.

General Advice-Moving to Long Beach Island can be a very imitating process. I will always be available to help you in any way I can. Whether it be a restaurant recommendation, a place to go out at night, or anything else, I will always do my very best to help you!


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Your LBI Beach House is a Phone Call Away! Call Nathan Colmer 609-290-4293

Nathan Colmer


The Van Dyk Group

12800 Long Beach Blvd

Beach Haven Terrace NJ 08008