The Wilton Report

Hosted by Josh Wilton

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About the show

Welcome to THE WILTON REPORT, your local real estate market update with Josh Wilton, respected real estate agent, broker, consultant, and co-owner of Queenston Realty in Princeton, New Jersey. Each week on THE WILTON REPORT, Josh Wilton takes a deep dive into the research and analysis to provide you with the insider real estate information you need to buy and sell faster and smarter.

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10 min

Renting vs Buying in Princeton: What Nobody Tells You

Renting vs buying is one of the oldest debates in real estate.Most people assume buying is always the smarter financial move. But in Princeton, that's not always true.Between high home prices, down payment requirements, closing costs, property taxes, and today's interest rates, there are situations where renting can actually make more financial sense—at least in the short term. On the other hand, buying can create long-term wealth that renting simply can't.So how do you know which option is right for you?———————————————————————————————————📍 Moving within Princeton or Mercer County, NJ? Start here:🏡 Download the Mercer County Guide (https://bit.ly/4cWUJUk)🏡 Download the Princeton Guide (https://bit.ly/4tOVeHy)Where locals actually go—and what living here really looks like.———————————————————————————————————In this video, you'll learn:• The real monthly cost of renting vs buying in Princeton• How much cash do you actually need to buy a home• Closing costs buyers often overlook• Property taxes, insurance, and ownership expenses• When renting may be the smarter short-term move• When buying starts to make more financial sense• Common mistakes relocators make when moving to PrincetonWhether you're relocating from New York City, moving for Princeton University, testing a new commute, or planning a long-term move to Central New Jersey, understanding the numbers can help you make a better decision.𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓📲 Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty#princetonnj #princetonrealestate #rentvsbuy #movingtoprinceton #mercercounty #centralnjrealestate #homebuying #realestate #newjerseyrealestate #princetonuniversity #relocation #housingmarket #firsttimehomebuyer #thewiltonreport #queenstonrealty

13 min

The Hidden Costs of Selling a Home in NJ

Most homeowners think selling a home is just about the sale price.But in New Jersey, what you walk away with at closing can look VERY different once transfer fees, capital gains taxes, mansion taxes, and NJ exit tax withholding all hit.And with major 2025 changes to New Jersey’s “Mansion Tax” laws, sellers across Princeton and Central New Jersey need to understand how these costs actually work before listing their home.---------------------------------------------------------------------------------------------------------📍 Moving within Princeton or Mercer County, NJ? Start here:🏡 Download the Mercer County Guide (https://bit.ly/4cWUJUk)🏡 Download the Princeton Guide (https://bit.ly/4tOVeHy)Where locals actually go—and what living here really looks like.----------------------------------------------------------------------------------------------------In this video, you'll learn:• NJ Realty Transfer Fees• 2025 Mansion Tax changes• NJ Exit Tax explained• Capital gains taxes on home sales• The “2 out of 5 year” rule• Common seller tax mistakes• Ways to potentially reduce taxable gainIf you're selling a home in Princeton, Mercer County, or Central New Jersey, understanding these costs before listing could save you thousands.𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓📲 Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty#newjerseyrealestate #mansiontax #njrealestate #homeselling #princetonnj #realestatetaxes #sellingyourhouse #mercercounty #realestateinvesting #luxuryrealestate #newjersey #capitalgains #njmansiontax #listingagent #thewiltonreport

16 min

The Truth About Selling Your Home in 2026

Most sellers focus on the market. But after thousands of transactions across Central New Jersey, I can tell you the sellers who win are usually the ones who understand what happens BEFORE the home ever goes live.------------------------------------------------------------📍 Moving within Princeton or Mercer County, NJ? Start here: Before you sell, understand how buyers actually think in this market.🏡 Download the Mercer County Guide (https://bit.ly/4cWUJUk)📍 Download the Princeton Guide (https://bit.ly/4tOVeHy)Where locals actually go—and what living here really looks like.-----------------------------------------------------------In this video, you'll learn:• Why prep work can change your final sale price• How pricing impacts the first week on market• What really happens during inspections and negotiations• Why the highest offer isn’t always the best offer• What can kill a deal before closingThinking about selling in Princeton or Central New Jersey? Reach out, and I’ll help you build a strategy that actually makes sense for your situation.----------------------------------------------------------𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓📲 Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty#princetonnj #homeselling #realestate #sellingyourhouse #princetonrealestate #mercercounty #newjerseyrealestate #homeseller #listingagent #realestatetips #movingtonewjersey #luxuryrealestate #homebuying #realtor #thewiltonreport

9 min

The Private Schools Quietly Driving Princeton Real Estate

Schools don’t just shape education—they quietly shape where wealth moves, where families relocate, and why certain neighborhoods in Mercer County command premium prices. After 20+ years and thousands of transactions, here’s what most buyers overlook about Princeton’s private school market.------------------------------------------------------------------------------------------------------------📍 Moving to Princeton or Mercer County, NJ? Start here:Before you choose a home here, understand how people actually live.🏡 Download the Mercer County Guide (https://bit.ly/4cWUJUk) 📍 Download the Princeton Guide (https://bit.ly/4tOVeHy) Where locals actually go—and what living here really looks like.--------------------------------------------------------------------------------------------------------------In this video you'll learn: • Which private schools are driving buyer demand• Why families relocate to Princeton for more than public schools• How schools like The Hun School of Princeton, Princeton Day School, The Lawrenceville School, and Stuart Country Day School of the Sacred Heart shape home values, rental demand, and neighborhood pricing• Why some of Mercer County’s most expensive homes have nothing to do with public school rankingsThinking about buying near one of these schools or relocating to Princeton for education? Reach out, and I’ll help you build a strategy around it.𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓📲 Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty#princetonnj #privateschools #luxuryrealestate #mercercounty #movingtonewjersey #princetonrealestate #lawrencevillenj #thehunschool #princetondayschool #newjerseyrealestate #boardingschool #luxuryhomes #relocation #homebuyingtips

9 min

The School Premium: How Top Princeton Area Schools Drive Home Prices in Mercer County

Schools don’t just affect education—they can change your home value by hundreds of thousands of dollars. After 20+ years and thousands of transactions, here’s what actually matters.-------------------------------------------------------------------------------------------------------------------------------📍 Moving to Princeton or Mercer County, NJ? Start here: Before you choose a home here, understand how people actually live. 🏡 Download the Mercer County Guide (https://bit.ly/4cWUJUk) — parks, food, and spots beyond Princeton 📍 Download the Princeton Guide (https://bit.ly/4tOVeHy) — coffee, restaurants, walkability, local staplesWhere locals actually go—and what living here really looks like.---------------------------------------------------------------------------------------------------------------------------------If you're buying in Mercer County, this is what you need to understand before choosing a town. In this video, you’ll learn:• How top Mercer County schools actually compare• Which districts rank highest—and why it matters• Graduation rates + student-teacher ratios (explained simply)• How school quality directly impacts home values--------------------------------------------------------------------------------------------------------------Thinking about buying in one of these districts? Reach out—I’ll help you build a strategy around it.𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓📲 Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty, LLC#realestate #princetonnj #newjerseyrealestate #movingtonewjersey #mercercounty #homebuyingtips #homeselling

31 min

Should You Renovate or Move in Princeton? $4M Luxury Renovations Explained

More Princeton homeowners are choosing to renovate instead of move — and some projects are reaching $4M+.In this episode, Josh Wilton sits down with luxury builder Tom Pinneo of Pinneo Construction to break down what high-end renovations actually look like, what’s driving this shift, and what homeowners need to know before starting.If you’re deciding whether to renovate or move in Princeton, this will give you a clear picture of what to expect.📍 What we cover:• $500K–$4M renovation projects• Why homeowners are staying instead of moving• Biggest mistakes to avoid• Timelines, costs, and planning• Trends in luxury homesTom Pinneo is the owner of Pinneo Construction, specializing in high-end custom homes and full-scale renovations across Princeton. His projects range from $500K renovations to multi-million dollar custom builds, working closely with architects and designers to deliver fully integrated, high-performance homes.🌐 Website: https://pinneoconstruction.com/team/tom-pinneo/📸 Instagram: https://www.instagram.com/pinneoconstruction🔗 LinkedIn: https://www.linkedin.com/company/pinneoconstruction📘 Facebook: https://www.facebook.com/PinneoConstruction📲 LET’S CONNECTText: 609.773.8054Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonSchedule a consultation:Buyer: https://calendly.com/joshua-d-wilton/Seller: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty, LLC

11 min

Why Spring Isn’t Always the Best Time to Sell Your House

𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓 📲Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty, LLC------------------------------------------------------------------------------------------------------Most people think spring is the best time to sell your house. But that’s not always true — and in some cases, it can actually cost you money. After 20+ years and thousands of transactions, this is what actually determines the right time to sell — and what most sellers completely miss.In this video, you’ll learn:• When you should sell your house• When you should wait• The 5 factors that matter more than timing the marketIf you’re thinking about making a move and want to simplify the process, check out our breakdown with John Walsh of Walsh Senior Solutions — we walk through how to make the transition easier and less overwhelming: https://youtu.be/tT-drJ33O4Y?si=V1CIivZvrKo6jFU2If you’re thinking about selling, this will help you make a smarter decision — not just a faster one.#realestate #homeselling #sellingyourhome #newjerseyrealestate #princetonnj #homebuyingtips #realestatemarket

28 min

The Biggest Mistakes People Make When Moving (And How to Avoid Them)

Moving isn’t just about boxes and trucks—it’s about decisions, timing, and everything you own.In this episode of The Wilton Report, Josh sits down with John Walsh, founder of Walsh Senior Solutions, to break down what really makes moving so overwhelming—and how to do it the right way.After helping over 3,500 families declutter, downsize, and transition into new homes, John shares the biggest mistakes people make before moving, how clutter impacts your home’s value, and what you should be doing months before you ever list your home.If you’re thinking about moving, downsizing, or preparing your home for sale, this is what you need to know.Connect with John: https://www.walshseniorsolutions.com/-----------------------------------------------------------------------------------------------------------------𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓 📲 Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty, LLC

17 min

Living in Princeton, NJ: The Pros and Cons No One Talks About

Everyone talks about why people love Princeton…But almost no one talks about the downsides.If you’re thinking about moving to Princeton, NJ, there are a few things you need to understand before you make a decision—because what looks perfect on the surface can come with real trade-offs.From pricing and taxes to competition and how the market actually works here, this is the side of Princeton most buyers don’t hear about until it’s too late.The goal isn’t to talk you in—or out of it.It’s to give you the context to make the right move for you.If you’re considering a move, schedule a consultation below and we’ll map out a strategy based on your situation.#princetonnj #njrealestate #movingtonewjersery #princetonrealestate #homebuyingtips #realestatemarket #luxuryrealestate𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓 📲Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty, LLC

11 min

Top 10 Things to Know Before Moving to Lawrence Twp, NJ

Thinking about moving to Lawrence Township, NJ (Lawrenceville)? This is what most buyers miss.In this video, we break down the top 10 things you need to know before moving to Lawrence, including location, commuting, home prices, schools, and why more buyers are choosing it over Princeton.Lawrence sits right between Princeton, Trenton, and the Route 1 corridor, offering easy access to major train stations, and gives you more house for your money, while staying close to everything.If you're deciding between Princeton, West Windsor, or another Mercer County town, this will help you figure out what actually makes sense for you.-----------------------------------------------------------------------------------------𝐋𝐄𝐓'𝐒 𝐂𝐎𝐍𝐍𝐄𝐂𝐓 📲Text at 609.773.8054✉️ Email: thewiltonreportyt@gmail.comInstagram: joshwilton71LinkedIn: joshuawiltonOr schedule a consultation with me:Buyer Consultation Scheduler: https://calendly.com/joshua-d-wilton/Seller Consultation: https://calendly.com/joshua-d-wilton/Joshua WiltonNew Jersey Licensed RealtorQueenston Realty, LLC

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