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Tax Incentives

Understanding NJEDA's ASPIRE Program: A Developer's Guide (2025 Update)

Comprehensive guide to the January 2025 ASPIRE amendments. Learn about the new 85% award caps, expanded eligible municipalities, and the state's new tax credit purchase floor.

May 2025 • 6 min read

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Job Creation

NJEDA Emerge Program: The Job Creation Tax Credit

A deep dive into New Jersey's premier job creation incentive. Learn about base credits, bonuses, and how to structure a winning application.

May 2025 • 5 min read

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Affordable Housing

Unlocking Affordable Housing Capital: NJHMFA Gap Financing & Camden's ERB

Navigating the complex world of gap financing. From the Affordable Housing Production Fund to Camden's ERB, learn how to fill the capital stack.

Jul 2025 • 5 min read

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Preservation

Preserving History, Creating Value: Federal & NJ Historic Tax Credits

Stacking the 20% Federal credit with NJ's massive 50-60% HPRP credit can fund the majority of your rehab costs. Here's how.

Feb 2025 • 5 min read

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LIHTC Strategy

4% vs. 9% LIHTC: Which Path is Right for Your Project?

Navigating the Low-Income Housing Tax Credit landscape. Competitive 9% awards vs. non-competitive 4% bond deals.

Apr 2025 • 6 min read

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Commercial Finance

Demystifying New Markets Tax Credits (NMTC) for NJ Developers

A powerful tool for commercial and mixed-use projects in distressed areas. Learn how to access 39% in federal tax credits.

Apr 2025 • 5 min read

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Tax Strategy

Opportunity Zones in 2025: The Clock is Ticking (and Resetting)

The 2026 deferral deadline is approaching, but new legislation has created a permanent framework. Here's what NJ investors need to know.

Nov 2025 • 5 min read

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Entitlements

Navigating the Maze: Municipal Entitlements in New Jersey

From site plan approval to the dreaded 'D' variance. Learn how to get your project approved by the Planning or Zoning Board.

Sep 2025 • 6 min read

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Deal Structuring

The Art of the Deal: PILOTs & Redevelopment Agreements

How to negotiate a Payment in Lieu of Taxes (PILOT) that works for your pro-forma and the municipality.

Jul 2025 • 6 min read

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Compliance

The 4th Round is Here: Navigating NJ's Affordable Housing Obligations

New legislation has codified the methodology for the 2025-2035 round. Here's what developers and municipalities need to know.

Jul 2025 • 5 min read

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For-Sale Housing

Building Workforce Housing: The NJHMFA CHOICE Program

A guide to the CHOICE program for developers. Access low-interest construction loans and subsidies for emerging market homeownership projects.

Feb 2025 • 4 min read

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Financing Strategy

How to Stack LIHTC with State Incentives in New Jersey

Affordable housing developers can significantly improve project economics by strategically layering Low-Income Housing Tax Credits with New Jersey's state incentive programs.

Feb 2025 • 6 min read

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Financing

Garden State C-PACE: A New Tool for the Capital Stack

Long-term, fixed-rate financing for energy efficiency and resiliency. Learn how to replace expensive mezzanine debt with C-PACE.

Apr 2025 • 5 min read

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Construction Loan

The Gold Standard: HUD 221(d)(4) Construction Financing

High leverage, non-recourse, 40-year amortization. It takes longer to close, but the terms are unbeatable.

Oct 2025 • 6 min read

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Capital Stack

Bridging the Gap: Mezzanine Debt vs. Preferred Equity

Understanding the structural differences, intercreditor agreements, and cost of capital for subordinate financing.

Oct 2025 • 5 min read

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Permanent Financing

Agency Debt 101: Fannie Mae & Freddie Mac Multifamily

The go-to source for stabilized multifamily financing. Learn about DUS lenders, SBL programs, and green rewards.

Oct 2025 • 5 min read

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Deal Structure

To Buy or To Lease? The Pros and Cons of Ground Lease Development

Ground leases can reduce upfront equity requirements but complicate financing. Here is how to structure them correctly.

Apr 2025 • 5 min read

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Tax Strategy

Structuring Opportunity Zone Capital: Fund vs. JV

How to bring OZ equity into your deal without losing control. Single-asset funds vs. multi-asset blind pools.

Apr 2025 • 5 min read

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Risk Management

Signing on the Dotted Line: Understanding Recourse & Carve-Outs

What are you actually guaranteeing? Completion guarantees, repayment guarantees, and the "Bad Boy" carve-outs.

Mar 2025 • 4 min read

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Land Use Law

Redevelopment vs. Rehabilitation: What's the Difference?

Two paths to tax abatements, but with very different legal hurdles and benefits. A guide for NJ developers.

Jun 2025 • 5 min read

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Tax Incentives

Long-Term vs. Short-Term Abatements: A Developer's Guide

Not all tax breaks are created equal. Understand the massive financial difference between a 30-year PILOT and a 5-year exemption.

Jun 2025 • 5 min read

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Litigation

The Nuclear Option: Using Builder's Remedy to Unlock Zoning

When a town says 'no,' the courts might say 'yes.' How to leverage affordable housing obligations to get your project approved.

Sep 2025 • 5 min read

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Environmental

Rising Waters: Navigating NJDEP's New Flood Hazard Rules

The Inland Flood Protection Rule has changed the map. Sites that were once buildable may now be underwater (regulatory speaking).

Sep 2025 • 5 min read

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Zoning

Parking Wars: Navigating NJ's RSIS Standards

How many parking spots do you really need? Understanding the Residential Site Improvement Standards is key to maximizing density.

Aug 2025 • 4 min read

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Zoning

Buying Air: How Transferable Development Rights (TDR) Work in NJ

Want more density? You might be able to buy it from a farm 10 miles away. The mechanics of TDR explained.

Sep 2025 • 5 min read

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Community Relations

The Art of the Deal: Negotiating Community Benefit Agreements

In today's political climate, approval isn't just about zoning. It's about community support. Here is how to structure a win-win CBA.

Jul 2025 • 5 min read

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Environmental

Turning Dirt into Gold: Brownfield Redevelopment in NJ

Contaminated sites are scary, but they offer some of the best incentives in the state. Learn how to fund your cleanup.

Jul 2025 • 5 min read

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Trends

The Commuter Premium: Transit Oriented Development (TOD) in NJ

New Jersey is a transit state. Building near the train isn't just good for the planet; it's essential for your pro forma.

Jan 2025 • 4 min read

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Trends

New Life for Old Bones: The Challenges of Adaptive Reuse

Converting office to residential sounds great on paper. In practice, it's a minefield of floor plates, plumbing, and light wells.

Sep 2025 • 5 min read

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Construction

Stacking Boxes: Is Modular Construction Viable in NJ?

It promises faster timelines and lower costs. But in a union-heavy state like New Jersey, does the math actually work?

Sep 2025 • 4 min read

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Incentives

The Hidden 6.625% Discount: Leveraging UEZ Benefits

Building in an Urban Enterprise Zone? You might be leaving money on the table. How to claim your sales tax exemption on construction materials.

Mar 2025 • 3 min read

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Trends

The Stranded Asset: What to Do with Suburban Office Parks?

The 1980s office park is dying. But the land underneath it is more valuable than ever. Strategies for repositioning.

Mar 2025 • 5 min read

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Incentives

Lights, Camera, Tax Credits: NJ Film & Digital Media

New Jersey is becoming Hollywood East. Learn about the 30-35% transferable tax credit.

Feb 2025•5 min read

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Asset Class

Green Rush: Navigating NJ Cannabis Real Estate

Zoning is the hardest part. Finding a municipality that allows cultivation or retail is the first hurdle.

Jul 2025•5 min read

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Asset Class

Lab Space: The Boom in NJ Life Sciences

From Princeton to Jersey City, the demand for wet lab space is outstripping supply.

Jun 2025•5 min read

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Asset Class

The Last Mile: Industrial & Warehouse Trends

With vacancy rates at historic lows, developers are pushing further down the Turnpike.

Jun 2025•4 min read

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Asset Class

Recession Proof: The Self-Storage Boom

High margins, low operating costs, and sticky tenants. Why self-storage remains a favorite.

Sep 2025•4 min read

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Asset Class

The Silver Tsunami: Senior Housing Development

Assisted Living and Memory Care are operationally intensive but offer high yields.

Feb 2025•5 min read

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Asset Class

Class is in Session: Student Housing Fundamentals

Renting by the bed vs. by the unit. Why student housing is a unique animal.

Jan 2025•4 min read

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Legal

Who Owns the Water? Navigating NJ Tidelands Claims

Does the state own your waterfront property? Understanding Tidelands Claims and Riparian Grants.

Jun 2025•5 min read

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Environmental

Sand, Surf, and Red Tape: A Developer's Guide to CAFRA

Building on the Jersey Shore? You need to understand CAFRA density and impervious cover limits.

Aug 2025•5 min read

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Environmental

The Water Source: Development Restrictions in the NJ Highlands

Preservation Area vs. Planning Area. Where can you actually build?

Jan 2025•4 min read

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Environmental

The Pine Barrens: Navigating the Pinelands CMP

The strictest land use rules in the country. Understanding Pinelands Development Credits (PDCs).

Mar 2025•5 min read

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Technical

The Invisible Boundary: Navigating Sewer Service Area Amendments

No sewer, no project. How to amend the Water Quality Management Plan (WQMP).

Jul 2025•4 min read

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Environmental

Don't Get Bogged Down: Wetlands and Transition Areas in NJ

The Letter of Interpretation (LOI) and Transition Area Waivers explained.

Feb 2025•4 min read

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Partnerships

The Waterfall: Structuring GP/LP Equity Partnerships

Preferred returns, promotes, and clawbacks. Aligning incentives in your JV.

Sep 2025•6 min read

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Tax Strategy

Swap 'Til You Drop: The 1031 Exchange Explained

The most powerful wealth-building tool in real estate. Timelines and identification rules.

Jun 2025•5 min read

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Tax Strategy

Cash Flow King: The Power of Cost Segregation

Accelerate your depreciation and boost cash flow with a Cost Seg study.

Aug 2025•4 min read

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Strategy

The Exit Strategy: Condo vs. Rental Development

To sell or to hold? The math behind the Condo vs. Rental decision.

Mar 2025•5 min read

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Construction

The Lifeblood of Development: Managing Construction Draws

Don't run out of cash. Managing the draw process, retainage, and lien waivers.

Sep 2025•4 min read

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Legal

The Third Rail: Navigating Rent Control in NJ

Vacancy decontrol and capital improvement surcharges. Know the local ordinance.

Mar 2025•5 min read

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Technical

The School Kid Myth: Fiscal Impact Studies in NJ

Will your project cost the town money? Using the Rutgers Model to prove positive impact.

Jan 2025•4 min read

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Technical

Gridlock: Navigating Traffic Impact Studies

Level of Service (LOS) and trip generation. Surviving traffic testimony.

Nov 2025•4 min read

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Environmental

Dirty Dirt: The Phase 1 Environmental Site Assessment

RECs, HRECs, and CRECs. When to move to a Phase 2 investigation.

May 2025•5 min read

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Technical

Drawing the Line: The ALTA/NSPS Land Title Survey

Table A items and boundary lines. Why a standard survey isn't enough.

Sep 2025•4 min read

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Legal

Beyond the Jacket: Essential Title Endorsements

Access, Zoning, and Contiguity. The essential endorsements for commercial deals.

Aug 2025•4 min read

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Legal

The Burden of Proof: Winning a Zoning Variance in NJ

Positive and Negative Criteria. How to prove 'C' and 'D' variances.

Jun 2025•5 min read

Development Insights

Understanding NJEDA's ASPIRE Program: A Developer's Guide (2025 Update)

All Articles

Expertise & Topics

NJEDA Incentives

NJHMFA Programs

Federal Incentives

Municipal Entitlements

Affordable Obligations

Capital Stack Strategy

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