Still on the fence about reaching out because you don't know how any of this works.
That's most people. We hear from homeowners all the time who've been sitting on a question for six months — sometimes longer — because they're not sure if their property even qualifies, or what happens after they call, or whether the whole thing is going to be a waste of time.
It usually isn't. So let me just run through the questions we actually get.
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The Property Questions
Do you only buy houses in bad shape?
No. Condition matters less than location and lot configuration. A well-maintained 1950s cottage on a good block can be just as attractive as one that needs work. What we're looking at is what can be built on the lot — setbacks, zoning, buildable footprint. The house is often secondary to those numbers.
My house is small and kind of dated. Is it even worth calling?
Probably worth a call. A modest, older ranch on a standard shore lot — the kind you see all over Cape May County blocks — is exactly the type of property we evaluate regularly. "Small and dated" isn't disqualifying. Location, lot width, and what zoning allows are what drive the conversation.
What if the house is elevated or already updated?
We look at it the same way. If someone spent money on updates, that can affect negotiation but doesn't change our fundamental evaluation process. The lot is still what it is. (If you're curious about when elevating makes financial sense before you sell, this post on shore home elevation costs and timelines is worth reading first.)
Does the location have to be oceanfront?
Definitely not. We work throughout the Cape May County shore towns — bayfront, street-to-street, interior blocks. Oceanfront commands different numbers, sure. But plenty of strong development opportunities are two or three blocks from the water.
What about zoning? Do I need to figure that out first?
You don't need to figure it out. That's our job. We pull zoning, setbacks, and buildable envelope before we make any evaluation. You don't need to know what your FAR is.
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The Process Questions
How fast do you actually move on an evaluation?
We evaluate most submissions within 48 hours. Not a week, not "we'll get back to you." If you send us the basics — address, what you know about the lot, any relevant history — we're usually back to you quickly.
What does the closing process look like?
We can close in as little as 10 days, or on your timeline. If you need more time — an estate situation, a family conversation that needs to happen first — that's not a problem. We work around what makes sense for the seller, not just for us.
Do I need an attorney?
You don't need one to start a conversation with us. But yes, for the actual transaction, having your own attorney is a smart move and something we'd expect.
Is there a lot of back-and-forth negotiation?
Depends on the property and the situation. Some deals come together quickly. Others take a few conversations. We're not going to run you through fifteen rounds of counters. That's not how we work.
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The Money Questions
How do developers decide what to pay?
Roughly speaking: what can be built on the lot, what that product will sell for in the current market, what it costs to build it, and what margin the project needs to pencil. That's the math. How developers actually think about highest and best use explains this in more detail if you want to go deeper on it.
Will I get more selling to a developer than listing on the MLS?
Not automatically. This is the honest answer. A developer is buying for what the land can produce — not for what a buyer might pay emotionally for the house itself. In some cases, listing the home gets you a higher number. In other cases, particularly with homes that are dated, oddly configured, or in strong rebuild markets, a developer offer is competitive or better. You should understand both before you decide. A Realtor who knows your market well can help you compare.
What's a joint venture and is it actually worth it?
A joint venture means you contribute the land, we handle the build and project management, and we split the net profit — typically 25% to 50% of net, structured per deal. It's not the right move for everyone. It takes approximately 6 months from demolition to sale-ready. You're not getting a check in 10 days. But for owners who have time, no mortgage pressure, and a lot that pencils well for a new build, the upside can be meaningful.
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The Practical Questions
What happens to my stuff in the house?
We handle that conversation case by case. Generally, sellers remove personal property before closing. If there are items that need to be left, we work it into the terms.
Do you work in my town?
We work across the Jersey Shore — Sea Isle City, Avalon, Stone Harbor, the Wildwoods, Ocean City, Cape May. If your town isn't on that list, ask anyway. Coverage shifts as markets evolve. The North Wildwood vs. Wildwood vs. Wildwood Crest redevelopment comparison might give you a sense of where we're paying attention right now.
What if I'm not ready to sell yet — can I still reach out?
Yes. We have conversations with owners who are two years out from a decision. That's fine. Sometimes it's helpful to understand what your property is worth to a developer before you decide anything. No pressure, no obligation.
Is Redfern a big company?
We're family-owned. Jim Colahan — our founder and managing partner — leads and personally coordinates every project. We have 40+ years in this market and 150+ builds behind us. We're not a hedge fund. We're not flipping through deals at volume. We know these towns.
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One Question We Hear That Doesn't Have a Clean Answer
Should I sell now or wait?
Genuinely unclear. Shore insurance costs are rising in ways that affect what buyers will pay, and zoning rules in some towns are tightening. Shore home insurance trends in 2026 and short-term rental rules across the shore are both actively reshaping what properties are worth holding versus selling. On the other hand, a well-located lot in a strong rebuild corridor isn't losing relevance.
That's not a dodge. It's genuinely town-dependent, lot-dependent, and tied to your own situation. Anyone who gives you a definitive answer without knowing your property is guessing.
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The thing I keep coming back to: most of the owners who eventually reach out say they wish they'd done it sooner — not because the answer was always "sell," but because just knowing the number changed how they thought about the next few years.
What would knowing your number change for you?
Submit your property for a 48-hour evaluation — no obligation, no pressure.