Ryan Horvath — Luxury Realtor, Summit NJ | Prominent Properties Sotheby’s International Realty



Home
Listings
Sellers
Buyers
Private Client
Reviews
Let’s Talk


New Jersey Luxury Real Estate

NJ Luxury Realtor — Buy & Sell
in NJ’s Best Commuter Towns

I Relocated From NYC to Summit. Then I Built a Career Helping Families Do the Same.

I’m a luxury realtor with 15+ years in brokerage, development, and construction. As a former licensed general contractor in NJ, I bring a builder’s eye to every showing, not as a contractor for hire, but as your agent who knows construction inside and out. I built the website you’re reading. I coach football and baseball for Summit youth sports. My kids attend Summit Public Schools. My wife and I both run businesses based right here in Summit.

I love New Jersey — beaches, access to the city, an airport that can take you anywhere in the world, skiing within an hour in the winter. This is the best place to live, and I want to help your family find their perfect home within the great state of New Jersey.

What’s My Home Worth?
Browse Listings
15+ Years in Brokerage · Development · Construction
Ryan Horvath - REALTOR in Summit, NJ
Summit Resident
Since 2015

Summit’s #1 Brokerage
Leading in both closed transactions and total sales volume
309 Springfield Ave
Summit, NJ 07901

The Sotheby’s International Realty Advantage

Backed by the world’s most prestigious real estate brand — recognized globally for marketing exceptional properties.

#1 Luxury Real Estate Brand Worldwide
26,000+ Agents Across 83 Countries
Featured in WSJ, NYT, Forbes & Robb Report
$150B+ in Annual Global Sales Volume
Brand of the Year — Luxury Real Estate
Exclusive Access to SIR Global Listing Network

Search NJ Listings






On the Market
Featured Listings

View All →

Recent Sales

Recently Sold

The most recent home sales in Summit, NJ.

For Sellers

Sell Your Home, Hassle Free.

Preparing your home for market shouldn’t eat your weekends, your sanity, or your bank account. When you list with me, I handle the whole runway — staging, repairs, cleaning, yard crew, junk removal, pre-inspection, and more — so your home hits the market dialed in and you never lift a finger.

Every service mentioned is included free of charge on my exclusive listings. Sit back, relax, and let me handle the sales prep.

See What Your Home Is Worth →

Included Free of Charge

  • Professional StagingTailored for vacant & occupied homes
  • Secure Storage UnitLocal facility for decluttering & transition
  • Skilled HandymanTouch-up painting, drywall, caulking & more
  • Professional Pre-InspectionLimit buyer requests for credits
  • Window Cleaning & Power WashingInside & out
  • Deep House CleaningTop-to-bottom professional clean
  • Yard Crew & Curb AppealSeasonal flowers, mulching, cleanup
  • Junk RemovalFull cleanout & haul-away service

Data-Driven Valuation
Free Comparative Market Analysis (CMA)
Get a complimentary, no-obligation market analysis of your home. I’ll provide a detailed report based on recent comparable sales, current market conditions, and your property’s unique features — not a generic algorithm estimate.
24 hrs
Report Turnaround
Free
No Obligation
Request Your Free Home Valuation







Private Client Services

Discretion is standard.

Every one of my clients deserves privacy, and I treat every transaction with care — but some clients can’t afford for their identity, a listing, a showing, or a closing to leak. Identity is the most important of all — ultra-high-net-worth individuals, professional athletes, C-suite executives, actors, musicians, and public figures can all be adversely affected the moment it becomes known who is buying or selling on the other side of a deal.

For these clients, discretion isn’t a preference — it’s a requirement. I offer fully discreet representation with NDAs signed day one, LLC coordination, private showings only, no MLS photos, and no public marketing. I also deactivate home camera systems and video doorbells during showings, and maintain direct lines of communication with you or your team, however you prefer to work.

By law, one of my fiduciary duties to every client is confidentiality. Anything you instruct me to keep confidential, I am legally obligated to protect — and if I were to violate that duty, I am personally liable. Your privacy isn’t just a promise I make — it’s a legal obligation I take seriously.

Whether you simply value your privacy or your name is one people recognize, the level of confidentiality you need is the level of confidentiality you’ll get.

Tailored For

UHNW Individuals
Athletes
C-Suite Executives
Actors
Musicians
Public Figures

Safeguards:

  • NDAs Day OneLegally binding before first contact
  • LLC CoordinationShield identity through every stage
  • Private Showings OnlyNo open houses, no walk-ins
  • No MLS Photos or Public MarketingZero digital footprint
  • Cameras OffHome camera systems & doorbells deactivated
  • Direct Team AccessWork through me or your people

For Buyers

Insider access, expert guidance, and potentially money back at closing.

01 · Commission Transparency

Transparent 2% Buyer Fee — You Keep the Difference.

NJ law requires a written buyer agreement before any showings. Before I can tour you through a single home — in person or on a live video walk-through — we sign a short, plain-language agreement that spells out my fiduciary duties to you and how I’m paid. I work with my buyers on an exclusive basis only, because you deserve 100% of my focus, not a fraction of it. And every agreement I write is cancellable with 24 hours’ notice — if I’m not earning your business every day, I don’t deserve it.

My fee is a flat 2%, always. In New Jersey, roughly 95% of sellers still offer a buyer-agent commission, and buy-side fees typically range from 2% to 3%. In any situation where the seller is offering buyer agent fees greater than 2%, my clients always receive the balance as a credit at closing. It’s becoming more common for sellers not to offer a buy-side fee upfront, but in most of those cases they’re open to considering one as part of the highest net offer with the best terms. Either way, you will never tour a home with me and find out afterward that the seller isn’t covering my fee — I confirm that upfront, every time, so you can make the best decision for you before you ever walk through the door.

No client of mine will ever tour a house and be told afterward that they owe a buyer fee if they want to purchase it. We’ll always have a plan in place before we start looking — and in many cases, sellers not publicly offering a commission will still pay one based on total net received.

My buyer fee agreement is always a flat 2%. If a seller is offering 2.5% or 3%, our agreement states that the buyer — not the agent — receives the difference as a closing-cost credit. My competition will almost always amend the agreement to pocket the difference. I never will.

My Buyer Fee

2%
Flat · Always
2.5% offered → you get 0.5% back
3% offered → you get 1% back

Credit applied directly at closing. My promise is transparency, every time.

02 · Off-Market Access

See Homes Before the Public Does.

As a Sotheby’s International Realty agent at Prominent Properties Sotheby’s International Realty — the #1 brokerage for listings and sales in Summit, NJ — my buyers gain a massive advantage: I’m aware of new inventory days, sometimes weeks, ahead of my competition, often before listings ever appear on Zillow, Redfin, or the MLS.

In 2026, Compass acquired Sotheby’s International Realty, and the result has been a major win for my clients. I now have full access to Compass Private Exclusive listings — inventory I didn’t have access to before the acquisition. Some sellers prefer to keep their listings private and skip public open houses, and that’s their right. My job is simply to make sure my buyers are seeing the most listings possible under one roof.

Inventory Pipelines

Sotheby’s Network
Compass Private Exclusives
Pre-Market Inventory
Off-Market Pocket Listings
Prominent Properties In-House

#1 brokerage for listings and sales in Summit, NJ. Your eyes, weeks ahead of the market.

03 · Former GC on Every Showing

A Licensed General Contractor’s Eye.

Before real estate I spent years running construction projects as a licensed GC. On every showing I assess condition, flag red flags, estimate repair costs, and coordinate contractor estimates for due-diligence credits. It’s not a service for hire — it’s simply what you get when you work with me.

On Every Showing

  • Condition AssessmentStructural, mechanical, cosmetic
  • Red Flag DetectionThe stuff buyers miss
  • Repair Cost EstimatesReal numbers, not guesses
  • Contractor CoordinationDue-diligence credits negotiated
05 · Job Relocations From Anywhere

The Grass IS Greener — With the Right Plan.

Moving for work? I help clients relocate to New Jersey from anywhere in the country — or the world. Based on your in-office schedule, we’ll determine the best markets for you and your family. I’ve seen families relocate only to move back almost as soon as they came, and getting this wrong has consequences for the health and wellbeing of any family. My in-depth approach mitigates the risk of regret. I want happy clients — and the grass IS greener in New Jersey when you have the best custom plan of attack!

Language is never an issue either. Thanks to advancements in AI, I regularly hold conversations with foreign buyers translated into their native tongue, so there’s absolutely no confusion on either side. Getting this right is something I take to heart, and never leave to chance on an avoidable misunderstanding.

Relocating From Anywhere

United States
Europe
Asia
LATAM
Middle East

Language, no barrier. Real-time AI translation so nothing gets lost — and nothing gets left to chance.

06 · End-to-End Buyer Support

I Am My Own Transaction Coordinator.

My promise to my clients: I’m there for you start to finish to ensure the best outcome. From first consultation to closing and beyond, I personally handle every detail — lender intros, inspections, negotiations, attorney coordination, and move-in logistics. You get one expert, not a team shuffle.

If I’m in town, I handle all showings myself. I will never let my vacation or unplanned travel get in the way of my clients’ buying timeline. In New Jersey, where deals list on Wednesday and sell by Monday the following week, it would be unacceptable for any of my clients to miss out on their dream home.

If I happen to be out of town, I have excellent relationships with trusted agents in my office who can show homes on a moment’s notice as a favor. These agents are always compensated for their time and are my most trusted confidants at Prominent Properties Sotheby’s.

Concierge Handling

  • Lender IntroductionsVetted local partners
  • InspectionsCoordinated & attended
  • NegotiationsHandled personally
  • Attorney CoordinationNJ attorney review managed
  • Move-In LogisticsUtilities, movers, the whole runway
  • Trusted Co-AgentsBackup coverage if I’m ever unavailable

Start Your NJ Home Search

Union County
Essex County
Morris County
Somerset & Hunterdon
Other

REQUEST YOUR FREE MARKET REPORT





Local Market Data

Market Stats by Town

Updated monthly. Know exactly what’s happening in the neighborhoods that matter to you.

Summit
$1.51M
Median Sale Price
▲ 6.9% YoY
Avg. 18 Days on Market
Chatham
$1.53M
Median Sale Price
▲ 20.6% YoY
Avg. 29 Days on Market
Short Hills
$1.92M
Median Sale Price
▲ 5.6% YoY
Avg. 25 Days on Market
Harding
$1.45M
Median Sale Price
▼ 26.5% YoY
Avg. 30 Days on Market
Montclair
$1.30M
Median Sale Price
— 0.0% YoY
Avg. 21 Days on Market
Financial Tools

Mortgage Calculator

Get a quick estimate of your monthly mortgage payment — principal and interest, plus any property tax and insurance you choose to add.

6.48% avg · Freddie Mac, wk of 6/4/26 · updated weekly
Varies widely by town. Leave blank to skip.
Varies by home and coverage. Leave blank to skip.
Estimated Monthly Payment
$0
Principal and Interest$0
Estimate only. Shows principal and interest, plus any property tax and insurance you enter. PMI is approximate and applies when your down payment is under 20%. Actual taxes, insurance, and PMI vary by town, home, and lender. Not a loan offer or commitment to lend.

Kind Words
What My Clients Say
★★★★★
Ryan is simply THE BEST REALTOR! We couldn’t recommend him more! He did an outstanding job in assisting us with the purchase of our first new house in USA. His expertise in the market’s geographic area and his eye for finding great opportunities that fit his client’s needs, combined with a very hands-on proactive approach was instrumental in helping us find a hidden gem and achieve a competitive purchasing price value, in a highly competitive area in the house market. He was trustworthy, reliable, friendly, responsive and in consistent contact. Ryan was very involved in all aspects of the closing and always gave us great advice. What could have been a very stressful experience, with Ryan’s calm and competent approach, was somehow transformed into a great, practical and confident experience. We have found our Realtor for life! Thank you Ryan!
Anna Smarandache
Google Review
★★★★★
Extremely knowledgeable on the local market, helped us through a complex real estate transaction that always seemed to present a new challenge, but Ryan his team behind the scenes handled everything with great communication, empathy and care, while ensuring a successful outcome for my wife and I. Can’t thank him and his team enough, I wouldn’t want to work with anyone else!!
James
Google Review
★★★★★
Ryan was absolutely amazing to work with. From start to finish, he was professional, hardworking, and always had our interests in mind. What stood out most was how genuine and trustworthy he is. He cares about helping his clients and not just closing a deal. He went above and beyond when showing us homes and guiding us through the whole process. I’d recommend Ryan to anyone looking for a realtor who’s not only great at what he does but also just a great person to work with.
Josh Krivisky
Google Review
★ Read All 24 Reviews
Leave a Review
5.0 ★★★★★ on Google · 24 Reviews

This Weekend

Upcoming Open Houses

Don't Walk Through an Open House Alone

Most buyers see finishes. I see foundations, mechanicals, and what a renovation actually costs. With years of hands-on construction experience and 15+ years in real estate, I bring a builder’s, broker’s, and developer’s eye to every showing — so you always know what you’re really buying, inside and out.

Call or Text: 917.873.1580
Or schedule a private tour →

Common Questions
Frequently Asked

Don't see your question here? I'm always happy to chat — no strings attached.

Ask Me Anything →

Every situation is different. I'll walk you through the current market conditions, your personal timeline, and the financial picture so you can make the best decision for your family — no pressure either way.

I specialize in Summit and the surrounding communities — Short Hills, Chatham, Westfield, Maplewood, and other premier NYC commuter towns across northern New Jersey.

Start by calling me. I've helped dozens of families make the move from Manhattan, Hoboken, and Jersey City. We'll talk about your priorities — commute, schools, lifestyle — and I'll narrow down the neighborhoods that fit.

As Summit's #1 brokerage in both closed transactions and total sales volume, you get the reach and prestige of the Sotheby's International Realty brand combined with deep local expertise. Your listing gets global exposure and white-glove service.

Absolutely — and I love it. Buying your first home is a big deal, and I'll be there for every question along the way. No question is too basic, and I'll make sure you feel confident every step of the process.

For clients who need extra privacy — athletes, entertainers, public figures — I offer off-market searches, private showings, and fully confidential transactions. Everything is handled with discretion from start to finish.

Ready to Talk?

Let's Find Your Perfect Fit

Whether you're buying, selling, or just curious — I'm happy to chat. No commitment, no pressure.

Email Ryan →
Call Now →

Your privacy matters. This site uses SSL encryption and spam protection to safeguard your information. Privacy Policy. While every effort has been made to protect your data, no online transmission is 100% secure.




























< <