Ryan Horvath | Luxury Realtor, Summit NJ



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Prominent Properties Sotheby’s International Realty

Summit NJ Realtor | Buy & Sell
in NJ’s Best Commuter Towns

My Family and I Made the Move From NYC to Summit in 2015. Then I Built a Career Helping Others Do the Same.

I am a REALTOR® with Prominent Properties Sotheby’s International Realty. Fifteen years in real estate. Brokerage, construction, development. I started in commercial brokerage. Then I worked for developers as an asset manager, a construction project manager, and a licensed New Jersey general contractor. Ran multi-million dollar construction budgets. Managed close to 1,000 apartments. I came back to brokerage with a more complete knowledge base, one that I believe serves my clients well.

I know what defects cost, so inspection requests become arithmetic instead of argument.

My father sells real estate in Florida. He is 83, still working, a RE/MAX Hall of Famer. He taught me a word he picked up in New Orleans. Lagniappe. Pronounced LAN-yap. It means a little something extra. That is how I run this business. On my listings I pay for the staging, the repairs, the cleaning, the pre-inspection. My money, before your house goes live. Not a loan. Nothing to pay back. It is my investment in our shared success. On the buy side my fee is set in writing before we see a house. It does not change. If a seller offers more, you get the difference as a credit. A little something extra. Every time.

My wife and I run businesses here. My kids go to the public schools. I coach football and baseball. I love New Jersey. Beaches. The city an hour away. An airport that goes anywhere. Skiing in winter. We chose this place on purpose. And I chose this career on purpose. I love what I do.

What’s My Home Worth?
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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. Known everywhere for marketing exceptional property.

#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 in Luxury Real Estate
Exclusive Access to SIR Global Listing Network

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On the Market
Featured Listings

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Recent Sales

Recently Sold

The most recent home sales in Summit, NJ.

For Sellers

Sell Your Home, Hassle Free.

Getting a house ready should not cost you your weekends or your money. I handle the runway. Staging. Repairs. Cleaning. Yard crew. Junk removal. Pre-inspection. The house hits the market ready 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
  • Minor RepairsTouch-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)
A free market analysis of your home. A real report built on recent comparable sales, current conditions, and what your property actually is. Not an algorithm guess.
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 what matters most. 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 is not a preference. It is 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, confidentiality is one of my fiduciary duties to every client. Anything you tell me to keep confidential I am legally obligated to protect. If I break that duty I am personally liable. It is not a promise. It is the law.

Some clients value their privacy. Others have names people recognize. Both get the same standard.

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

What I Agree To Is What I Charge.

New Jersey law requires a written buyer agreement before any showings. Before I tour you through a single house, in person or on video, we sign a short agreement in plain language. It says what I owe you and how I am paid. I work with buyers on an exclusive basis. You get all of my attention or none of it. Every agreement is cancellable with 24 hours’ notice. If I am not earning your business every day, I do not deserve it.

My fee is whatever we agree to. It does not move after that. If a seller offers more than we agreed, you get the difference as a credit at closing. I do not amend the agreement to keep it. Some sellers no longer offer a buy-side fee upfront. Most will still consider one as part of the strongest net offer. Either way you will never tour a house with me and learn afterward that the seller is not covering my fee. I check first. Every time.

No client of mine tours a house and then learns they owe a fee to buy it. We have a plan before we start looking.

On the sell side I do not charge above market. I include more, and I put my own money into your listing before it goes live. I am not trying to maximize my fee on a deal. I am trying to be the reason you are glad you hired me at the end of it.

My Agreement

Fixed
Agreed before we tour
Seller offers more → you get the difference
Never amended. Never kept.

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 top brokerage for listings and sales in Summit. My buyers see inventory early. I’m aware of new inventory days, sometimes weeks early, often before listings ever appear on Zillow, Redfin, or the MLS.

In 2026 Compass acquired Sotheby’s International Realty. That was good for my clients. I now have full access to Compass Private Exclusive listings. Inventory I could not reach before. Some sellers want a listing kept private and skip open houses. That is their right. My job is to make sure you see everything there is to see.

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 Your Side

Real Numbers When It Counts.

Before real estate I spent years running construction projects as a licensed GC and construction project manager. Get a proper inspection either way. That is not what I replace. What I add is what happens after the report lands, which is where the money in a purchase actually moves. My vendor network walks the property inside the inspection window and puts a real written estimate on paper, so your credit request is an itemised figure that survives scrutiny rather than a round number that invites a counter. It’s not a service for hire. It is what you get when you work with me.

After Your Inspection

  • Real Written EstimatesFrom contractors, inside the inspection window
  • Itemised Credit RequestsFigures that survive line-by-line scrutiny
  • The Work Actually Gets DoneSame vendors, after you own the home
  • Proposal Gut-CheckWhat’s padded, what’s missing, whether the timeline is real
05 · Job Relocations From Anywhere

The Grass IS Greener. With the Right Plan.

Moving for work. I help people relocate to New Jersey from anywhere in the country or the world. We start with your in-office schedule and work out which towns fit. I have watched families move here and move back within a year. That is expensive and it is hard on everyone. The way to avoid it is to get the town right before you buy, not after.

Language is not a barrier. I hold conversations with foreign buyers translated into their own language. Nothing important gets lost over a word.

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.

I am there start to finish. First consultation through closing and after it. Lender introductions. Inspections. Negotiations. Attorney coordination. Move-in logistics. All of it is me.

If I am in town I show every house myself. My travel never costs a client a house. In New Jersey a listing goes up on Wednesday and sells by Monday. Nobody of mine misses a house because I was away.

When I am away, trusted agents in my office will show a house on short notice. I pay them for their time. They are people I know well.

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

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Essex County
Morris County
Somerset & Hunterdon
Other

REQUEST YOUR FREE MARKET REPORT





Local Market Data

Market Stats by Town

Twelve months of closed residential sales, straight from the MLS. Know exactly what’s happening in the neighborhoods that matter to you.

Data sourced from the Garden State MLS (GSMLS), August 2025 through July 2026.

Summit
$1,608,000
Median Sale Price
108% of list price
Avg. 20 Days on Market
Chatham Boro
$1,450,000
Median Sale Price
110% of list price
Avg. 19 Days on Market
Chatham Twp.
$1,620,000
Median Sale Price
105% of list price
Avg. 29 Days on Market
Short Hills
$2,100,000
Median Sale Price
103% of list price
Avg. 25 Days on Market
Harding
$1,445,000
Median Sale Price
101% of list price
Avg. 39 Days on Market
Montclair
$1,350,000
Median Sale Price
121% of list price
Avg. 21 Days on Market

Market data derived from Garden State MLS (GSMLS), August 2025 through July 2026. Statistics reflect residential sales and are not a guarantee of future results.

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
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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
★★★★★
Ryan was best in class. His local knowledge and connections are unparalleled (granted he does live and raise his family in the community so to be expected). When we had questions on value, he’d chase down comps. When we had questions on home layout, he’d bring the measuring tape and even used AI to show potential staging ideas! When we found our home, we didn’t have to worry about a thing once we were under contract, he made the whole process so smooth and simple! One story of going above and beyond - we IDd some minor roof repairs that were going to be needed. He found the roofer that installed the roof and the roofer agreed to handle the repairs free of charge as roof was still covered by his warranty! He didn’t have to do this, but that’s the kind of teammate he is. Always looking out for you. Will use Ryan Horvath next time, anyone would be lucky to have him.
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
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5.0 ★★★★★ on Google · 24 Reviews

This Weekend

Upcoming Open Houses

Don't Walk Through an Open House Alone

Most buyers see finishes. The expensive questions sit behind them. An inspection is essential and I would never tell you otherwise. What I add is what comes after it. As a former licensed New Jersey general contractor, I have a vendor network that will put real written numbers on the work, which is what turns an inspection report into a credit that holds instead of a standoff.

Call or Text: 917.873.1580
Or schedule a private tour →

Common Questions
Frequently Asked

Don't see your question here? Ask me anything.

Ask Me Anything →

Neither, if you list with me. I identify what work a house actually needs to reach the market and I pay for it. Staging, minor repairs, deep cleaning, landscaping, junk removal, storage and a professional pre-inspection. Selling as-is usually means accepting a discount larger than the work would have cost. Before you take that trade, it is worth knowing what the preparation would actually involve.

This is where the money in a transaction actually moves, and where most deals get renegotiated. The report lands, the buyer asks for credits, and both sides argue over numbers neither can substantiate. I came out of construction, so my vendor network will walk the property inside the inspection window and put a real written estimate on paper. If you are selling, that means answering a round-number demand with a genuine quote. Usually far below what was asked. If you are buying, it means an itemised request that survives line-by-line scrutiny instead of a round number that invites a counter.

Nobody, unless someone insists on it. That is the gap. A credit gets negotiated, the deal closes, and the work either happens badly or never happens at all. I coordinate the contractors who produced the estimate, so the scope that was priced is the scope that gets done. The same people are available after you own the home.

Less often than the panic suggests. Most deals die at this stage not because of what the inspector found, but because nobody could put a credible price on it. “The roof is near end of life” turns into a standoff. A written estimate from a roofer prepared to do the work turns into a number both sides can accept. Getting a real figure quickly is usually the difference between a renegotiation and a collapse.

Since July 10, 2025, the seller does. It used to be 1% paid by the buyer. It is now officially the Graduated Percent Fee and it rises with price: 1% above $1 million, 2% above $2 million, 2.5% above $2.5 million, 3% above $3 million and 3.5% above $3.5 million, charged on the entire sale price. Because the rate steps up at fixed thresholds, a sale crossing one by a small margin can cost more than it gains. See the full brackets and thresholds. Confirm your own figures with your real estate attorney.

There is no standard. Any agent who tells you there is one is guessing or selling. Fees are negotiable and always were. What changed after the NAR settlement is that the conversation now happens in writing before you tour a home. That rule protects you. No surprises at closing. What is customary varies market to market, sometimes town to town. Say an agent normally works a market where sellers pay 3%, and they write 3% into your offer here, where sellers typically pay 2%. Every competing offer nets the seller more than yours. You lose the house, and nobody tells you it was because your broker put their own fee ahead of your offer. An agent who knows what is customary in the town you are buying in is protecting your offer. Ask what is customary here before you write one. On my listings, preparation costs come out of my pocket, not yours.

It helps most where a home is empty or the layout is not obvious. Buyers struggle to judge scale in a bare room. Whether it is worth paying for is a fair question, which is why I do not ask you to. Staging is included on my exclusive listings along with the rest of the market preparation, so it is not a cost-benefit decision the seller has to make.

Four questions worth asking anyone: Who pays to get my house ready for market, and what is included? When the inspection report comes back, how do you put a real number on the work? Will you personally attend my showings and my inspection, or will someone else? And what happens after closing? I do not run a team. No coordinator. No showing assistant. No junior agent. Every showing, every inspection and every contractor call is me. Nothing gets passed along. Nothing gets lost in the passing. Ask any agent who will actually be at your inspection, and get the answer before you sign.

Ready to Talk?

Let's Find Your Perfect Fit

Buying, selling, or just curious what the numbers say. Call me.

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