by Ryan Horvath — Realtor, Summit NJ | Prominent Properties Sotheby’s International Realty
Breaking! Who you Hire Matters in Summit NJ — Here’s the Proof (Webster Avenue)
In a market like Summit—where great homes fly off the shelf, bidding wars are the norm, and buyers flood in from Manhattan and Brooklyn every single weekend—you don’t win by chance. You win with strategy, speed, and someone who understands the local inventory at a granular level.
And two recent outcomes on Webster Avenue make that point unmistakably clear:
Who you hire truly matters.
7 Webster Avenue — Sold for 29% Above Asking
Breaking! Who you Hire Matters in Summit NJ — Here’s the Proof (Webster Avenue) Continued
Seller represented by the Cavazini Dangler Team, Prominent Properties Sotheby’s International Realty
At 7 Webster, the Cavazini Dangler Team (colleagues of mine that I admire) delivered a standout result for their seller, driving the sale to 29% above the asking price in a highly competitive multiple-offer scenario.
That is top-tier execution and a perfect illustration of what effective listing strategy looks like in Summit.
36 Webster Avenue — Secured 3% Below Ask in a Market Where This Does Not Happen
Breaking! Who you Hire Matters in Summit NJ — Here’s the Proof (Webster Avenue) Continued
Buyer represented by Ryan Horvath, Prominent Properties Sotheby’s International Realty
Now for the rarity — the kind buyers dream of but almost never see in Summit:
36 Webster. My buyer. And a purchase finalized for 3% below asking price
— in a town where homes commonly sell 15–30% over ask.
Deals like this aren’t luck. They’re strategy.
Here’s how it happened:
1. I Track Every Listing, Even Without an Active Buyer
Most agents track homes only when they have a client ready to buy.
I track everything — always — because the best opportunities appear during tiny windows most people miss.
When 36 Webster first hit the market, I wasn’t representing the ultimate buyer.
But I stayed on top of the listing anyway.
2. The Original Deal Fell Apart — And Everyone Else Moved On
The property went under contract.
Attorney review fell through.
Interest cooled.
The seller was a flipper who needed the right terms to move quickly.
Most agents assumed the ship had sailed.
I recognized a moment of leverage.
3. I Knew Exactly What the Seller Needed
Speed.
Certainty.
A frictionless close.
When my buyer surfaced — motivated, qualified, and able to close immediately — I aligned them with the seller’s priorities better than anyone else would have.
This is the part of real estate few talk about:
Price matters… but terms win deals.
4. The Result? A True Needle-in-the-Haystack Outcome
- A below-ask purchase
- In Summit
- On a desirable home
- With a buyer who still can’t believe the deal
These outcomes don’t happen often — but they happen when you track the market relentlessly and move decisively.
The Takeaway
Breaking! Who you Hire Matters in Summit NJ — Here’s the Proof (Webster Avenue) Continued
Exceptional outcomes in Summit require more than enthusiasm.
They require:
- Deep local market awareness
- Constant monitoring of listing activity and the MLS
- Understanding seller motivations
- Strategic offer structure
- Precision timing
That’s the difference between hiring an agent…
and hiring a strategist.
If You’re Thinking About Buying or Selling in Summit…
Breaking! Who you Hire Matters in Summit NJ — Here’s the Proof (Webster Avenue) Continued
Whether it’s a “29% over ask” sale or a rare below-ask purchase, strategy determines success.
Let’s talk about what’s possible for you.
Ryan Horvath
Sales Associate, Prominent Properties Sotheby’s International Realty
📞 (917) 873-1580
✉️ Ryan.Horvath@sothebysrealty.com
📊 NAR / REALTOR® Research on Buyer & Seller Representation
1. NAR 2025 Profile of Home Buyers and Sellers (market behavior + agent value)
This flagship annual report highlights how agents guide buyers and sellers through complex transactions and why representation matters. National Association of REALTORS®
🔗 https://www.nar.realtor/magazine/real-estate-news/nar-2025-profile-of-home-buyers-sellers-reveals-market-extremes
2. NAR Quick Real Estate Statistics (agent usage stats)
Shows that 90%+ of sellers use an agent when selling and that many choose to work with representation again — a strong indicator of perceived value. National Association of REALTORS®
🔗 https://www.nar.realtor/research-and-statistics/quick-real-estate-statistics
3. NAR Research & Statistics (central repository)
A hub for NAR’s data — great for linking to multiple supporting facts about agent involvement, pricing outcomes, search behavior, etc. National Association of REALTORS®
🔗 https://www.nar.realtor/research-and-statistics
📈 Studies & Data on Representation Outcomes
4. Wikipedia Entry on Buyer Agency & Price Savings (based on consumer research)
Discusses how buyers using buyer agents historically saved money compared to unrepresented buyers. Wikipedia
🔗 https://en.wikipedia.org/wiki/Real_estate_trends
5. (Optional, not NAR but relevant) “179 Ways Agents Who Are REALTORS® Are Worth Every Penny”
Breaks down value delivered across transaction activities — helpful for qualitative support. National Association of REALTORS®
🔗 https://www.nar.realtor/the-facts/179-ways-agents-who-are-realtors-are-worth-every-penny
For additional data-driven insight on representation, negotiation strategy, and how buyers and sellers actually benefit from expert guidance, explore more at:
👉 https://rhrealtornj.com/blog
