Mortgage Broker Serving Hunterdon County, New Jersey
NMLS #2560393Licensed mortgage broker in New Jersey
AI REMCO L.L.C. is based in Oldwick, in Tewksbury Township — inside the county we finance. Wholesale loan options, licensed mortgage professionals, and a phone line where our AI assistant answers and can transfer you to the owner, Lawrence Higgins.
AI REMCO L.L.C. · NMLS #2560393 · Mailing address: 174 Lamington Rd #104, Oldwick, NJ 08858
AI REMCO L.L.C. is a licensed mortgage broker (NMLS #2560393) based in Oldwick, in Tewksbury Township, and Hunterdon County is our home county. The owner, Lawrence Higgins, MS, CFM (Mortgage Loan Originator, NMLS #2530499), works each Hunterdon file himself. We also serve borrowers throughout New Jersey, so being here is where we start, not where we stop.
Oldwick is a few minutes from the Route 78 interchange that most of the county commutes through. That matters less for marketing than it does for underwriting: we already know what a Readington farmhouse appraisal looks like, why a Kingwood well test can push a closing date, and how a Flemington borough tax bill compares to a Raritan Township one on the same purchase price.
The county's housing stock is unusually varied for its size. You have 18th- and 19th-century farmhouses on acreage in Tewksbury and Alexandria, dense walkable borough housing in Flemington, Clinton and Lambertville, 1990s-2000s subdivisions across Raritan and Readington townships, and a genuine luxury tier in Tewksbury, Delaware Township and the Oldwick–Pottersville corridor. A single loan program rarely serves all of that well, which is the practical argument for using a broker here rather than one bank's product sheet.
Prices in Hunterdon have stayed firm because supply is structurally tight — much of the county is preserved farmland, and large-lot zoning limits how much new inventory can appear. The federal agencies recognise the price level: Hunterdon is grouped in the New York–Newark–Jersey City metropolitan area, so its 2026 conforming limit is $1,209,750 rather than the national baseline, and its FHA limit runs all the way to $1,249,125. In plain terms: many Hunterdon purchases that look like jumbo territory are still financeable as agency loans, which usually means better pricing and easier qualifying.
Hunterdon County, NJ at a glance
- Median home valueThe middle value of owner-occupied homes in Hunterdon County as estimated by their owners in the Census survey (2020-2024). Half are worth more, half less. It is not a sale price or an appraisal.
- $517,200
- Median property tax paidThe middle yearly real estate tax bill reported by homeowners in the Census survey. The percentage is that bill divided by the median home value, as a rough guide. Your own bill depends on the town, the assessment and any exemptions; ask for the actual tax bill before you buy.
- $10,001/yr
- About 1.93% of the median home value
- Home price changeFrom the FHFA House Price Index for the county, built from repeat sales and appraisals on Fannie Mae and Freddie Mac loans. The 5-year figure compares the index now with 5 years earlier. Past changes do not predict future prices.
- +6.3% in 2025
- +54.2% over 5 years (2020-2025)
- Median household incomeThe middle yearly household income before taxes in Hunterdon County (Census survey, 2020-2024, in 2024 dollars).
- $141,715
- HomeownersThe share of occupied homes lived in by their owners; the rest are rented. From the Census survey.
- 85%
- 43,302 of 50,860 occupied homes are owner-occupied
- Typical home builtThe median year homes in the county were built (Census survey). Older housing can mean more repairs flagged by inspectors and appraisers, and homes built before 1978 require a lead-based paint disclosure.
- 1979
- Homes in a high-risk flood zoneHomes inside FEMA's Special Flood Hazard Area (the 1% annual chance floodplain). With a government-backed or federally regulated mortgage, flood insurance is required in this zone. Check the exact property: the zone can change street by street.
- 1.5%
- 610 of 41,292 homes
- Flood insurance policiesNational Flood Insurance Program policies in force on homes in the county, and the number of NFIP flood claims filed since 2015. From FEMA (OpenFEMA), as of August 2026.
- 637
- 309 flood claims since 2015
- PopulationEstimated residents of Hunterdon County (Census survey, 2020-2024).
- 130,160
Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; FHFA House Price Index, county annual, 2025; FEMA OpenFEMA, National Flood Insurance Program data, as of August 2026. Public estimates for the county as a whole, for general information only; they are not an appraisal, a tax figure for any property or a prediction.
Hunterdon County housing market
Government and Freddie Mac data, updated as each source publishes.
- Home prices, past yearChange in the Freddie Mac House Price Index for New York-Newark-Jersey City NY-NJ, which tracks repeat sales and refinance appraisals of the same homes. It covers the whole metro area, not only this county. Past changes do not predict future prices.
- +5.4%
- July 2026 vs a year earlier · +39.9% over 5 years
- Home purchase loans, 2025First-lien and other mortgages made to buy a home, as reported by lenders under the Home Mortgage Disclosure Act (HMDA) and published by the CFPB. Cash purchases are not included, so this undercounts total sales. Published once a year.
- 1,218
- -8.2% vs 2024
- Average purchase loan, 2025Total amount of the home purchase loans reported under HMDA divided by their number. It is a loan size, not a home price: it leaves out down payments.
- $479,245
- FHA and VA share of loans, 2025Share of the conventional, FHA and VA mortgages made that year (purchase and refinance) that were FHA or VA loans, from HMDA. A higher share usually means more low-down-payment and first-time buyers.
- 7.4%
- 144 FHA · 76 VA of 2,980 conventional, FHA and VA loans made
- Refinances, 2025Refinance loans made that year, from HMDA: rate-and-term (a new rate or term) and cash-out (borrowing against equity).
- 965
- 560 rate-and-term · 405 cash-out
- New homes permitted, last 12 monthsHousing units authorized by building permits (single-family and multi-family), from the Census Bureau's Building Permits Survey. New construction adds to future supply.
- 330
- -37.0% vs the year before · 27 in August 2026
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Sources: Consumer Financial Protection Bureau, HMDA data (loans originated); U.S. Census Bureau, Building Permits Survey; Freddie Mac House Price Index (FMHPI). Figures describe the past and are for general information only; they are not an appraisal, a forecast or an offer of credit.
2026 loan limits that apply in Hunterdon County
Loan limits are set per county and change every year. These are the current figures for a one-unit property in Hunterdon County — verify anything you rely on at the primary sources linked at the bottom of this page.
Hunterdon County sits inside the New York–Newark–Jersey City metropolitan area, which HUD and FHFA treat as a high-cost market.
- Conforming (Fannie Mae / Freddie Mac), 1-unit: $1,209,750 for 2026.
- FHA, 1-unit: $1,249,125 for 2026 — the national FHA ceiling.
- VA: Veterans with full entitlement have no VA loan limit. The conforming figure only matters when entitlement is partial.
- Above the conforming limit, financing moves to a jumbo program with its own credit, reserve and down-payment expectations.
Local considerations that actually affect Hunterdon closings
Most delays in this county are not credit problems. They are property problems, and they are predictable.
- Well and septic: a large share of township homes are not on public utilities. Potability, flow and septic condition can each become a lender condition. Ordering tests early is the single biggest schedule saver.
- Acreage and outbuildings: barns, riding rings and detached garages may contribute little or nothing to appraised value depending on the program. That changes your loan-to-value, not just your paperwork.
- Thin comparable sets: villages like Oldwick, Califon and Pottersville see very few annual sales. Appraisers must reach farther for comparables, which raises the chance of a value discussion.
- Flood proximity: parts of Clinton, Lambertville and the river corridors sit near mapped hazard areas. A flood determination changes the monthly payment, so it belongs in your first affordability conversation.
- Farmland assessment: a property carrying farmland assessment can have a tax picture that changes after sale. Underwriting uses the post-sale figure, not the seller's current bill.
First-time buyers and New Jersey down payment assistance
The New Jersey Housing and Mortgage Finance Agency (NJHMFA) runs the state's main first-time buyer program, pairing an NJHMFA first mortgage with forgivable down payment assistance. Hunterdon County is in the higher assistance tier: $15,000 in down payment assistance, interest-free, forgiven after five years of living in the home, and available once.
The separate First-Generation Homebuyer Program adds $7,000 toward down payment and closing costs for buyers who qualify, on top of the county DPA and alongside an NJHMFA first mortgage. That is two programs, not one larger one — sites advertising a flat "$22,000 down payment assistance" figure are combining them without saying so.
For Hunterdon County the current NJHMFA limits are $154,800 in household income for a one- or two-person household, $178,020 for three or more, and a one-unit purchase price limit of $1,306,975. FHA and VA maximum mortgage amounts prevail where they are more restrictive. Eligibility and amounts are set by NJHMFA, not by us, and are confirmed against the agency's current fact sheet on every file.
Self-employed, investor and non-traditional income in Hunterdon
Hunterdon has a high concentration of business owners, consultants, contractors, equine and agricultural operations, and professionals paid on commission or K-1 distributions. Tax returns written to minimise income often understate the ability to repay, which is exactly the gap Non-QM lending exists to fill.
Bank-statement qualification uses 12 or 24 months of deposits instead of tax returns. For rental property, conventional investment financing requires a review of your personal income, existing obligations, documented rent and cash reserves. Property use and any converted outbuildings also need to fit the lender's requirements.
Why work with a broker here instead of walking into a bank
A bank can offer you the products on its own shelf. As a licensed mortgage broker, AI REMCO L.L.C. submits your file to wholesale lender pricing and structures it against the program that actually fits the property — which in Hunterdon frequently means a high-balance conventional loan rather than a jumbo, or a Non-QM structure rather than a decline.
We use AI-assisted document review and scenario comparison to shorten the mechanical parts of the process — reading pay stubs and statements, running the same file through several program structures, and flagging missing items before an underwriter does. Licensed mortgage professionals make every decision and every recommendation. We do not publish rates on this page, because a real rate depends on your credit, property, occupancy, loan size and the day it is locked.
Municipalities we serve in Hunterdon County
We serve borrowers throughout Hunterdon County. Ai Remco is based in Oldwick, in Tewksbury Township, and works with borrowers online and by phone — we do not maintain offices in the towns below, but these are the municipalities we work in most often, and what tends to come up in each.
Flemington
The county seat, with borough-scale lots and a mix of restored Victorians and newer townhome projects. Borough purchases are often the county's most FHA-friendly, since price points sit well below the FHA ceiling.
Clinton
Small-borough walkable housing along the South Branch of the Raritan. Some properties sit close to mapped flood hazard areas, so flood-zone determination should happen before the appraisal, not after.
Readington Township
Large township covering Whitehouse Station, Three Bridges and Stanton. Heavy mix of well-and-septic homes and subdivisions — expect septic and potability conditions on some transactions.
Tewksbury Township
Where we are located. Oldwick, Pottersville, Mountainville and Fairmount — older estate homes on acreage, frequent jumbo and high-balance conventional financing, and appraisals that need a genuinely local comparable set.
Oldwick
The village in Tewksbury where AI REMCO L.L.C. is located. Historic housing, small lot count, and very few sales per year, so appraisal support often depends on adjusting comparables from nearby Tewksbury and Readington.
Lebanon
Both the borough and the surrounding Lebanon Township. Borough properties often price into low-down-payment conventional territory; township properties are more likely to be acreage with outbuildings.
Califon
Very small borough on the South Branch. Low annual sales volume, meaning appraisal timelines and comparable selection deserve attention early in the file.
High Bridge
One of the county's more attainable boroughs, with a Raritan Valley Line station. A common first-time-buyer target, and a frequent fit for NJHMFA down payment assistance.
Raritan Township
The county's largest municipality by population, wrapping around Flemington. Wide price range, from condominium and townhome inventory to newer single-family subdivisions.
Union Township
Perryville and Pattenburg area with direct Route 78 access. Rural character with a commuter profile.
Alexandria Township
Farmland and preserved open space near the Delaware. Acreage purchases here often raise the question of whether outbuildings and land contribute to appraised value — the answer shapes the loan structure.
Loan programs that matter in Hunterdon County
- Conventional loans
Hunterdon's $1,209,750 high-balance limit keeps many purchases in agency territory that would be jumbo elsewhere.
- New Jersey FHA loans
With a $1,249,125 FHA limit, FHA reaches most Flemington, High Bridge and Lebanon borough price points.
- VA loans
No loan limit with full entitlement and no monthly mortgage insurance — a strong fit for Hunterdon's higher price points.
- Jumbo loans
Tewksbury, Delaware Township and Oldwick estate purchases routinely exceed even the high-balance limit.
- New Jersey first-time homebuyer programs
How the NJHMFA first mortgage, DPA and First-Generation programs fit together.
- Down payment assistance in New Jersey
Hunterdon is in the $15,000 NJHMFA assistance tier.
- Self-employed mortgages
Business owners, consultants and farm operations are a large share of county borrowers.
- Bank-statement and Non-QM loans
Qualify on deposits when tax returns understate real cash flow.
- Cash-out refinance
Long-held Hunterdon properties often carry substantial equity against a low original balance.
- Mortgage calculators
Model taxes, insurance and flood premiums before you tour a house.
Hunterdon County mortgage questions, answered
- Who is a mortgage broker serving Hunterdon County, NJ?
- AI REMCO L.L.C. is a licensed mortgage broker serving Hunterdon County, New Jersey. The company is based in Oldwick, New Jersey, in Tewksbury Township, inside the county, and holds NMLS #2560393. It arranges conventional, FHA, VA, jumbo, bank-statement, Non-QM and conventional investment-property financing, and can be reached at (732) 561-4292 or [email protected].
- Does Ai Remco serve Hunterdon County?
- Yes. Hunterdon County is Ai Remco's home county — we are based in Oldwick, in Tewksbury Township. The company works with borrowers throughout the county, including Flemington, Clinton, Readington, Tewksbury, Lebanon, Califon, High Bridge, Raritan Township, Union Township and Alexandria Township. It works with borrowers online and by phone and does not maintain offices in those towns.
- What is the conforming loan limit in Hunterdon County for 2026?
- For 2026 the one-unit conforming loan limit in Hunterdon County is $1,209,750, higher than the $832,750 national baseline because the county falls inside the New York–Newark–Jersey City high-cost area. The 2026 FHA one-unit limit for Hunterdon County is $1,249,125. Both figures are published annually — FHFA sets conforming limits and HUD sets FHA limits.
- Can a mortgage broker get wholesale pricing?
- Yes. Licensed mortgage brokers submit loans to lenders' wholesale channels, which is a different price sheet from the retail pricing a bank branch quotes a walk-in customer. Broker compensation and applicable costs are addressed in your loan disclosures. Wholesale access does not guarantee the lowest available rate on any given day — your credit, property, loan size and lock timing all price into the final number.
- What is the difference between a mortgage broker and a bank?
- A lender underwrites and funds the loan. AI REMCO L.L.C. is a mortgage broker that works with a wholesale lender. We help you explore available loan programs and guide you through the mortgage process. Program choices and costs depend on the lender and your circumstances; a broker does not guarantee broader choices or lower pricing than a bank.
- Can Ai Remco work with self-employed borrowers in Hunterdon County?
- Yes. Self-employed borrowers are a large share of the county's market. Beyond standard tax-return underwriting, Ai Remco arranges bank-statement programs that qualify income from 12 or 24 months of business or personal deposits, profit-and-loss programs, and asset-based qualification. These are Non-QM loans with their own credit, reserve and down-payment requirements, and they are fully documented and underwritten.
- Can I finance an investment property in Hunterdon County?
- Conventional investment-property financing may be available. Qualification includes your income, credit, debts, assets and the property. Documented rent may help, but the amount counted depends on lender guidelines. Expect different down-payment and reserve requirements than for a primary residence.
- Does Ai Remco use AI technology in the mortgage process?
- Yes, in a defined and limited way. AI assists with document review, data extraction and comparing the same borrower profile across multiple loan structures, which removes waiting time from the early stages. Licensed mortgage professionals make every credit recommendation, every program decision and every disclosure. AI does not approve loans, set your rate or replace underwriting.
- What first-time home buyer programs are available in Hunterdon County?
- NJHMFA's First-Time Homebuyer Mortgage Program pairs a state first mortgage with $15,000 in forgivable down payment assistance in Hunterdon County — a forgivable second mortgage, forgiven after five years of residency. Qualifying first-generation buyers can add $7,000 through a separate program. FHA and low-down-payment conventional programs are also widely used here. NJHMFA sets all eligibility.
- Where is Ai Remco located and what is its NMLS number?
- AI REMCO L.L.C. is based in Oldwick, New Jersey, in Tewksbury Township, in Hunterdon County. Its NMLS ID is #2560393, verifiable on NMLS Consumer Access. The company is licensed for mortgage business in New Jersey, Pennsylvania and Florida. Phone: (732) 561-4292. Email: [email protected]. Office hours are Monday through Friday, 9:00 AM to 8:00 PM Eastern.
Official sources
Loan limits, program amounts and eligibility rules on this page come from the agencies that set them. Figures change — verify anything you rely on at the source.
Talk to a licensed mortgage professional about Hunterdon County
Tell us the address and your situation. We will tell you which programs the property actually qualifies for — including when the answer is not the obvious one.
[email protected] · Mon–Fri 9:00 AM–8:00 PM ET
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