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Triple Play is a weekly NJBIZ feature that asks top executives in New Jersey to talk about three things related to their industry.

Carl Goldberg is the managing partner of Roseland Property Co. He's been a top player in the real estate game for decades, specializing in multi-family units.

We asked him what he thinks are the most important issues in the future of the real estate industry in New Jersey.

High-end buying vs. renting: Has there been a tectonic shift on how people see their needs and are we going to a more European model, where wealthy people with significant disposable income make a decision proactively to live in rental housing in the urban core adjacent to mass transit in buildings with unbelievable amenities?

Home rule: Can the state of New Jersey continue to be competitive if we rely exclusively on home rule for municipal decisions on land-use policies to dictate what gets built? Most of the land-use decisions elsewhere are made on a regional basis where the impact of development is made beyond the borders of a municipality.

Sandy: We need to come to an understanding of what superstorm Sandy was. If it's a pattern, it demands us to change our approach to development adjacent to water bodies. If it was something that may never happen again in our lifetime, for us to spend literally billions of dollars retooling how we build in New Jersey for that one event is not a wise investment.

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