Your Island.
Your Home.
Your Team.
Local advisors combining deep LBI market knowledge, data-driven insight, and hands-on service to help our clients make better decisions at every stage of ownership.
Get StartedA Family Rooted in LBI
Whether clamming the bay, working at Farias surf shop, or delivering produce to local restaurants, Vincent Guarino's goal as a teenager in the early 1980s was to spend as much time as possible on Long Beach Island at his family's summer home in Harvey Cedars. He always dreamed of the day he no longer had to take the dreaded drive over the causeway back to South Jersey.
It took longer than expected, but some 30 years later, Vincent exited his family produce business, followed his soul back to his LBI roots, and became a realtor on the island.
Shortly after, his son Drew — who had a similar upbringing and love for the island — found himself searching for a career. It took one summer internship at a hectic financial institution in the city to realize he could not trade his love for LBI for a career in finance. The two teamed up to form The Guarino Team, and their shared passion for the island made them uniquely well-suited to helping buyers and sellers.
The team then welcomed the final Guarino family member, Beau, to complete the trio. A recent full-time resident of LBI, Beau shares his father and brother's deep affection for the island — and brings a background in Data Science that gives the team a unique analytical edge.
They have since grown into one of the top-producing teams on the island, welcoming new homeowners as lifelong friends and helping owners sell their coveted piece of LBI to the next family waiting to make unforgettable memories. The Guarinos strongly believe there is no place like LBI — and are grateful every day for the opportunity to share it.
How We Work
A complete approach to buying, selling, investing, and owning on Long Beach Island.
An Industry-Leading Buying Experience
We’ve represented more buyers in LBI transactions than any other team since 2025. But what truly separates us is the experience we deliver.
We take immense pride in representing buyers, combining high-level service with a depth of analysis, local knowledge, and market access few teams can offer. Beyond showings, paperwork, and negotiations, we provide data-driven guidance, strategic insight, and access to more off-market opportunities than any other team on the island.
- Showings & transaction support — private tours, offer strategy, negotiations, and seamless contract-to-close execution
- Off-market access — as the top buyers team at LBI’s largest brokerage, we’re positioned to uncover opportunities that never reach the broader market
- Investment analysis — detailed projections including expenses, rental income, cash flow, break-even timelines, cap rates, and long-term ROI
- Scenario modeling — side-by-side comparisons of properties, financing structures, and alternative investment strategies tailored to your situation
- Proprietary databases & visualizations — custom-built market tools designed to answer any question about a property, neighborhood, or market trend
- Negotiation expertise — informed by deep local relationships, real-time market intelligence, and a highly analytical understanding of value
- A vetted network — trusted lenders, attorneys, contractors, designers, and service providers personally vetted by our team
- After-closing support — package handoffs, storm preparation, emergency check-ins, vendor coordination, and the small things that matter when you need someone local you can count on
Selling, Executed at a Higher Level
Our sellers enter the process with clarity, confidence, and a precise understanding of what to expect — backed by exposure to one of the largest active buyer pools on Long Beach Island.
From determining value and positioning the property to marketing, negotiation, and closing, every part of our process is deliberate. The goal is simple: create maximum exposure, protect your leverage, and achieve the strongest possible result.
- Proprietary Seller’s Take-Home Tool — a detailed net sheet incorporating taxes, commissions, closing costs, transfer fees, and other expenses so you understand your true bottom line before listing
- Strategic pricing — data-driven valuation using comparable sales, current competition, buyer behavior, and proprietary LBI market analytics
- Best-in-class listings — elevated photography, drone media, compelling property presentation, and polished marketing designed to stand out online and in print
- Zillow Showcase placement — premium listing presentation and exposure available only through select agents on the Zillow platform
- Print features — strategic exposure through The SandPaper, OASIS, and other leading LBI publications
- Unmatched buyer reach — our buyer-side presence gives sellers direct exposure to one of the island’s largest pools of active buyers, including opportunities to generate interest before publicly launching
- Active investor network — direct relationships with investors actively seeking opportunities across Long Beach Island
- Full-scale marketing — MLS distribution, social media campaigns, targeted email marketing, broker outreach, open houses, and direct buyer promotion
Investment Decisions, Made Simple
We help clients source, evaluate, and scale real estate investments across Long Beach Island by combining deep local relationships with a highly analytical approach.
From rental income and projected cash flow to financing structures, hold-period returns, and long-term appreciation, we break an investment down to the numbers that actually matter. Just as importantly, we help clients find the opportunities worth analyzing in the first place — including properties that never officially reach the market.
- Investment property sourcing — on-market and off-market opportunities selected around your goals, budget, timeline, and risk profile
- Financial modeling — detailed analysis of projected rental income, operating expenses, financing costs, cash flow, cap rates, and long-term ROI
- Scenario analysis — customized comparisons across properties, financing structures, rental assumptions, and alternative investment strategies
- Hold-period strategy — acquisition and exit planning designed around your expected ownership timeline and return objectives
- Rental performance analysis — property-specific projections incorporating seasonality, peak and shoulder-week demand, amenities, location, and comparable rental performance
- 1031 exchange coordination — assistance identifying replacement properties and coordinating with qualified tax and exchange professionals
- Portfolio strategy — guidance on building and diversifying an LBI real estate portfolio across towns, locations, price points, and property types
- Off-market opportunities — access to our brokerage, investor, homeowner, and local relationships to uncover properties that may never reach the public market
A Luxury Vacation Rental Experience
We manage vacation rentals with a hospitality-first mindset — far beyond the traditional “set it and forget it” rental model.
Our focus is threefold: maximize revenue, elevate the guest experience, and protect the property. From pricing and marketing to turnovers, guest communication, concierge services, and emergency response, we handle the details that turn a rental property into a professionally managed investment.
- Dynamic pricing strategy — ongoing pricing optimization based on demand, booking pace, seasonality, comparable properties, and real-time market data
- Interior rental enhancement — property-specific recommendations designed to improve presentation, guest experience, rental demand, and ROI
- Multi-platform exposure — professionally managed listings across Airbnb, VRLBI, Vrbo, and other relevant rental channels
- Full-service guest management — inquiries, booking communication, guest screening, pre-arrival coordination, concierge support, and on-island assistance
- Vendor & operations management — coordination of cleaners, maintenance teams, landscapers, repair vendors, and seasonal services
- Personally inspected turnovers — every turnover is physically inspected by our team for cleanliness, presentation, damage, and guest readiness
- Market analysis & price adjustments — ongoing review of booking performance and market conditions with pricing and strategy adjusted throughout the season
- Emergency & guest-resolution support — hands-on coordination when something goes wrong, from property issues and weather events to guest concerns and service recovery
- Transparent owner reporting — detailed financial reporting, booking insights, property performance, and year-end documentation
At The Guarino Team, we go beyond buying and selling. We're trusted local advisors — providing the knowledge, support, and resources to accomplish your real estate goals before, during, and after every transaction.
"Choosing the Guarino Team for our first LBI home purchase was one of the best decisions we could have made. Upon initially contacting Vince and Drew, we were immediately put at ease and knew we made the right decision.
Drew and the team immediately knew what we were looking for and had a wealth of knowledge and insights about buying on the island. Drew was trustworthy and responsive to all our questions and concerns along the way. His hands-on approach was incredibly helpful throughout the whole process.
He consistently went above and beyond what we ever could have expected a realtor to do for us — even after closing! Drew made what could have been a very stressful process go as smoothly as possible.
If you are looking to purchase a home on LBI, you can't go wrong with the Guarino Team."
Meet the Guarino Team
Four members. One shared passion for Long Beach Island.
I first fell in love with LBI when I was a young boy. My parents would bring my three sisters and me to the Island for summer vacations. Although the vacations were always great, they seemed too fast. I remember the deep sadness I felt when heading west back home, already focusing on next summer's trip.
LBI was a summer vacation destination, but it soon became a second home. When I was 15 years old, my father bought a home in Harvey Cedars. That day, I officially made LBI my home. "Work hard, play hard" summers ensued. Clamming the bay and repairing bikes at Farias Surf Shop consumed my days, followed by dancing the night away at "The Ketch."
As I transitioned into adulthood, my career forced me away from the Island outside of day trips and summer vacations. The same sad feeling I felt as a kid when crossing the causeway back to reality ensued. In 2014, fate brought me back to the Island as a full-time resident. This time, I called Fourth Street in Ship Bottom my home. Soon after, I began my real estate career.
In 2020, my son Drew graduated college and had an internship with Goldman Sachs, an opportunity afforded to him after years of arduous work. It seemed certain that was his path forward. In the fall of 2020, I received an unexpected call from him. He had decided that the corporate world was not for him, and he, too, wanted to pursue his love for LBI and become a realtor.
It was that day the Guarino Team was born.
Today, our passion for LBI is as strong as ever. From bungalows in the Dunes to charming Beach Haven cottages to beachfront mansions, we thoroughly enjoy exploring the Island's magnificent homes. Each home tells a different story and offers a new perspective and view of our beautiful island.
We feel very blessed to do what we do, and we are grateful to share this as father and sons. Being realtors presents us with the opportunity to meet so many special people from different walks of life who share a mutual affinity for the Island. While our paths may differ, our LBI story began the same: a 2-mile trip over a causeway to an unseen island that we would one day call home in our hearts.
I was fortunate to spend my summers on the island throughout my childhood, but the dreaded drive through the Jersey Pines always left me feeling empty. I learned at a young age I needed to find a way to spend as much time on the island as possible. Whether it be selling lemonade to beachgoers, turning our driveway into $5 beach parking, serving tables at local restaurants, or starting a produce delivery company 'LBI Produce,' I was never short of creative ways to find a way to live in the place I loved most.
As I transitioned to a young adult, I knew that the career in finance I was pursuing meant giving up my dream of living on the island full-time, a transition I felt I was prepared for. After spending my first summer in a corporate role at Goldman Sachs in Jersey City, reality abruptly hit me. Time away from the island gave me an instant perspective on how much I missed it. It was time to make the trek down the parkway to Exit 63, back to my home.
At the time, passing on an opportunity to start my career at a reputable firm seemed illogical to most, but I knew in my heart that coming back was the right decision. I decided to team up with my dad, Vincent, who commonly shares the same love for Long Beach Island and had recently turned it into a career in real estate.
Upon becoming a realtor, I quickly found that my local knowledge and passion for the island provided value to my clients who were buying or selling real estate.
Calling the island my home and my office makes every day feel like a dream, and I am grateful to work in a place I love most. A place that serves as common ground for folks of all backgrounds. A place that seemingly provides a never-ending supply of good vibes, majestic sunsets, and happy memories.
Whether you are buying, selling, or interested in exploring our 18-mile paradise, I'd love to learn more about your story and would be happy to assist you with your real estate needs however I can.
Even as a child, I knew there was something different about LBI. I always struggled to understand why we would sleep with our doors open and leave our bikes unlocked when, at home, we locked everything religiously. My dad would always tell me, "You don't have to worry about that stuff here." Hearing your family's protector utter those words gave me a feeling of comfort I vividly remember today.
My LBI summers were simple yet so formative. Beach days in Surf City are where I fell in love with the sun. Mini golf tournaments at Flamingo and Hartland provided some of my earliest memories of competition (and sadly, to this day remain some of my only golf victories.) Loitering around Bay Village with friends and attempting to talk to girls taught me how to deal with rejection. And the overwhelming feeling of joy that I felt when driving over the causeway proved to me that some places in this world are just more special than others.
When I was a child the island was my playground, now it's my charging station. A place to disconnect from the world, a place of renewal and grounding. I now go to the beach to hear the sound of the ocean or to see a sunrise. My ideal days consist of yoga and pickleball, a coffee shop hang, mixed with some good food and a sunset. There is something about the island that draws us in, and seemingly never lets us go. It seems to hold us to a higher standard of being. A place where we all seem to be happier and the best versions of ourselves.
A place we are proud and privileged to be a part of, and we would do anything in our power to pass this privilege to future generations. For me, it's where I feel the most connected to myself and the universe. There is something powerful in that.
In early 2024, I left my 10-year corporate career in Data Science and joined my brother and father in real estate. To do business with people I love in a place I feel deeply connected to felt too perfect to ignore.
Whether you are an islander with stories of your own or someone looking to explore the area, I look forward to meeting you and providing any assistance you may need.
Ever since I was a little girl, coming to the island every weekend was the highlight of my summers. As soon as we hit the causeway, we rolled the windows down to smell the ocean air, and that smell still brings me back to my childhood to this day.
As I got older, and life got busier, I looked for any excuse I could find to come to LBI, even if it was just for the day. Eventually, I started looking for summer employment and took my first seasonal position as a Front Desk Agent at Daddy O Hotel, where I started my career in hospitality.
Ever since then, I have worked in the luxury hospitality industry from coast to coast, and have loved delivering unique and exciting experiences for the guests I have interacted with. Most recently, I worked as a vacation planner and concierge for a rental property in Beach Haven, and that experience inspired me to get my real estate license and try to bridge the gap between vacation home rentals and luxury hospitality here on LBI.
As soon as I acquired my real estate license and started looking for a team to hang my license with, I came across the Guarino Team and instantly resonated with their story. I could tell before I even met them that we shared the same love for the island and the sense of community that it brings. Once we got to talking, we realized that we shared the same vision for the future of LBI vacation rentals, and we rolled up our sleeves and got to work!
I am truly passionate about all things LBI and hospitality, and I aim to deliver our tenants a truly unforgettable rental experience so they keep coming back for the LBI magic we all know and love!
Whether you're a renter looking for an amazing experience, or a homeowner looking to open your home to LBI vacationers, I would love to hear from you and help you in your endeavors!
What Our Clients Say
Real experiences from buyers and sellers across Long Beach Island
G See all our Google Reviews →I had an amazing experience working with Drew. He was personal, caring, and incredibly patient throughout the entire process. He truly listened to what I was looking for and was so thoughtful in helping me find my dream home in Beach Haven. I always felt supported and never rushed. I couldn't be happier and would highly recommend him to anyone looking for a realtor who genuinely cares about his clients.
Drew Guarino of The Guarino Team LBI is a true professional. From our initial meeting to listing our property for sale, to the multiple offers received within 2 days of listing, to closing one month after listing — Drew made it happen in 48 hours! 3 other units in my HOA were on the market for 6–10 months. I highly recommend Drew to anyone who wants a true professional realtor for either selling or purchasing in and around the Long Beach Island area.
We can't recommend Drew enough! From day one, Drew was friendly, knowledgeable, and genuinely invested in helping us find the right home. He consistently sent us listings we might be interested in and always gave thoughtful, expert feedback on properties we found. Over the years, he was a constant source of support and insight, and thanks to his patience and dedication, we finally found our perfect home in my childhood vacation spot on LBI. Drew made the entire process feel smooth and low-stress.
We worked with Beau Guarino and could not be happier. This was our first time buying on LBI after vacationing there for years. Beau was so patient, honest, responsive and kind to us. He really knows the LBI real estate market and helped us find a great property that checked all the boxes that we were looking for.
I can't say enough good things about Drew and the Guarino Team! Drew was incredibly knowledgeable, patient and a pleasure to work with. He is with you every step of the way (and for a first time purchaser like myself, that was invaluable). Best in the business!
My family and I used Drew Guarino to purchase our first LBI home and we couldn't be happier. Drew was always super patient and professional throughout the whole process. He also gave us time to think and re-group when it was needed. Drew was always there to pick up the phone and address our concerns. He consistently went above and beyond even after closing! Drew made what could have been a very stressful process go as smoothly as possible.
I would like to give my realtor Drew Guarino of the Guarino Team a 5-star, first class review. Drew was the best realtor that I've ever worked with. He calmly and efficiently resolved a few challenges that arose when selling my home. Drew went above and beyond for every aspect of the process, from the photos and marketing up to our closing last month. I highly recommend the Guarino Team for buying or selling your property.
If you are looking to purchase a home on LBI, then I highly recommend Drew Guarino to be your real estate agent. He is the best and certainly above the rest! Drew will provide you with outstanding customer service, valuable information about housing trends on the island, financial analyses on investment properties, and honest advice. You will never feel as though he is trying to "sell you" on any particular property. Drew treats his relationships with clients as partnerships, not business transactions.
We can't recommend Drew and the Guarino Team enough. He guided us through the process and we were able to buy our home on the island seamlessly. We never had a problem communicating our concerns or getting in contact with him — he was prompt with a response and always put us at ease. We felt like a priority the entire process and even after closing he did not hesitate giving us recommendations or setting us up with a referral. He was wise in his negotiating and we were more than happy with our accepted offer. Top notch professional, so glad to have found him!
The Guarino Team was fantastic to work with. They are very knowledgeable about Long Beach Island, very professional, and very responsive to any questions or concerns we had. We had never been to LBI until our first house hunting trip. Vincent Guarino showed us around with an excellent tour and showed several types of properties to assess our interests and tastes. Drew Guarino recommended specific properties including the one we fell in love with. And Beau Guarino clearly laid out the financials for us. We highly recommend each and every one of the Guarino Team!
Your LBI Story Starts Here
Whether you're searching for your first beach home, looking to sell, or exploring investment opportunities on Long Beach Island — we'd love to be part of the journey.
A Freeman & Co. Member · Long Beach Island, NJ
The Highest Transaction Office on Long Beach Island
In 2026, two of Long Beach Island's most established real estate teams, the Freeman Group and the Guarino Team, joined forces to form Freeman & Company. The merger was built on a shared conviction: that the LBI real estate experience could be redefined through elevated service, deeper financial resources, broader experience, and a more genuine standard of care.
Today, Freeman & Company is the highest-transactioned brokerage on Long Beach Island and, by design, one of the smallest by agent count: a deliberately compact team working from offices in Beach Haven and Harvey Cedars.
The Guarino Team is proud to be a founding part of this firm, and is the highest-transacted buyers team on LBI.*
*Through Q2 2026 · Source: Bright MLS
Your Island. Your Home. Your Team.
