LBI Homes For Sale Guide
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Long Beach Island offers a wide range of properties, from $400,000 one-bedroom condos to luxurious oceanfront estates exceeding $10 million. With a variety of unique towns—each catering to different lifestyles—LBI presents both exciting opportunities and unique challenges for homebuyers.
As local buyer’s agents who specialize exclusively in representing buyers on LBI, we understand how overwhelming it can be to navigate such a dynamic market. That’s why we created this page: to offer you valuable context, local insights, and quick-access tools to help streamline your search.
If you’d like to learn more about any of the information provided or want to explore available properties, we’re here to help. Don’t hesitate to reach out—The Guarino Team is always happy to assist you in finding your ideal home on Long Beach Island. Click here to learn more about our team and services or contact us 609-467-1061.
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LBI Homes for Sale Under $1,000,000
The starting price for a property on Long Beach Island (LBI) is $400,000 for a one-bedroom condo. When looking for a property under $1,000,000 on the island, you’ll primarily find one to three-bedroom condos, townhomes, or units in multi-family homes and on occasion, a single family ranch. It’s important to note that the land value for a 50×100 lot begins at $800,000, therefore, it’s crucial to check if the property is in good condition as often times single families in this price range will be offered primarily for its land value as a teardown property.
LBI Homes for Sale $1,000,000 to $1,499,999
This is the price range for finding a single-family home for sale on LBI. A typical starter home is often an original ranch, raised ranch, Cape Cod, or duplex built between the 1950s and 1970s. These homes may or may not be elevated on pilings or blocks, which affects both the flood risk and the home’s potential future value. It’s also important to consider whether the property is situated on a smaller lot or in a less desirable location, such as along Long Beach Boulevard or adjacent to commercial spaces.
LBI Homes for Sale $1,500,000 to $1,999,999
This price range is a good starting point for finding a raised single-family home for sale on LBI. Options may include a raised ranch, raised Cape Cod, or older contemporary homes built on pilings from the 1980s to early 2000s. Being elevated above the base flood elevation will help minimize your flood risk and reduce your flood insurance premium. In this price range, it is possible to find a move-in-ready home, sometimes even newer, located on the bayside or midblock. However, homes closer to the beach or those with larger lot sizes often tend to be older and may have minimal updates.
LBI Homes for Sale $2,000,000 to $2,999,999
The starting price range for a new construction home on Long Beach Island is typically based on an average size of 2,200 to 2,800 square feet, situated on either an undersized or conforming lot. These homes generally feature a swimming pool and are located either oceanside or bayside. In addition to new constructions, you can also find well-maintained contemporary homes built between the 1990s and 2000s, as well as entry-level waterfront properties, including oceanfront, bayfront, and lagoonfront homes.
LBI Homes for Sale $3,000,000 to $3,999,999
If you are in search of a luxury home for sale on LBI this is the starting price range to consider. You can expect to find larger homes (2,800 sqft or more) that are either new or recently built, situated on conforming 50×100 or oversized lots located oceanside or on the ocean block. These homes typically feature high-end finishes, expansive backyard packages, and, in some cases, water views. Additionally, you can expect to find mid-level and above lagoonfront homes, as well as oceanfront or bayfront properties that do not require major renovations.
LBI Homes for Sale $4,000,000 & up
This category features the majority of luxury homes for sale on LBI. There are a variety of options available, ranging from mid-level oceanfront and bayfront properties to some of the most stunning estates along the entire Jersey Shore. If being waterfront is not a priority, spending between $4,000,000 and $5,000,000 opens up several other possibilities. These homes are located on both the southern end and the private tracts of the northern end of the island. They typically offer over 4,000 square feet of living space, expansive backyards, and, in many cases, water views.
Explore by Town
Towns
Long Beach Island offers various lifestyles to suit every preference.
For simplicity, it is easiest to divide the island into two main sections: the North End and the South End.
The “North End” encompasses all towns north of the bridge, starting with Surf City and extending to Barnegat Light, LBI’s northernmost town. The North End is known for its peaceful and laid-back atmosphere, larger lot sizes, less commercial development, and more greenery. North End towns such as North Beach, Harvey Cedars, and Loveladies feature private lanes, providing the utmost exclusivity found on LBI.
The “South End” starts with Ship Bottom and runs to Holgate, the southernmost town on the island. It is characterized by a higher population density, more commercial space, smaller lot sizes, and a mix of conforming and undersized lots leading to a more eclectic mix of houses.
The island is home to six municipalities: Barnegat Light, Beach Haven, Harvey Cedars, Long Beach Township, Ship Bottom, and Surf City. Long Beach Township includes 15 neighborhoods that are scattered throughout the island. Some neighborhoods may be referred to by specific names in certain situations, such as “Spray Beach” in real estate listings, while they may simply be labeled as part of Long Beach Township in other contexts. We recommend exploring our neighborhood guides, maps, videos, and browsing features to better understand each area. Also, feel free to contact us for help finding the best neighborhood on Long Beach Island for your home purchase.
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Location Categories
When evaluating the location of a home on Long Beach Island, it’s important to consider more than just the town—it’s also about the home’s specific east-to-west positioning. Proximity to the ocean or bay plays a major role in determining a property’s value. In fact, this is often the single most important factor influencing price.
From east to west, the island is generally divided into the following location categories:
- Oceanfronts Homes on LBI: located directly on the Atlantic Ocean. The name says it all!
- Oceanblock Home on LBI: The first block between the beach and the side street. (there are no side streets to cross between the house and the beach)
- Oceanside Homes on LBI: located east of Long Beach Blvd.
- Bayside Homes on LBI: located west of Long Beach Blvd.
- Bayblock Homes on LBI: no streets to cross between the house and the bay. In wider parts of the island, where there is no street between the bayside and the bay, homes within 6 houses of the bay are classified as bay blocks.
- Bayfront Homes on LBI: just the bay between you and the East Coast’s best sunsets!
- Lagoonfront homes on LBI are located directly on a lagoon waterway.
- Midblock Homes on LBI are limited to wider parts of the island, where several side streets divide the bayside. In this case, the block closest to the boulevard is considered a mid-block home.
View all LBI Oceanfront Homes for Sale
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View all LBI Lagoon front Homes for Sale
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Property Type Categories
Single-Family Homes for Sale on LBI
The majority of properties on the island are single-family homes, which typically make up 70% or more of the active real estate inventory.
Multi-Family Homes for Sale on LBI
On average, multi-family residences typically represent less than 10% of the total housing inventory at any given time. The most common configuration for multi-family homes is an up-and-down duplex, which usually features a 2-bedroom, 1-bathroom (2/1) or 3-bedroom, 1-bathroom (3/1) layout on each floor. Additionally, you can find side-by-side multi-family units, and occasionally, triplexes or quadplexes may be available for sale.
Condos for Sale on LBI
Offer the most affordable options for a property on LBI, starting at $400,000 for a studio and $500,000 for a one-bedroom. Several traditional condominium complexes on the island have 10+ units, while many smaller associations comprise four units or less. These are typically found in the form of houses that have been divided into several units. Beach Haven has the most condos out of any town on the island and features oceanfront and bayfront condos.
Land for Sale on LBI
When considering options for buyers looking to build their own homes, it’s important to know that there are various categories to explore. Most of the land available for sale on Long Beach Island consists of older homes rather than vacant plots. This is primarily because it’s common for buyers to purchase these older properties with the intention of demolishing them to build anew. As a result, many older single-family homes may not be listed under the land category, even though their pricing often reflects the potential for teardown and new construction, making it a financially viable option.
The market for purchasing land on Long Beach Island is quite competitive, attracting end users, investors, and builders. This means that many of the most desirable properties may never actually reach the open market. If you’re interested in purchasing land on LBI, please reach out to us. We would be happy to discuss how we can assist you in this process.
New Construction for Sale on LBI
New Construction homes for sale on LBI start from $2,200,000+ for single-family homes.
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One of Long Beach Island’s best-kept secrets — many of the most desirable homes never hit the public market. From quiet pocket listings to exclusive seller networks, LBI has a strong off-market scene that rewards local connections and insider access.
Working with The Guarino Team gives you a front-row seat to these hidden opportunities. If you’re serious about buying on LBI, don’t just rely on what you see online—let us tap you into what’s not listed. Call or text us today at 609-467-1061 to find out about current off-market listings.
The Guarino Real Estate Team
The Island’s Fastest-Growing Real Estate Team, Redefining the Industry Standard
Whether you’re just beginning your search or zeroing in on the perfect property, the next move is connecting with a trusted local expert. With deep knowledge of the Long Beach Island market, The Guarino Team provides everything from accurate property evaluations to expert guidance through offers and negotiations.
We’re here to optimize your home buying process — by combining deep-rooted local expertise, an expansive local network, and an unmatched work ethic with best-in-class technology to enhance home evaluations, return on investment calculations, and negotiation strategies.
Contact Us
Contact us today at 609-467-1061 to discuss your goals, get personalized insights, and take the next step toward owning your dream home on Long Beach Island.
