LBI Oceanfront Homes for Sale
Search LBI oceanfront homes with the guidance of the island's highest-transacted buyers team
Oceanfront Living
Life on the Front Row
Owning an oceanfront home on Long Beach Island feels like stepping into an entirely different world. With unobstructed Atlantic views, the sound of waves just beyond your deck, and direct access to the beach, oceanfront living offers a level of privacy, serenity, and connection to the shoreline that few other property types can match.
This unique lifestyle, paired with the island's limited supply of true beachfront property, makes oceanfront homes some of the most coveted and highest-priced real estate on LBI. With fewer than 1,000 oceanfront properties spanning the entire island and only a small number available at any given time, demand consistently outpaces supply. As a result, these homes command a premium and remain some of the most valuable and tightly held real estate along the Jersey Shore.
Market Overview
Understanding the Oceanfront Market
Oceanfront is the most specialized and thinly traded segment of the LBI market. Fewer than 1,000 oceanfront properties exist across the entire island, and in a typical year only 30 to 40 of them change hands. At any given moment, buyers typically have between 10 and 25 active oceanfront listings to choose from island-wide, and often fewer.
2025 closed residential oceanfront sales · Source: Bright MLS via the LBI Transactions Database
What Oceanfront Costs on LBI
Most LBI beachfront properties are single-family homes, with pricing typically starting around $2,500,000. Luxury oceanfront homes on LBI generally range from $4,000,000 to $10,000,000+, depending on location, size, and level of new construction or design.
Oceanfront condo options remain limited, but occasionally one will come to market. These typically range from approximately $600,000 for an entry-level one-bedroom to $1,000,000+ for select two- to three-bedroom residences, offering a more accessible path to direct beachfront ownership when available.
Where the Market Is Headed
Oceanfront values have climbed steadily. The median oceanfront sale on LBI has risen from about $2.3 million in 2019 to the $4 million to $5 million range in 2024 and 2025. With roughly three out of four oceanfront purchases now closing in cash, the buyer pool has never been stronger or more decisive. For sellers, that means real leverage. For buyers, it means preparation and speed matter more on the oceanfront than anywhere else on the island.
Current Inventory
What's on the Market
There are 966 oceanfront properties on Long Beach Island, and at any given moment, only a fraction are for sale. Buyers entering this market should expect to find between 10 and 25 active listings at a time, often fewer.
From 2015 through mid-2020, the segment held a relative equilibrium. An average of 72 homes were available at any point, with roughly 115 new listings entering the market each year and 55 closings. It was active, but measured.
That changed almost overnight. The COVID-era buying surge compressed years of demand into a matter of months. By the end of 2020, available inventory had fallen to just 47 homes, a warning sign of what was ahead.
Between 2021 and 2024, the market tightened to levels rarely seen before. Average availability dropped to 27 homes, with 53 listings per year and 40 annual sales. Turnover slowed, prices held firm, and sellers had little urgency to move. The oceanfront tier had effectively become a closed market.
2025 offered no relief. Just 52 oceanfront homes were listed across the entire year, with 31 sales recorded, underscoring how far supply has fallen from historical norms and how competitive conditions remain for serious buyers.
Live inventory, updated in real time
Or see recently sold oceanfronts →Things to Know
What Every Oceanfront Buyer Should Understand
01 · Lot Sizes
Frontage Drives Everything
Across most of Long Beach Island, the standard oceanfront lot measures 50 x 100 feet, meaning 50 feet of ocean frontage and 100 feet of depth. Within that norm, you'll also find variation: smaller 40-foot-wide lots on one end and oversized lots with 60 to 100+ feet of frontage on the other.
The north end of the island operates by different rules. Both Loveladies and North Beach have a standard lot size of 100 x 100 feet, double the frontage found in most LBI towns. That is a primary reason these communities consistently rank among the island's most expensive and desirable.
This matters because ocean frontage is the single most important factor in determining an oceanfront property's value. More frontage means more presence on the beach, greater architectural flexibility, and a meaningfully higher price. When comparing oceanfront homes, the lot dimensions are often just as telling as the home itself.
02 · New Construction & Renovations
CAFRA Decides What You Can Build
Building or expanding an oceanfront home on LBI involves more than satisfying local zoning requirements. Any new construction footprint or significant improvement must also be reviewed and approved under CAFRA, the Coastal Area Facility Review Act, the New Jersey state law that governs development along all beachfront and bayfront properties on the island.
There are limited exceptions. Homeowners may qualify for a permit by rule or avoid full CAFRA review by working within an existing approved footprint. Both paths have conditions, and neither should be assumed without verification.
For buyers evaluating a teardown, this is arguably the most important due diligence item on the list. The CAFRA-approved footprint determines how large a new home can be built, and that allowable size is the single greatest driver of land value on the oceanfront. Two adjacent lots with identical dimensions can carry vastly different price tags depending on what CAFRA has already approved for each.
03 · Insurance
Know the Premium Before You Offer
Insurance is one of the largest annual expenses an oceanfront homeowner on LBI will face, and it's one that catches many buyers off guard. The majority of beachfront properties sit within a VE flood zone, the highest-risk coastal designation, where flood insurance premiums typically range from $200 to $800 per month depending on the property.
Several factors drive that range. Land elevation and base flood elevation (BFE), the height of the lowest living floor relative to the minimum required building height, are among the most significant. Even small differences in elevation between two otherwise comparable homes can produce meaningfully different insurance costs, sometimes by hundreds of dollars per month.
For buyers, this means flood insurance shouldn't be an afterthought. It should be evaluated early, ideally before making an offer. On a beachfront property, the premium isn't just a line item. It's a material part of the true cost of ownership.
04 · Dunes & Views
What the Dunes Give and Take
The protective dune system is what keeps oceanfront homes safe, and it also shapes the experience of living in one. Ground-level rooms often look at dune grass rather than open water, which is why nearly every oceanfront home on LBI is built reverse living, with the main living spaces on the upper floors where the views open up.
Beach access varies from home to home. Some oceanfront properties have private walkway entrances through the dunes, while others rely on the nearest public access point. It's a detail worth confirming early, because a private walkover is both a daily convenience and a real value driver.
The dunes themselves are protected. They can't be trimmed, cut, or crossed outside an approved walkway, and the federal beach replenishment program periodically widens the beach. That protects the property long term, though it can also lengthen the walk to the water.
Oceanfronts as an Investment
Oceanfront homes command the island's highest weekly rental rates and hold their value in even the tightest markets. We come from backgrounds in finance and analytics, and we combine that experience with our deep knowledge of the LBI oceanfront market to give you the complete financial picture, from rental performance and ownership costs to appreciation, financing, and long-term returns, before you commit a dollar.
A complete breakdown of projected annual rental income and every major ownership expense, showing the true yearly cost, or gain, of holding the property.
Cash flow, appreciation, equity growth, and total return modeled across your expected ownership timeline.
Scenario analysis comparing your capital invested in oceanfront real estate against projected stock market returns.
Side-by-side comparisons of specific oceanfronts, financing structures, rental assumptions, and holding periods.
Off-Market Listings
Off-Market Opportunities
Some of the most desirable homes on Long Beach Island never reach the public market. No Zillow alert. No MLS notification. They trade quietly through local relationships, direct outreach, and conversations happening well before a property is formally listed. For buyers relying solely on what they see online, these opportunities can be easy to miss.
Working with The Guarino Team gives you access beyond the public market. We maintain an active network of off-market and pre-market opportunities across LBI, while regularly communicating with homeowners, agents, and builders to uncover properties that may not otherwise be available.
If you're serious about buying on Long Beach Island, your search shouldn't begin and end with what's listed. Tell us what you're looking for, and we'll search the entire market for it, both on and off the MLS.
Questions
Oceanfront FAQ
How much do oceanfront homes cost on Long Beach Island?
Most LBI oceanfront properties are single-family homes, with pricing typically starting around $2,500,000. Luxury oceanfront homes generally range from $4,000,000 to $10,000,000+, depending on location, size, and level of new construction. Oceanfront condos occasionally come to market, typically ranging from about $600,000 for an entry-level one-bedroom to $1,000,000+ for select two- to three-bedroom residences.
How many oceanfront homes are for sale on LBI at any given time?
There are 966 oceanfront properties on Long Beach Island, and only a fraction are ever for sale. Buyers should expect to find between 10 and 25 active oceanfront listings at a time, often fewer. In 2025, just 52 oceanfront homes were listed across the entire year.
Are oceanfront home prices on LBI rising?
Yes. The median oceanfront sale on LBI has risen from about $2.3 million in 2019 to the $4 million to $5 million range in 2024 and 2025, and roughly three out of four oceanfront purchases now close in cash.
How much is flood insurance for an oceanfront home on LBI?
Most LBI beachfront properties sit in a VE flood zone, the highest-risk coastal designation, where flood insurance premiums typically range from $200 to $800 per month. Land elevation and base flood elevation (BFE) are among the biggest drivers, so two comparable homes can carry meaningfully different premiums. We recommend evaluating flood insurance before making an offer.
Can I tear down and rebuild an oceanfront home on LBI?
New construction and significant improvements on the oceanfront must be approved under CAFRA, the New Jersey state law governing coastal development, in addition to local zoning. The CAFRA-approved footprint determines how large a new home can be built, which is the single greatest driver of oceanfront land value. Limited exceptions such as a permit by rule or building within an existing approved footprint may apply, but neither should be assumed without verification.
What is the standard oceanfront lot size on LBI?
Across most of the island, oceanfront lots are 50 x 100 feet, meaning 50 feet of ocean frontage and 100 feet of depth. Smaller 40-foot lots and oversized lots with 60 to 100+ feet of frontage also exist. In Loveladies and North Beach, the standard is 100 x 100 feet, which is a key reason those communities rank among the island's most expensive.
Are LBI oceanfront homes good rental investments?
Oceanfront homes command the island's highest weekly rental rates, with most annual income earned in roughly ten peak summer weeks from late June through Labor Day. The Guarino Team models rental income, ownership costs, financing, and long-term returns for any oceanfront property you're considering.
How do I find off-market oceanfront listings on LBI?
Some of the island's most desirable oceanfront homes trade without ever being publicly listed. The Guarino Team maintains an active network of off-market and pre-market opportunities across LBI. Call or text 609.467.4061 and tell us what you're looking for.
The Guarino Team
LBI's Top-Transacted Buyers Agents
The Guarino Team is a family real estate team at Freeman & Company, Long Beach Island's highest-transacted brokerage. Founded by Vince Guarino and joined by his sons, Drew and Beau, the team pairs a lifetime on the island with a deeply analytical, data-driven approach.
Since 2025, they've represented more buyers in LBI transactions than any other team on the island. And as a family team, they pride themselves on treating every client like family, with honest advice, personal attention, and a commitment that extends well beyond the transaction.
Learn more about the team →
The Highest-Transacted 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-transacted office 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.
