October 2025
An easy-to-digest look at what’s happening in the LBI market — trends, numbers, and what it actually means for buyers and sellers.
September Recap
Get the latest LBI real estate market trends in under 2 minutes with our Market Minute series.
September Recap: New Listings Fall Flat as Buyers Continue to Target Entry-Level Homes
While buyer demand remained strong, only 55 new listings came to market this month — a sharp drop from the 80 listings we saw in September last year. This lighter supply is setting up a competitive fall season, especially at the lower end of the market.
Inventory & Pricing Snapshot
- New listings: 55 (vs. 80 in Sept last year)
- Average price per sq ft (closings): $1,079
- Average price per sq ft (active inventory): $1,227
📊 The $148/sq ft gap between closings and active inventory narrowed this month, helped by multiple properties going under contract at over $1,700 per square foot.
Buyer Activity Remains Focused on Entry-Level
In total, 35 properties went under contract in September. Of those, 27 were priced under $2,895,000 — the current median contracted price — underscoring continued demand for entry-level homes and teardown opportunities. Well-priced homes in these segments are still moving quickly, some in as little as one weekend of showings
Luxury Market Watch
On the high end, 110 W South 34th Street hit the market at $12,499,000. If it closes anywhere near ask, it would become the most expensive residential home ever sold on LBI, marking a potential new benchmark for the island’s luxury market.
🏡 With inventory tightening and buyers showing renewed urgency this fall, well-positioned properties — particularly under $2M — are poised to attract swift attention as the season progresses.
October Outlook
🛒 Buyers: Will October Bring the Surge?
The fall buying season is in full swing — but this year’s dynamics are shifting. September’s new listing gap raised eyebrows, and all eyes are on October to see if the market plays catch-up. Last October, 63 new listings hit the market, giving buyers a fresh wave of opportunity. Will that happen again this year, or is the lower listing trend here to stay?
As of early October, active inventory sits at 132 homes. Historically, inventory tends to rise through mid-October, and then begins to taper off as homeowners begin to cancel their listings and less new homes hit the market. More listings typically bring more opportunities, but competition remains especially fierce in the lower price brackets.
What to Expect by Price Range
$1M–$2M:
Inventory is still limited and demand remains intense. Well-priced homes in this range often generate multiple offers and sometimes last only one weekend of showings before going under contract. Buyers in this tier need to be closely tuned in and ready to get down in time to view properties the moment they hit the market — hesitation can easily mean missing out.
$2M–$3M:
This tier offers a bit more breathing room in terms of overall selection, but that doesn’t mean buyers can afford to wait. Hot properties in this range can move just as quickly. We recently secured a deal on a standout listing that was only shown for a handful of days due to intense interest. In many cases, your window to act may be as short as 3–4 days, making it crucial to stay in touch with the market and be ready to schedule showings right away.
$3M+:
At the upper end, we’re seeing a mix of dynamics. While well-priced luxury properties continue to attract attention and can sell quickly, there’s also a growing pocket of overpriced, aging inventory in this range. It will be interesting to see over the next few weeks whether some of these listings come off the market for the season or begin to adjust their pricing to meet the market. Buyers in this tier may find strategic opportunities if price reductions start to emerge.
Market Dynamics
This time of year, homes priced correctly often go under contract within days. Overpriced listings miss the initial buzz and risk sitting until winter, when price reductions become common or listings are pulled altogether.
The Bottom Line
October serves as the final big push before the market naturally begins to wind down in November. Once we get past mid-fall, new inventory typically slows and many sellers who haven’t found a buyer either adjust their pricing or come off the market until spring. For buyers, that means the next few weeks are a critical window to act strategically.
If new listings rebound like last year, buyers will have more choices — but also more competition. If the listing gap persists, competition will only intensify in the entry-level ranges. Either way, prepared, strategic, and decisive buyers will be in the best position to secure their home before the fall market winds down.
🔑 We also have access to off-market opportunities not found on public sites. We currently have an oceanfront in Beach Haven Terrace and a new construction bayside in Brant Beach. Contact us for more information.
🏠 Sellers: Low Inventory Plays in Your Favor — But the Window Is Closing
The Fall Selling Season is now in full swing — and it moves fast. From now through mid-November, you have a limited window to capture the largest pool of buyers we see all year.
As of early October, there are 132 active listings on the market — a far cry from the 180 we saw last year at this time. While inventory has risen from its summer lows, we’re still operating in a relatively low inventory environment compared to pre-2020 norms. This continues to work in sellers’ favor, as well-priced, well-presented homes are meeting strong demand and often generating quick, competitive offers.
Why Pricing Now is Paramount
- The fall market comes and goes quickly — overpricing early can cost you serious buyer activity.
- Properly priced homes generate immediate attention, often leading to multiple offers.
- Buyers are data-driven: with more comparable listings available, overpriced homes are overlooked.
There is still time to bring a property to market at a fair price and sell quickly. Buyer demand is high across all segments, particularly in the $1M–$2M range, where inventory remains tight and competition is intense. Well-positioned homes are moving swiftly, often within the first weekend of showings.
Aging Listings: Time for Strategic Decisions
For properties that have been sitting on the market, this is a critical moment to reassess strategy. With buyer demand peaking for the year, if your home isn’t moving now, it’s likely significantly overpriced for current market conditions. Sellers should strongly consider price adjustments to re-engage buyers — or temporarily taking the home off the market and regrouping over the winter if a meaningful pricing change isn’t on the table.
The Seasonal Clock is Ticking
Now through Thanksgiving week still offers several solid weeks of strong buyer activity. But once the holiday season kicks off, buyer focus shifts and showing activity typically slows down as travel, family, and seasonal events take priority. This makes October and early November a key window to price strategically and act decisively.
The Bottom Line
The fall market is short, intense, and filled with serious buyers. In a low inventory environment, sellers who price appropriately and present well have a meaningful advantage — often attracting multiple buyers in a short period. For aging listings, honest pricing decisions now can mean the difference between securing a buyer this season or carrying the property into winter.
If you’re thinking about selling or simply exploring your options, now is the time to act. We’re always available to discuss timing, strategy, and the best next steps — feel free to contact us anytime at 609-467-4061 to start the conversation.
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Off-Market Oceanfront Retreat!
💰 This oceanfront duplex produces over $140,000 in yearly rental income, with peak summer weeks bringing in $10,000+ each. 📈 Reach out to us for a full investment analysis and learn how this property performs as both a turnkey rental and long-term asset.
This rare off-market oceanfront duplex is being highlighted exclusively, priced at $2,750,000. Perfectly positioned in Beach Haven Terrace, the property offers sweeping ocean views, private beach access, and a proven rental history. With 6 bedrooms, 2 baths, and 1,728 sq ft across two updated units, it blends turnkey rental appeal with long-term investment potential.
Property Highlights
- 6 bedrooms, 2 bathrooms across 1,728 sq ft of oceanfront living (3 bedrooms, 1 bath per unit)
- Built in 1965, fully gutted and renovated in 2004
- Set on a 3,484 sq ft lot with direct beach access
- Spacious living rooms, dining areas, and kitchens with breakfast bars
- Furniture and household items included in sale
Outdoor & Lifestyle Perks
- Wake up to the sound of waves and enjoy private beach access steps from your door.
- Grill on the first-floor deck or soak up the sun on the second-floor balcony.
- With rental income exceeding $140,000, this duplex offers strong returns as well as a classic LBI lifestyle for multi-generational living or seasonal getaways.
Location
Located in Beach Haven Terrace, this home offers unmatched oceanfront living with walkability to local restaurants, shops, Wawa, and even ice cream spots. A true turnkey property in one of Long Beach Island’s most desirable enclaves.
🏡 Quick Snapshot
| Price | $2,750,000 |
| Bedrooms / Bathrooms | 6 beds, 2 baths (3 BR / 1 BA per unit) |
| Square Footage | 1,728 sq ft |
| Year Built | 1965 (renovated 2004) |
| Lot Size | ~3,484 sq ft |
| Notable Features | Oceanfront duplex, private beach access, covered & open decks, outdoor showers, central A/C, turnkey furnished, rental history exceeding $140,000. |
| Neighborhood | Beach Haven Terrace (Brant Beach) — oceanfront access plus walkability to restaurants, Wawa, and LBI favorites |
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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 LBI 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.
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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.
