AUGUST 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.
July Recap
Get the latest LBI real estate market trends in under 2 minutes with our Market Minute series.
July LBI Market Recap: Strong Start, Softer Finish
Buyer activity rebounded across Long Beach Island in July, with 36 homes going under contract. However, that number doesn’t tell the full story — 24 of those deals occurred in the first half of the month, including 10 in just the first week. The second half of July saw a noticeable slowdown, as many buyers shifted into vacation mode and urgency faded.
Lower-Priced Listings Led the Way
July’s early momentum was driven largely by lower and mid-range homes, where pricing and value aligned. Properties under $2M with strong locations, good condition, or rental upside saw the most action.
Price trends highlight the story:
- Average sold price: $1,898,741
- Average price per square foot (sold): $930
- Average price per square foot (active inventory): $1,212
📉 The $282/sq ft gap highlights the disconnect between what buyers are paying and what many sellers are still asking.
Additional pricing highlights:
- Average sale-to-list ratio: 99.5%
- 4 homes sold over asking, averaging $1.4M
- 15 homes sold under asking
⚠️ Sale-to-list extremes:
- Highest: 138.5% of asking
- Lowest: 89.6% of asking
Inventory Movement
- 52 new listings were added in July
- 15 listings expired, canceled, or withdrawn
- 116 active listings remained at month’s end — a slight increase from 115 in June
A Market of Two Speeds
The divide between market-ready homes and overpriced inventory is becoming more apparent:
- Median days on market (sold): 32
- Average days on market (sold): 48
- Average days on market (active listings): 95
August Outlook
Buyers: Fresh Inventory Awaits
The Fall Buying Season is officially underway, and it’s starting strong—14 new listings hit the market the last week of July alone, giving buyers more options in a picked over inventory.
While buyer activity softened toward the end of last month, demand is expected to pick back up as fresh inventory continues to hit the market. With average days on market at 99, aging properties may offer room for negotiation.
What to Expect:
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More inventory = more options, but also more competition
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Well-priced homes will move fast—be ready to act quickly
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Overpriced homes will likely linger, offering leverage for buyers who are strategic and well-prepared
🔑 We also have access to off-market properties not found on public sites. Contact us to join our buyer list and get early access to exclusive opportunities.
🏠 Sellers: Fall Market Begins — But There’s Still Time to Get Ahead
The Fall Selling Season is officially underway, with 14 new listings hitting the market in the final week of July—many already drawing strong interest from motivated buyers.
If you’re thinking about selling, now is the time to act. Listing in the next week or two allows you to get ahead of the September inventory surge and position your home while buyer demand is already picking up.
Why Listing Now Makes Sense:
Low inventory = less competition
Active buyers are engaging with new listings
You can still enjoy or rent the home while marketing it
Fewer summer showings, but serious buyer interest
The fall market is the busiest of the year, and pricing is everything. Homes that are priced right attract immediate attention—and often result in bidding wars. Overpriced homes, however, are likely to be overlooked—especially as comparable listings give buyers the data they need to walk away.
The Bottom Line:
If your home is well-prepared and priced appropriately, there’s plenty of buyer demand to generate strong offers.
If you’re considering a sale or simply exploring your options, we’re always here to talk through 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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- A Showcase of High-End Craftsmanship
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- Gourmet Chef’s Kitchen
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- Spacious, Elegant Living
With 6 bedrooms, including two luxurious master suites on separate levels, 5 full baths, 2 half baths, and multiple gathering areas, the home is built for effortless entertaining and everyday comfort.
- Smart, Sophisticated Technology
Outfitted with a three-stop elevator, whole-house automation, Nest thermostats, central vacuum with hideaway hose, HDMI wiring, 8 built-in speaker zones, and a 4-camera security system—this home is a tech-lover’s dream.
- Stunning Outdoor Oasis
Step into your private paradise with a 16×30 heated saltwater pool & spa, full outdoor kitchen with granite countertops and beverage center, 82’ of brand-new vinyl bulkhead, private dock, and landscaped yard with bluestone paths, lighting, and irrigation system.
- Unmatched Views & Access
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💰 List Price: $5,450,000
Real Estate Blog
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.
Contact Us
Contact us today at 609-467-1061 to discuss your goals, get personalized insights, and take the next step toward owning your home on Long Beach Island.
