JULY 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.
June Recap
Get the latest LBI real estate market trends in under 2 minutes with our Market Minute series.
June LBI Market Recap: Activity Slows as Summer Kicks Off
After an active May that saw 37 properties go under contract, June brought a noticeable cooldown, with just 28 homes entering contract. This dip was expected as the spring buying season came to a close and many prospective buyers paused their search—especially if they wouldn’t be able to enjoy the home for the summer.
Inventory remained tight, with only 35 new listings coming to market. Combined with 12 expired, withdrawn, or canceled listings, total active inventory declined slightly from 119 to 115.
The average sale-to-list price ratio held steady at 96.2%, but tellingly, no properties sold above asking price. Eight of the 28 sales closed below ask, with the largest discount coming in at just 86% of list.
A Split Market Emerges
We’re seeing clear signs of a split market between well-priced homes and those listed too high:
- Average days to contract dropped from 55 to 49, indicating continued strong demand for homes priced appropriately.
- Meanwhile, average days on market for active listings rose from 94 to 99, showing that overpriced properties are lingering with little urgency from buyers.
July Outlook
Buyers: Opportunity Ahead as Inventory Builds
As July progresses, we typically see the early momentum of the Fall Buying Season begin to take shape. While inventory is currently low, a wave of new listings is expected to hit the market over the next 30–60 days.
That said, there are still valuable opportunities available now—especially among aging inventory. With the average days on market sitting at 99, many properties are well-positioned for negotiation before buyer activity ramps up again.
With the right guidance, buyers can take advantage of this brief window of reduced competition to secure favorable terms—particularly on homes that have lingered on the market.
As inventory grows, so will your options—but competition will increase as well. Once activity picks up, negotiating power may begin to shift back toward sellers. If you’re currently on the sidelines or feeling underwhelmed by what’s available, stay tuned—a wave of new properties is just around the corner.
🔑 We also have access to off-market properties that never hit public websites. Contact us today to get on our buyer list and be among the first to hear about exclusive opportunities as they arise.
Sellers: Small Window of Opportunity Before the Listing Wave Hits
Buying activity tends to pick back up in July—especially later in the month—as this marks the unofficial start of the Fall Buying Season. Historically, a wave of new listings begins in July, peaks in September, and continues through October.
Right now, inventory is at a yearly low, but that won’t last. Listing your home now offers a small but strategic window of opportunity to get ahead of the crowd:
Less competition while inventory remains tight
The potential to secure a post-summer closing
The ability to enjoy or rent your home during peak season
Fewer summer showings while still attracting serious buyers
We’re already seeing a motivated buyer pool early this month—many are vacationing on the island and actively exploring real estate opportunities while here.
That said, timing your sale should always be a case-by-case decision. Our team will help you assess local buyer demand, current competition, and craft a pricing and marketing strategy tailored to your specific property.
📍 17 Butler Rd, High Bar Harbor
A one-of-a-kind home just hit the market in High Bar Harbor — and it’s everything you’d want in a luxury waterfront escape. This brand-new 5-bedroom, 4.5-bath home was built for laid-back coastal living with open bay views, 63 feet of water frontage, and a new dock just a few houses from open water.
You’ll find a Viking kitchen, private master suite, elevator, Sonos speakers, and a heated saltwater pool with spa out back — plus a rooftop deck with unreal views of the bay and Barnegat Lighthouse. The reversed living layout means you’ll catch every sunset from your great room or oversized deck.
Set on a quiet cul-de-sac just minutes from Barnegat Light’s beaches and Viking Village, this home is the total package for boaters, entertainers, or anyone looking for the good life on LBI.
💰 List Price: $3,999,999
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.
