October Market Recap 📊
see our favorite
properties
Discover where the LBI market and mortgage rates are headed — and don’t miss our favorite active homes of the week in our latest market outlook.
see our favorite
properties
Discover where the LBI market and mortgage rates are headed — and don’t miss our favorite active homes of the week in our latest market outlook.
November Outlook 📊
Buyer’s Outlook
November has historically been the second slowest month of the year for new listings on Long Beach Island. With Thanksgiving on deck, buyers shouldn’t expect much new inventory from now through the end of the month. As of November 12th, there are just 128 active listings, marking another dip in an already tight market.
Typically, we see 5–7 new listings per week during November, but that number usually tapers off sharply as we move closer to Thanksgiving week. Despite it being a slower month, new inventory does continue to appear — and those listings often come with some added motivation to sell, as owners listing at this time of year may not be doing so by choice.
It’s also worth noting that there’s a growing amount of older inventory still on the market. Currently, 43 homes have been listed for more than 100 days. If you see something you like in this group, don’t be discouraged by the current asking price — at this stage, it’s often clear the property is overpriced, and seller expectations may have softened, opening the door for a discounted deal.
For buyers, this stretch can present quiet but meaningful opportunities. With many others shifting their focus to the holidays and away from the island, competition naturally thins out. Staying engaged through late fall and winter could allow buyers to secure their best deal over the next six months — and potentially avoid the bidding wars that often return once the spring market heats up.
Seller Outlook
For sellers, we historically don’t recommend listing this time of year, as buyer demand typically tapers off heading into the holidays. However, in today’s historically low inventory environment, there really isn’t a bad time to list — demand far outweighs supply across nearly every segment.
In some situations, it could make sense to list now, particularly in the under $2M price range, where inventory remains extremely limited and buyer demand continues to outpace supply. Entering the market before the expected Spring listing surge can position your property with less competition and more visibility.
It’s also worth noting that you can “test the waters” over the next 30–45 days and always withdraw your listing if the timing doesn’t feel right. If your property is off the market for more than 90 days, it will reappear as a fresh listing in the MLS this Spring, allowing you to relaunch with renewed interest and momentum.
Every situation is unique, and we’re happy to help you determine whether listing now — or waiting until early Spring — makes the most sense for your goals.
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LBI Inventory Sets a New Record Low Heading Into November
Historically, the Long Beach Island market has always been defined by its Spring selling season. For decades, most new listings would hit between March and May as sellers tried to capture early-summer demand.
Since 2021, however, September and October have consistently outpaced the Spring months — marking a clear seasonal shift that many buyers have come to rely on. But this year, those banking on another strong Fall were left disappointed, as new listings came in well below prior seasons.
Why the slowdown? We can only speculate. The new mansion tax on high-end properties may have discouraged some sellers from listing. Even with the stock market sitting near all-time highs, the luxury segment often moves in sync with investor confidence — when portfolios climb, many owners feel less urgency to sell. Or perhaps this is simply a one-off year, or even a sign that the market may be reverting to its pre-2020 rhythm.
As of early November, there were only 126 active listings across LBI — the lowest number entering November in recorded island history. The next closest low came in 2021 at 164 listings.
With such limited inventory, there’s a real possibility we’ll see listing counts dip into double digits over the winter. If we don’t experience a meaningful Spring rebound, LBI could face the tightest market on record, excluding the initial months of the COVID boom.